Crossrail Property Impact Study

Crossrail
P|cpe|y
|mpcc
Sucy
gva.co.uk
ccce| 2012
B|sncpsgce, Nec|es Sc|cn ||ve|pcc| S
Contents
Execu|ve Summc|y 3
1. |n|ccuc|cn 11
2. /pp|cccn & Mencc 15
3. D||v|ng |c|ces 27
4. ||nc|ngs cy Secc| cnc ||ne Sec|cn 41
5. ne ppc|un||es fc| Deve|cpmen /c|v|y
. Ccnc|uc|ng nemes & C|css|c|| P|cces c wccn 75
Appendices
/ppenc|x 1 |ev|ew cf P|ev|cus P|cpe|y |mpcc Suc|es cf New |c|| |nf|cs|ucu|e
/ppenc|x 2 C|css|c|| Sc|cns Denec Zcnes cf |nuence Mcp
/ppenc|x 3 |es|cen|c| |c|eccss G|cpns
/ppenc|x 4 fce |c|eccss G|cpns
/ppenc|x 5 |ec|| |c|eccs G|cpns
/ppenc|x Deve|cpmen /c|v|y cnc P|cnn|ng Pc||cy
cenncm Ccu| |ccc C|css|c|| Sc|cn
|mcge: De|wen |cnccn
Executive Summary
4
Crossrail Property Impact Study 2012
Executive Summary
Crossrail is among the
most signicant infrastructure
projects ever undertaken
in the UK. From improving
journey times across London,
to easing congestion and
offering better connections,
Crossrail will change the
way people travel around
the capital.
Building the new railway
involves constructing
21km of twin-bore tunnels,
constructing eight new
stations in central London
and Docklands and
upgrading many existing
stations. Stretching from
Maidenhead and Heathrow
in the west, across to
Sheneld and Abbey Wood
in the east, the new railway
covers 118 km of track.
Crossrail services are due to
commence in 2018.
C|css|c||s v|s|cn |s fc| ne p|cjec c p|cy cn cc|ve
cnc c|ccc |c|e |n mcv|ng |cnccn fc|wc|c. /s we||
cs ce||ve||ng c wc||c-c|css |c||wcy nc fcs-|cc|s
ne p|cg|ess cf |cnccn. C|css|c|| w||| c||ve p|cg|ess
cnc |ecve c |cs|ng |egccy |n mcny c|ffe|en
wcys. nese |nc|uce s||||s, emp|cymen, puc||c
c| cnc p|ccu|emen cf mce||c|s, equ|pmen
cnc se|v|ces f|cm cc|css ne dn|ec K|ngccm.
Bu pe|ncps ne mcs |mmec|ce cnc cng|c|e
cenes nc C|css|c|| w||| un|cc| |nc|uce:
ne c|ec|cn cf new sc|cns cnc ccc||cnc|
|c|| ccpcc|y,
Enncnc|ng sc|cns cnc ne|| su||cunc|ng
u|ccn env||cnmens, c||g|nc|ng new cve|-s|e
ceve|cpmen cppc|un||es cccve sc|cns,
e|p|ng gene|ce cnc fccus ceve|cpmen
cnc |nvesmen cc|v|y c|cng ne |cue, cnc
Suppc||ng ne fuu|e eccncm|c g|cwn cf ne
dK, ne|p|ng c mc|nc|n |cnccns scus cs c
g|ccc| c|y.
C|css|c|| |s mc|e ncn c new |c|| ||n|, | w||| ce ne
ccc|ys fc| |egene|c|cn |n |ey |ccc|cns cnc c
c||ve| cf |cnccns eccncm|c g|cwn, |n pc||cu|c|
f|cm c p|cpe|y pe|spec|ve.
Crossrails property impact
Key nc|ngs cf n|s sucy ccve||ng ne pe||cc
2012-2021 c|e:
C|css|c|| |s c||eccy ncv|ng cn |mpcc cn
|nvesmen cec|s|cns. / mcny |ccc|cns
C|css|c|| w||| ce |nuen|c| |n suppc||ng cnc
ccce|e|c|ng new ceve|cpmen.
C|css|c|| ccu|c ne|p c|ece ccc||cnc|
|es|cen|c| cnc ccmme|c|c| vc|ue cf cs
mucn cs 5.5cn c|cng ne |cue ceween
2012 cnc 2021.
C|css|c|| w||| suppc| ne ce||ve|y cf mc|e ncn
57,000 new ncmes cnc 3.25 m||||cn squc|e
me|es cf ccmme|c|c| cfce spcce nc
ncve ceen |cen|ec fc| ceve|cpmen w|n|n
1 |||cme|e cf sc|cns c|cng ne |cue.
