THE LONDON BOROUGH OF HOUNSLOW (HOUNSLOW HIGH STREET QUARTER) COMPULSORY PURCHASE ORDER 2015

Transcription

1 THE LONDON BOROUGH OF HOUNSLOW (HOUNSLOW HIGH STREET QUARTER) COMPULSORY PURCHASE ORDER 2015 SECTION 226(1)(a) OF THE TOWN AND COUNTRY PLANNING ACT 1990 AND SECTION13 OF THE LOCAL GOVERNMENT (MISCELLANEOUS PROVISIONS) ACT 1976 AND THE ACQUISITION OF LAND ACT 1991 ACQUIRING AUTHORITY S CASE: PROOF OF EVIDENCE OF WILLIAM SCOTT ROBINSON

2 CONTENTS 1. QUALIFICATIONS AND EXPERIENCE 2. INTRODUCTION 3. THE DEVELOPER 3.1 Developer 3.2 Barratt Group Structure 3.3 Barratt Developments Plc 3.4 BDW Trading Limited 3.5 Barratt London 3.6 Wilson Bowden Developments Limited 3.7 Barratt London and Wilson Bowden Developments Roles 3.8 Barratt Group Expertise 4. BACKGROUND TO BDW TRADING LIMITED INVOLVEMENT 5. DEVELOPER S RELEVANT EXPERIENCE 6. COMMITMENT TO THE SCHEME AND CAPABILITY TO DELIVER 6.1 Overview 6.2 Grant of Planning Consent and S Market Demand / Agreements for Lease Exchanged and Heads of Terms Agreed 6.4 Design Development 6.5 Overview of Site Assembly 6.6 Development Agreement 7. SOCIAL AND ECONMONIC BENEFITS 8. PROPOSED DEVELOPMENT PROGRAMME 9. SUMMARY AND CONCLUSION Appendix 1 Appendix 2 Appendix 3 Appendix 4 Appendix 5 Cineworld Confirmation of Satisfactory Planning Permission Confirmation of Affordable Housing BDW Trading Limited Confirmation of Satisfactory Planning Condition BDW Trading Limited Confirmation of Satisfactory Ground Condition Development Programme 1

3 1. QUALIFICATIONS AND EXPERIENCE 1.1 My name is WILLIAM SCOTT ROBINSON. 1.2 I have a BSc Honours Degree in Valuation and Estate Management and have been a Member of the Royal Institute of Chartered Surveyors since I have 20 years experience of working as a Chartered Surveyor, with over 17 years experience within a property development company. 1.4 As Development Director for Wilson Bowden Developments Limited ( WBDL ), I am responsible for the delivery of mixed use development projects across the Company s nationwide portfolio. 1.5 I have been a Member of the WBDL Board since I have been the WBDL Development Director responsible for overseeing all aspects of the development process, for the High Street Quarter project, from the outset of the Council s developer procurement process in March 2013 to date. I am therefore familiar with the scheme, its background and the current situation regarding progress towards implementation. 2

4 2. INTRODUCTION 2.1 The purpose of my evidence is to demonstrate BDW Trading Limited s ( BDWTL ) commitment to the delivery of the development underlying the scheme. 2.2 In order for the development to be brought forward and the benefits of the scheme to be realised, a significant number of parcels of land need to be brought into one single ownership. The Council has decided to utilise its compulsory purchase powers to help facilitate the delivery of the development and I recognise that a key consideration of the Secretary of State in considering whether to confirm the Order is whether the necessary resources are likely to be available to achieve the benefits of the scheme in a reasonable timeframe. 2.3 As the acquiring authority s Development Partner, the question as to the availability of resources to deliver the scheme directly relates to the commitment of BDWTL to delivery. In addressing this my evidence will explain: (i) (ii) (iii) (iv) The background to BDWTL s involvement in the High Street Quarter development; Who BDWTL is and our track record, experience and credentials in delivering and bringing forward complex mixed use, town centre regeneration opportunities in partnership with local authorities. The specialist residential and commercial development expertise within Barratt Developments plc ( BD ), which are being utilised to deliver the High Street Quarter scheme. Our commitment and capability to deliver the scheme on site, as set out in the intended development programme. 2.4 My evidence also provides an overview of the strong market demand for both the residential and commercial floorspace being delivered in the High Street Quarter scheme. 2.5 I am an employee of WBDL, a wholly owned subsidiary of BD and can confirm that I have authority to speak on behalf of BDW Trading Limited and Barratt London, also Barratt Group Companies, in my evidence. 2.6 In preparing my evidence I have read and rely upon, the evidence produced by Brendon Walsh, Marilyn Smith, David Conboy, Chris Wieszczycki and Alistair Parker. 3