Ccmme|c|c| cfce vc|ues c|cunc C|css|c||
sc|cns |n cen|c| |cnccn w||| |nc|ecse cue c
C|css|c|| cve| ne nex ceccce, w|n cn up||f
cf 10 pe| cen |n ccp|c| vc|ue cccve c ||s|ng
ccse||ne p|cjec|cn.
ne|e w||| ce s|gn|ccn |nc|ecses |n |es|cen|c|
ccp|c| vc|ues |mmec|ce|y c|cunc sc|cns |n
cen|c| |cnccn cf scme 25 pe| cen cnc |n ne
sucu|cs cf scme 20 pe| cen [cgc|n cccve ne
||s|ng ccse||ne p|cjec|cn |n ne pe||cc}.
d|ccn |ec|m |mp|cvemens cnc ne
ceve|cpmen cf new scnemes cccve
C|css|c|| sc|cns w||| cc cs c n|gn|y v|s|c|e
cnc cenec|c| c||ve| fc| fu|ne| ceve|cpmen
cc|v|y, ne |nens|cc|cn cf use cnc |n
seve|c| c|ecs, sucn cs |c|||ngccn, s|gn|ccn
cncnge. C|css|c|| w||| ncve c |cnsfc|mc|ve
effec cn ne p|cpe|y mc||e cnc
ceve|cpmen cc|v|y cve| |me.
|cnc Secu|||es, cne cf ne dKs |ecc|ng p|cpe|y
ceve|cpe|s ccns|ce|s nc Crossrail will have
a positive effect in the long-term. It has
already changed our views on development
investment and property acquisitions in areas
along the route. Crossrail is already referred
to and used within marketing material and in
occupier queries. It will reinforce London as a
place to invest, which has got be good.
Executive Summary
The Crossrail Vision
|c|||ngccn C|css|c|| Sc|cn,
Ecse|n |c|e c||
5
Cen|c| S. G||es. Nec|es C|css|c|| Sc|cn:
cenncm Ccu| |ccc
Pccc|ngcn C|css|c|| Sc|cn
cenncm Ccu| |ccc Sc|cn, wese|n |c|e c||
Ccnc|y wnc|f C|css|c|| |cuncn Even
C|css|c|| ncs ne pcen|c| c suppc| new g|cwn cf
c |cnsfc|mc|ve ncu|e |n |ccc|cns nc ncve ceen
ccns|c|nec cy |cnspc| cccess|c|||y cnc ncve seen |cwe|
|eve|s cf new ceve|cpmen cnc cc|spcce |n |ecen yec|s.

Executive Summary
Commercial and
Residential Sectors
C|css|c|| w|||, fc| ne |s |me, p|ccuce c
c||ec ccnnec|cn ceween c|| cf |cnccns
mc|n cus|ness cen|es, ||n||ng ecn|cw
w|n Pccc|ngcn, ne wes Enc, ne C|y cnc
Ccnc|y wnc|f. ne |mp|cvemens |n jcu|ney
|mes, ne quc||y cf pcssenge| expe||ence
cnc ne f|equency cf |c|| se|v|ce p|cv|cec
w||| ncve s|gn|ccn |mpccs cn |cnccns
eccncm|c pe|fc|mcnce cnc new |es|cen|c|
cnc ccmme|c|c| |nvesmen n|cugn c
|cnsfc|mc|cnc| effec cn |ey |ccc|cns c|cng
ne |cue.
/ mcjc| cnc|||c|y cene cf C|css|c|| |s ne
cppc|un|y fc| ccmc|nec |mpccs w|n cne|
|nf|cs|ucu|e cnc ceve|cpmen p|cjecs. n|s
w||| p|cv|ce ccc||cnc| eccncm|c cenes cs
ne cgg|cme|c|cn effecs cf ncv|ng s|gn|ccn
eccncm|c c||ve|s |cccec nec| cne cncne| |s
|||e|y c p|ccuce n|gne| cve|c|| cupus. n|s w||| ce
v|s|c|e c, fc| excmp|e, S|cfc|c wne|e C|css|c||
w||| |ne|fcce w|n |gn Speec 1 c| Cuscm cuse
wne|e ne new sc|cn w||| fc|m pc| cf ne w|ce|
|egene|c|cn cf ne |cyc| Dcc|s.
G|ven ne s|engn cf ex|s|ng cen|c| |cnccn
cfce g|cup|ngs, C|css|c|| |s un|||e|y c c|ece new
mc||es c| mcjc| |ccc|cns cf new cemcnc |n |s
cwn ||gn. Bu | w||| ce |ns|umenc| |n |e|nfc|c|ng
cnc g|cw|ng cfce c|use|s cnc suppc||ng
cccup|e| cemcnc |n escc||snec cfce |ccc|cns.
Mc|nc|n|ng vc|ues |n n|gn vc|ue c|ecs ccn ce
cs |mpc|cn cs |nc|ecs|ng nem |n cne| mc|e
mcces|y p||cec |ccc|cns.
Driving Forces
/ c|s|nc c||v|ng fc|ce cen|nc C|css|c||s cc|||y
c suppc| ceve|cpmen cc|v|y cnc p|cpe|y
mc||e vc|ues |s |nvesmen |n ne exen,
ccngu|c|cn cnc quc||y cf puc||c spcce
|mmec|ce|y c|cunc eccn sc|cn.
/|| cf ne ceve|cpe|s |ne|v|ewec cs pc| cf n|s
sucy ccns|ce| n|s c ce c c|||cc| |equ||emen
|n mcx|m|s|ng ne cenes cf C|css|c||. C|css|c||s
sucscn|c| |nvesmen |n ne w|ce| puc||c |ec|m
c|cunc eccn sc|cn |s seen cs v|c|.
c|en cgene|, ne new sc|cns, ne
ceve|cpmen cccve ne sc|cns cnc ne
p|cnnec u|ccn |ec|m |mp|cvemens ncve ne
pcen|c| c |e-cene C|css|c||s sc|cns cs ce|ng
ne cen|es cf ne ccmmun||es ney se|ve:
c|cc|ve p|cces w|n ene|c|nmen, puc||c c|,
|escu|cns cnc puc||c spcces. P|cces c spenc
|me |n cnc nc jus c pcss n|cugn.
De|wen |cnccn ncve ccnc|ucec nc
environmental enhancements of the public
realm are a trigger for new development
activity when supported by improved
accessibility by Crossrail.
/ncne| c|||cc| |ssue n|gn||gnec cy ceve|cpe|s
|s ne necess|y fc| |ccc| cunc||y p|cnn|ng pc||cy
cnc cec|s|cn-mc||ng c c|ece c ccncuc|ve
env||cnmen nc enccu|cges ne ceve|cpmen
cc|v|y C|css|c|| ncs ne pcen|c| c s|mu|ce.

Approach
ne sucy |s ccsec cn ne fc||cw|ng cpp|cccn:
|ev|ew|ng p|ev|cus |c|| cnc p|cpe|y |mpcc
suc|es c fu||y unce|scnc ne ||n| ceween
ccc||cnc| |cnspc| ccpcc|y cnc ne
csscc|cec g|cwn |n p|cpe|y vc|ues cnc
ceve|cpmen cc|v|y,
Escc||sn|ng c|ec| Zcnes cf |nuence c|cunc
eccn C|css|c|| sc|cn c sncw ne vc|y|ng
|mpcc cn ccmme|c|c| cnc |es|cen|c|
vc|ues cepencen cn wc|||ng |me f|cm ne
sc|cn,
Se|ec|ng cpp|cp||ce p|cpe|y mc||e
|nc|ccc|s c c|ece c ccse||ne vc|ue g|cwn
fc|eccs fc| |nc|v|cuc| sc|cns, |ccc| cunc||y
c|ecs cnc ||ne sec|cn cve|cges fc| ne
cen|c| sec|cn [Pccc|ngcn c Ccnc|y wnc|f},
ne wes sec|cn [Mc|cennecc c /ccn Mc|n
||ne} cnc ne ecs sec|cn [Cuscm cuse c
/ccey wccc cnc S|cfc|c c Snene|c},
|cen|fy|ng ne ccc||cnc| |mpcc fccc|s
nc w||| ce |eecec |n ne p|cpe|y vc|ue
up||f c||cucc|e c C|css|c|| cy |ccc|cn cnc
mc||e secc| |n ne en yec| pe||cc 2012
2021,
/pp|y|ng ne vc|ue up||f fccc|s c ne |ncwn
ceve|cpmen p|pe||ne cnc pcen|c||y
cvc||cc|e |cnc w|n|n ne zcnes cf |nuence
|n c|ce| c es|mce ne cc| ccc||cnc| vc|ue
cnc pcen|c| ceve|cpmen cc|v|y nc
C|css|c|| w||| ne|p un|cc|.
||ve|pcc| S|ee C|css|c|| Sc|cn
7
us|ce ne cen|c| sec|cn, C|css|c|| |s |||e|y c
ncve c ||m|ec |mpcc |n e|ms cf gene|c|ng
ccc||cnc| cemcnc fc| cfce spcce. cweve|,
ne|e |s c se|ecec g|cup cf |ccc|cns wne|e ne
w|ce|, ccnexuc| cncnges cnc s|cng puc||c
secc| |nvesmen cnc pc||cy |mpeus mcy
ccmc|ne w|n C|css|c|| c c|ece c s|gn|ccn
cncnge. nese |ccc|cns |nc|uce Stratford,
Custom House cnc Brentwood.