5 3. THE DEVELOPER 3.1 Developer BDWTL are the company that are named on the Development Agreement with the Council but it is worthwhile me providing some context as to the roles of other companies given that: (i) Barratt London and Wilson Bowden appear regularly as the companies that are undertaking the development, and (ii) the Development Agreement includes a parent company guarantee from Barratt Development s Plc. 3.2 Barratt Group Structure The diagram below summarises the relationship between the companies with further background detail provided below: 3.3 Barratt Developments Plc ( BD ) BD are a FTSE 100 company with a market capitalisation in the region of 5,750 Million. BD are the UK s largest housebuilder and in the year to 30 th June 2015 completed 16,447 new homes. Group revenue for the corresponding year was 3,759 Million with a Profit Before Tax of Million. At year ended 30 th June 2015 Group Net Assets were 3,711.3 Million. 3.4 BDW Trading Limited ( BDWTL ) BDWTL is the principal housebuilding trading company for BD. BDWTL has three main house building trading brands, Barratt Homes, David Wilson Homes and Barratt London. 3.5 Barratt London Barratt London, established as a separate brand in January 2014, demonstrating the Group s commitment to the London market. 4

6 3.6 Wilson Bowden Developments Limited ( WBDL ) WBDL, a wholly owned subsidiary of BD, is the Group s specialist commercial property development arm, with particular expertise in mixed use town centre urban regeneration projects. 3.7 Barratt London and Wilson Bowden Developments Roles The delivery of the development is being brought forward by both Barratt London and WBDL. In a broad division of roles, WBDL are focused on the commercial elements of the scheme and Barratt London the residential elements but this separation is too simplistic and suggests an artificial barrier that in reality relates solely to the marketing of the accommodation only (with WBDL focussed on securing the commercial tenants and Barratt London on the marketing and sale of the residential units). All other matters including the design of the development, securing planning consent, agreeing the terms of the s.106 agreement and the phasing of construction are done on a joint basis with the respective development directors working in collaboration. In essence there is one development team made up of different members reflecting the specialist nature of a true mixed-use scheme with significant amounts of both residential and commercial accommodation. 3.8 Barratt Group Expertise The combined experience of Barratt London and WBDL ensures that the project has an unrivalled level of experience and expertise in bringing forward its delivery and I outline in the next section of my report some of the relevant experience of the companies. 5

7 4. BACKGROUND TO BDWTL INVOLVMENT 4.1 It is worth emphasising that the Hounslow High Street Quarter project was one that BDWTL had to compete for as opposed to an opportunity that has been within our control through existing land ownership. 4.2 The opportunity was one BDWTL had been aware of for some time. BDWTL subsidiary, Barratt London, had delivered the residential component of the Blenheim Centre and the company were aware that phase 2 of the Blenheim Centre development had not progressed. 4.3 The opportunity to be the Council s Development Partner for the High Street Quarter site was first advertised in the Official Journal of the European Union in April A decision was quickly made that this was an opportunity that BDWTL wanted to pursue and that the resources required to advance a competitive bid would be committed. 4.4 This was no small decision for BDWTL. As a developer we are acutely aware that an OJEU procurement process is very formulaic, time consuming and requires the commitment of significant resources from a bidder with the prospect of not being successful. The two-stage negotiated procedure followed by the Council required shortlisted bidders, which were to be no more than four in number, to produce design plans and elevations with supporting information and a financial bid in a prescribed form. 4.5 The pre-set marking criteria was weighted 55% to design, 35% towards financials, 5% in respect of the professional team and 5% on proposed legal terms. The high gearing towards design meant that the early engagement of an architect was required to support the bid, and to this end BDWTL appointed TP Bennett, a wellrespected, award winning architect practice that had a good understanding of the site following their involvement in the design of the Blenheim Centre development. 4.6 In what was an exhaustive process, BDWTL were recommended by the Council s officers and external consultants as preferred developer and this was ratified by the Cabinet in November Following this, legal negotiations followed with the Development Agreement between the parties being signed at MIPIM in March The development is rightly recognised within BDWTL as one of its most significant upcoming developments. It is one that the company is eager to progress with and to this end significant funds have been spent on planning, architectural and property consultants. 6

8 5. DEVELOPER S RELEVANT EXPERIENCE 5.1 BD are one of the few developers who have specialist residential and commercial development companies under one roof. The High Street Quarter development brings together the expertise of Barratt London, residential development specialist and WBDL, commercial development specialist. 5.2 Barratt London are responsible for the residential component of the Development and has extensive experience of delivering residential led mixed use development in London, with a proven track record of delivery for schemes of this nature and scale. Barratt London have delivered over 13,500 new homes across London in the last 10 years and its recent experience includes: a) The Great West Quarter, Brentford: Situated within London Borough of Hounslow (LBOH), we have worked closely with the Council to deliver a major mixed use regeneration project, incorporating 897 residential units including an iconic tower, retail offices and a Novotel Hotel. b) St Andrew s, Bromley-by-Bow: Partnership with GLA on the redevelopment of St Andrews Hospital to deliver 964 new homes, a new health centre, community building and open space. c) Renaissance, Lewisham: A collaboration with London Borough of Lewisham, Renaissance is a mixed use scheme providing 788 homes and a recently opened new leisure centre. d) Fulham Wharf: Joint Venture with Sainsbury s delivering a new Sainsbury s foodstore and 465 apartments. e) Dalston Square: In partnership with the GLA and London Borough of Hackney, Dalston Square was a pioneering regeneration scheme in Dalston Town Centre with 550 new private and affordable homes, shops, restaurants and a new library all centred around the largest public space created in Dalston for a century, a characteristic which is also at the heart of the High Street Quarter scheme. Dalston Square has proved to be the catalyst for further town centre regeneration in Dalston, demonstrating our vision and commitment to working with Councils in supporting the delivery of wider regenerative benefits, of the type envisaged by LBOH. f) In addition Barratt London were responsible for the fit out and sale of the 487 apartments within the Blenheim Centre, which is directly adjacent to the High Street Quarter scheme. 7

9 5.3 The commercial components are at the heart of delivering the Council s vision for the High Street Quarter and therefore, BDWTL are utilising the Group s commercial development specialists, WBDL, who are working together with Barratt London on the commercial components of the Development. WBDL have many years of experience and a solid proven track record of delivering mixed use town centre regeneration projects. WBDL has worked in partnership with many local authorities to bring mixed use town centre development proposals through the statutory planning and compulsory purchase procedures and then on to site and eventual delivery. WBDL are major commercial property developers and have undertaken town centre developments in recent years: a) Eagles Meadow, Wrexham: A mixed use town centre regeneration delivered in partnership with Wrexham County Borough Council. The scheme provides c.400,000 sq. ft. of retail and leisure floorspace including a department store, cinema and 48 residential units. Eagles Meadow extended Wrexham Town Centre s retail and leisure offer, bringing the Odeon Cinema back into the town centre, from its previous out of town location, supporting the delivery of a new bowling alley and a range of family restaurants, of the type envisaged within the High Street Quarter. The delivery team included scheme architect, Chris Wieszczycki, who was responsible for the strong architectural design and is also the architect for the High Street Quarter. The project utilised the mixed used expertise of BD with WBDL and Barratt Homes working together in the same way as explained for the High Street Quarter. b) Regent Court, Royal Leamington Spa: Development at Regent Court, which is located in the conservation area and includes the restoration of the Grade II* Listed Regent Hotel. It also comprises 12,000 sq. ft. of retail and leisure floorspace, together with 132 apartments. c) Jackson s Square, Bishops Stortford: A mixed use town centre regeneration delivered in partnership with East Hertfordshire District Council. Jackson Square provides 100,000 sq. ft. of new retail floorspace in Bishops Stortford town centre, together with 190 residential units and restaurants. d) The Water Gardens, Harlow: a joint venture with Harlow Council and English Partnerships, The Water Gardens delivered a major mixed use regeneration in Harlow Town Centre, including a foodstore, retail, restaurant and leisure accommodation and new Civic Offices. 8

10 e) The Crescent, Hinckley: Joint Venture with Hinckley & Bosworth Borough Council and extensive site assembly supported by CPO. Sainsbury s and Cineworld opened prior to Christmas 2015 at The Crescent, with the balance of the retail and leisure floorspace scheduled to be completed and opened across the first half of

11 6. COMMITMENT TO THE SCHEME AND CAPABILITY TO DELIVER 6.1 Overview To BDWTL Involvement Having identified the High Street Quarter as a priority for a comprehensive redevelopment, the Council sought to procure a development partner. This was pursued by means of an EU-compliant procurement process using the Negotiated Procedure. An OJEU notice advertising the opportunity was placed on 22 April 2013 (with a Prior Information Notice having been posted on 12 March) The Council s procurement process drew strong interest from 9 parties and a shortlist of 4 potential development partners was drawn up by the Council. BDWTL prepared their proposals for the High Street Quarter scheme, guided primarily by the Masterplan and Local Plan. Our proposals were also informed through a detailed analysis of retail, leisure and residential markets in Hounslow to ensure that our scheme was viable, sustainable and complemented the wider Hounslow Town Centre offer The Council selected BDWTL as its preferred development partner at a Cabinet meeting in November A Development Agreement between the parties was completed on 11 March Having been selected the process of detailed design of the scheme commenced in earnest with the Council. Indeed, building on the feedback which the Council itself had received during the selection process, work also began on the relevant surveys from an engineering, environmental and technical point of view. Services were investigated, topographical, elevational and ground surveys were all undertaken. In addition, work progressed in securing a Cinema anchor and following receipt of offers from three parties, our preferred operator, Cineworld, were selected. Legal and title issues were investigated further. Wider consultations also took place with statutory and non-statutory bodies, landowners, local interest groups, the owners of both of Hounslow s major shopping centres, the public and other interested parties, to evolve the proposals. As with all schemes of this scale, the period saw the complex interaction of technical, planning, legal and financial considerations, as the scheme evolved and adapted to ensure the comprehensive set of proposals were capable of meeting the Council s aspirations and policies Following this extensive period of stakeholder consultation and scheme evolution a Planning Application was submitted to LBOH for a comprehensive mixed use redevelopment comprising the following: a) a new multiplex cinema; 10

12 b) 527 high quality apartments including an iconic 27 storey tower, 41% of which is affordable housing; c) 9,830 sq ft (GEA) of new retail, restaurant and café floorspace, complementing the existing offer in Hounslow Town Centre; d) a new town square; e) 513 space basement car park, comprising 250 shopper spaces, reprovision of 100 Blenheim Centre resident spaces already on site and 163 new resident spaces To deliver the comprehensive redevelopment proposals, meeting the objectives of the Local Plan and Masterplan it is necessary to acquire a number of third party interests and together with the Council, we have maintained a dialogue with all landowners in seeking to negotiate the requisite agreements My evidence provides further detail of the progress that has been made in delivering our vision for the High Street Quarter, demonstrating the commitment of BDWTL to the scheme. I have covered the key areas of: a) Planning Consent; b) Market Demand for Residential and Commercial; c) Ongoing Design Development; d) Site Assembly Negotiations My evidence refers to the conditions contained within the Development Agreement and demonstrates the progress made on each and our absolute confidence that they will be satisfactorily met. 6.2 Grant of Planning Consent and S The evidence in the Proofs of Mr Walsh and Ms Smith demonstrates the integral role of the High Street Quarter in the regeneration of Hounslow Town Centre. The evidence demonstrates the planning history and planning policy background, for both the High Street Quarter scheme (formerly part of Key Site 1 ) and the wider Hounslow Town Centre After extensive consultation and evolution of the design, post selection as preferred Development Partner in November 2013, a Planning Application was submitted on 2 nd March The scheme was presented to the Planning Committee at LBOH on 5 th November The Committee Resolved to approve the Planning Application, in accordance with the Planning Officer s recommendation, subject to the conditions set out in the report and addendum report, with amendment to cinema opening hours and subject to Stage 2 referral to the GLA and completion of a satisfactory S

13 6.2.3 The Section 106 Agreement was completed on 8 th February 2016 and the Planning Permission was issued on the same day Evidence presented by others covers in detail, the application process and the contents of the Section 106 Agreement. 6.3 Market Demand / Agreements for Lease Exchanged and Heads of Terms Agreed Hounslow Town Centre currently lacks a multiplex cinema and restaurant offer, with the nearest multiplex cinema being sited roughly 3.5 miles away in Feltham As a consequence, without a cinema anchor, Hounslow Town Centre has a significant under representation of national retail and restaurant operators, by comparison to towns with similar catchment populations Securing a pre-let to a cinema operator, as a key anchor tenant to the Development, is critical to the overall deliverability. Having received offers from three parties, the Developer exchanged an Agreement for Lease with Cineworld in May 2015 for a 10 screen, 2,000 seat Multiplex Cinema The Agreement with Cineworld is subject to fulfilment of the conditions in the Development Agreement with the LBOH (dated 11 March 2014) such that the Development Agreement has become unconditional. There is also a further planning condition, requiring that the planning permission does not contain any onerous conditions and Cineworld have confirmed that the Planning Permission (Ref 00616/F/P19), dated 8 th February 2016 is a Satisfactory Planning Permission for the purposes of the Pre-let Agreement (Appendix 1) Following the exchange of the Agreement for Lease with Cineworld, market testing has confirmed high levels of interest from other national multiple operators and Heads of Terms have been agreed with 4 national restaurant operators and offers received from a further two operators. Operators are habitually reluctant to commit to pre-lettings significantly in advance of opening dates and the level of progress shown above, clearly demonstrates the level of interest and competition for representation within the High Street Quarter, more than 3 years prior to opening. The evidence in the Proof of Mr Parker demonstrates the strong retail and leisure demand from national operators for the High Street Quarter scheme, as designed. Cushman and Wakefield our letting advisors have undertaken initial market testing and have identified in excess of 16,250 sq m (GIA) of potential occupier requirements for the High Street Quarter, against 8,845 sq m (GIA) of consented floorspace, excluding the cinema. 12

14 6.3.6 The need for new homes in London and specifically within the LBOH is evidenced within the Proof of Ms Smith The High Street Quarter will provide 527 new homes, including 216 affordable homes, where an Agreement has been exchanged with L&Q, one of the UK s leading Housing Associations. Confirmation of the exchange of this Agreement is in Appendix Barratt London have a track record of delivery within LBOH, including the sale of the apartments on the adjacent site (Phase 1 of the High Street Quarter), which is known as the Blenheim Centre The strong residential demand in Hounslow Town Centre was further recently evidenced, by the sale of 215 private apartments within 3 hours of release in November 2015, at the nearby Trinity Square development Mr Parker has demonstrated in his evidence that Hounslow s population growth has been the 5 th fastest in the UK and that since the 2008 peak, house prices have risen by 29.5% with expected growth of at least 12% over the next 5 years. In addition, Hounslow remains relatively affordable, with prices currently 25.5% lower than the London average and Hounslow Borough is currently placed as the 12 th most affordable London Borough, as a whole. All these factors serve to reinforce our confidence in the strength and depth of demand for the housing being delivered within the High Street Quarter We have no doubt that there will be very strong demand for the residential component of the scheme and are fully committed to the delivery of new apartments within the High Street Quarter. 6.4 Design Development Following the Planning Committee Resolution on 5 th November 2015, the Developer s consultant team were instructed to progress with the detailed design development, to achieve the anticipated commencement of construction works in February All internal and external design layouts are finalized and the structural, mechanical and electrical and architectural design is progressing and is due to be completed in Autumn The submission of the application for the discharge of pre-commencement planning conditions is programmed for Autumn 2016, with approval before the end of 2016, in accordance with the February 2017 start on site. 13

15 6.5 Overview of Site Assembly The Council have substantial land ownerships within the Order Land, required for delivery of the development The evidence of others describes the efforts made to negotiate land acquisitions and agreements across the site to secure the delivery of the project. Mr Conboy explains the land / properties which are currently owned, which have been acquired and the progress with negotiations As set out in the evidence of others, a clear demonstration of the Council and Developer s commitment is the significant progress, which has been made particularly in relation to the purchase of the Holloway Street, residential properties, the agreement of Heads of Terms and progression of a formal legal agreement with Royal Mail Group, which is expected to be completed and executed prior to the Inquiry and the progressing of legal agreements with Legal and General with the aim of those documents also being finalized ahead of the Inquiry. 6.6 Development Agreement The Development Agreement, completed on 11 th March 2014, is a conditional agreement between LBOH and BDWTL, specifying the respective obligations of the Developer and the Council, with regard to the delivery of the specified development site: Planning Condition We have confirmed to LBOH that the Planning Decision Notice dated 8 th February 2016 and associated Section 106 Agreement, in respect of Planning Application Reference 00616/F/P19 constitutes a Satisfactory Planning Permission, under the terms of the Development Agreement (Appendix 3) Infrastructure Condition The S.106 Agreement identifies the Highway Works to be undertaken within each phase and provides that the appropriate Highways Agreement, either S.278, or, S.38 shall be entered into. We are, therefore, confident that the necessary Infrastructure Agreements (i.e. S.278 and S.38 Adoption Agreements) required to commence, carry out and complete, or, bring into use the Development in accordance with the Satisfactory Planning Permission will be entered into Site Assembly Condition The evidence of Mr Conboy describes the progress made on land acquisitions and agreements to date. The Council and the Developer will continue to progress the acquisition of all 14

16 remaining interests and rights, necessary to facilitate delivery of the Scheme, through private treaty negotiations and any outstanding interests will be acquired following Confirmation of the CPO. We are, therefore, confident that this Condition will be satisfied Highway Order Condition This Condition relates to all appropriate Road and/or Footpath Closures and Road Diversion Orders. The Central Hounslow Area Forum (One of five Area Forums across the Borough and made up of Local Councillors), approved the principle of the stopping up, of the areas necessary in order to enable delivery of the Scheme, on 28 th January The Council are now following the requisite process for the Stopping Up of the Highway under S247 of the Town and Country Planning Act and if required and timescales allow, it is proposed that an Inquiry be presided over by the CPO Inspector. Alternatively, if required a separate Inquiry would be scheduled. We are, therefore, confident of satisfying this Condition Pre-Let Condition - The Condition provides for a Letting Agreement with a Cinema operator and at least 60% of the aggregate Gross Internal Area of the retail and commercial units, excluding the Cinema. The Cinema operator has been secured under an Agreement for lease and the evidence of Mr Parker clearly, demonstrates the strength of demand from occupiers in the restaurant and retail floorspace. We are confident that this condition will be satisfied, or, alternatively the market demand evidenced by Mr Parker, would support us waiving this Condition, as is facilitated under the terms of the Development Agreement Funding Condition Barratt Development s Plc s Report and Accounts for the year ended 30 th June 2014, demonstrate that the Developer has the Financial Resource to meet and pay the Relevant Costs to deliver the Development. The funding strategy intends the development to be funded from Group cash resources, which may be augmented by the addition of external senior debt or institutional funding. As the main trading company of Barratt Development plc, BDWTL has the cash resources and balance sheet to promote and deliver this project and is capable of financing the total development costs. At 30 th June 2015, Group net assets were reported at 3,711.3 Million. We are, therefore, entirely confident that this Condition will be met Viability Condition BDWTL s commitment to the plan-led High Street Quarter scheme has been demonstrated since selection in November 2013, during which time funding for the planning, extensive consultation, pre-letting and various legal processes has been provided. 15

17 Upon selection as the Council s Preferred Development Partner in November 2013, BDWTL established an in-house team, responsible for the delivery of the High Street Quarter, incorporating Head of Development, Development Director, Senior Development Manager, Planning Manager, Operations Director, Projects Director, Commercial Manager and Senior Technical Manager. The in-house team have been fully committed to the delivery of the Scheme, involving significant time resource, demonstrating the Developer s commitment and confidence in delivery of the High Street Quarter. All the funding to date has been provided from the cash resources of BDWTL and the commitment exceeds 2,500,000. This shows BDWTL s commitment to the scheme. We have made this substantial investment of time and resources because we are satisfied that this scheme is and will remain viable Ground Condition BDWTL have confirmed to LBOH that the Ground Condition has been satisfied (Appendix 4) Post Satisfaction of Conditions My evidence has demonstrated the significant progress that has been achieved in satisfying the Conditions Precedent to the Development Agreement and our confidence that the conditionality will be met. Once the Conditions Precedent have all been met there is an obligation on the Developer to build out the whole scheme, in accordance with an Approved Programme and Method Statement, to be approved by the Council. The Developer is then obligated to use all reasonable endeavours to procure the relevant Practical Completion Dates in accordance with the Approved Programme, with an ultimate Longstop Date of 8 years (subject to extensions for events of force majeure) from unconditionality to complete the scheme. I have set out our development programme at Section 8 of this evidence. In the light of my confidence that all the conditions precedent in the Development Agreement will be met and the timescales set out in the programme, I have no doubt that the development will be completed well within the time specified in the Development Agreement. 16

18 7. SOCIAL AND ECONOMIC BENEFITS 7.1 In addition to the substantial regeneration benefits of this scheme to Hounslow Town Centre, the proposal will provide 527 new residential units and include the provision of 41% affordable housing on site. This will make a much needed contribution to housing delivery generally and affordable housing provision in particular within the Borough, providing a high standard of accommodation in a sustainable location with access to high-quality usable, private amenity space for future residents. 7.2 Other socio-economic benefits from the proposals will include the generation of approximately 235 jobs during construction and over 500 jobs once the scheme is in operation, an increase to local spending, and the introduction of areas of landscaped, publicly accessible, open space and private communal amenity space. The proposed development will deliver significant social, community and economic benefits to Hounslow town centre, as well as the wider area, which will help reinforce the town centre as an attractive destination for residents and visitors. 7.3 The substantial benefits flowing from this scheme would be secured through the Section 106 Agreement, which amongst other things, would include obligations on the developer relating to construction training and employment and training contributions. Furthermore, payments of up to 10 million towards the Mayoral and local Community Infrastructure Levy would contribute substantially towards infrastructure improvements within the Borough. 7.4 The High Street Quarter scheme is a long held aspiration of the Council and is critical to the underpinning of the long term vibrancy and vitality of Hounslow Town Centre. We are extremely proud of our proposals and the wider regenerative benefits that they will deliver for the town centre and the wider Borough and we are privileged to have been chosen by the Council as their development partner. 17

19 8. PROPOSED DEVELOPMENT PROGRAMME 8.1 The overall development programme for the delivery of the High Street Quarter Project has been the subject of a detailed Project Execution Plan throughout. Initially, as part of the planning and site assembly process, project management programmes have been updated and used to establish targets and monitor progress. 8.2 Having received the Planning Committee Resolution to approve the application, allied to progress on the site acquisitions / CPO process, the consultant team are instructed to progress the detailed design development and the programme now forecasts clear progress on the scheme towards a start on site in February In order to minimise any objections arising from the CPO procedures, liaison with landowner has continued enabling various agreements and land acquisitions to be secured (other evidence provides a full update on site assembly negotiations). 8.4 Furthermore, to ensure practical delivery, the CPO also includes appropriate delivery provisions relating to over sailing rights and other necessary access provisions, both temporary and permanent. 8.5 The proposed timetable for the delivery of the Development (assuming a confirmed CPO) is: Planning Permission Granted - February 2016 Further Pre Let Agreements - Spring 2016 SoS Decision on CPO - September 2016 Serve GVD s - December 2016 Main Construction Works Commence - February 2017 Cinema Practical Completion - February 2019 Cinema Opening - August 2019 Scheme Completion - September 2020 A detailed programme is included in Appendix 5. 18

20 9. SUMMARY AND CONCLUSION 9.1 My evidence provides an overview of the background and involvement of BDWTL in bringing forward a comprehensive mixed use regeneration scheme in line with the Council s Masterplan and planning policy for the Site. I have explained the specialist residential and commercial expertise of BD, which are being utilised to deliver the High Street Quarter. 9.2 My evidence explains the substantial commitment of financial and personnel resource that the Developer has made through the complex interaction of the consultation, design development, planning, legal and financial inputs and tenant demand, culminating in the grant of planning permission for a high quality scheme capable of delivering the vision and objectives of the Council. 9.3 I have demonstrated the Developer s confidence of delivery and ongoing financial and personnel commitment to the design development process to achieve the programmed start on site in February I have demonstrated that the Development Agreement which sets out the obligations of both the Council and the Developer in respect of delivery of the High Street Quarter, is in place and that the Developer is extremely confident of satisfying all conditions within the longstop dates. 9.5 I have shown through the pre-letting of the Cinema to Cineworld and the progress on the letting of the balance of the commercial floorspace that there is very strong tenant demand for the High Street Quarter. The Developer s confidence in the residential demand is clearly justified. 9.6 I have shown that the Developer has all the necessary experience, competencies and financial means to deliver and that there is a clear timetable for delivering the scheme, subject to confirmation of the Compulsory Purchase and Stopping-Up Orders. 19

21 I, William Scott Robinson, hereby confirms the facts contained within the Proof of Evidence and Appendices are true to the best of my knowledge and belief. 20