u|n|ng c ne |ec|| secc|, ne|e |s c||eccy
p|essu|e cn |cc||cnc| c||c|s cnc mc|c| ccsec
|ec||e|s f|cm cn||ne sncpp|ng. n|s p|essu|e |s
nc cn|y c||ven cy p||ce cnc |cnge, cu c|sc cy
se|v|ce cnc expe||se. |gn quc||y cc| |ec||,
ene|c|nmen cnc |e|su|e env||cnmens c|e
ncw scugn cu cy ccnsume|s cnc pe|ncps
mcs c|||cc||y cy ne |ec|| cccup|e|s nc
cenncm Ccu| |ccc C|css|c|| Sc|cn,
Ecse|n |c|e c||
/ c|s|nc c||v|ng fc|ce cffec|ng C|css|c||s cc|||y c suppc|
ceve|cpmen cc|v|y cnc p|cpe|y mc||e vc|ues w||| ce
|nvesmen |n ne quc||y cnc cvc||cc|||y cf puc||c spcce
|mmec|ce|y c|cunc eccn sc|cn
unce|p|n ceve|cpmen. C|css|c|| w||| p|esen
ccn cn cppc|un|y cnc c cnc||enge c mcny
|ec|| |ccc|cns cy |nc|ecs|ng cccess c new
sncpp|ng cen|es cnc cen|c| |cnccn. /c|ve
mcncgemen cf cue| |cnccn cwn cen|es
c|cng ne C|css|c|| |cue w||| ce |equ||ec.
ne un|que eccncm|c cnc|cce||s|cs cnc
g|ccc| pcs||cn cf |cnccn cnc ne scun ecs
w||| ccn|nue s|cng|y c |nuence ne mc||e
fc| |es|cen|c| p|cpe||es. wn||e vc|ues |n ne
|cnccn |es|cen|c| mc||e c|c fc|| cu||ng ne 2008
|ecess|cn, p||ces ncve, |n gene|c|, ccn|nuec
c ||se |n |ecen yec|s c c n|gne| |ce ncn ne
|es cf ne dK. ne |nux cf n|gn|y s||||ec, we||
pc|c wc||e|s f|cm cve|secs w||| ccn|nue c c||ve
p||ce ||ses, pc||cu|c||y |n p||me cnc supe| p||me
|es|cen|c| mc||es. ue| |cnccn cc|cugns cnc
c|ecs ceycnc c ne wes cnc ecs c|e mc|e
cepencen cn ccmes|c eccncm|c ccncence,
c|cwne|c |cnc ccpcc|y cnc |cnspc|
cccess|c|||y. C|css|c|| sc|cns wne|e ne|e c|e
|||e|y c ce c|s|nc c| |c|ge scc|e |mpccs cn ne
|es|cen|c| p|cpe|y mc||e |nc|uce:
Bond Street;
Tottenham Court Road;
Farringdon;
Whitechapel;
Slough;
Hayes & Harlington;
Southall;
Canary Wharf;
Custom House; and
Woolwich.
West Central East
Limited
impact
Reinforcing
directions
Creating
change
Ealing Broadway
Slough
Southall
Canary Wharf
Tottenham Court Road
Whitechapel
Farringdon
Bond Street
Paddington
Liverpool Street
Maidenhead
Hayes & Hartington
Heathrow Airport
Custom House
Woolwich
Abbey Wood
Stratford
West Ealing
Acton Main Line
West Drayton
Langley
Hanwell
Burnham
Taplow
Iver
Romford
Ilford
Shenfield
Brentwood
Seven Kings
Goodmayes
Chadwell Heath
Harold Wood
Forest Gate
Maryland
Gidea Park
Manor Park
Places to Watch
w|n c necc||ne ccc||cnc| effec cn vc|ue cf
scme 5.5 c||||cn fc| ne pe||cc 2012 2021 cs
we|| cs suppc||ng c| |nuenc|ng ne ce||ve|y cf
mc|e ncn 57,000 new ncmes cnc 3.25 m||||cn
squc|e me|es cf ccmme|c|c| cc| spcce w|n|n
1|m cf sc|cns c|cng ne |cue, C|css|c|| ncs ne
pcen|c| c ncve c |cnsfc|mc|ve |mpcc cn ne
p|cpe|y mc||e |n |ey |ccc|cns. nese ccn ce
ccegc||sec cs:
C|ec|ng cncnge wne|e c sucscn|c|
cncnge |n cu||en ceve|cpmen qucn||es
cnc ypes cf |cnc use ccn ce expecec.
|e|nfc|c|ng c||ec|cns wne|e suppc| |s
g|ven c cc|ve, |n-p|cg|ess ceve|cpmen
p|cg|cmmes wn|cn |eec cncng|ng
p|cpe|y vc|ues,
||m|ec |mpcc wne|e |||e cncnge c
ne cu||en ceve|cpmen ccnex ccn ce
expecec.
Bcsec cn n|s cpp|cccn cnc c synnes|s cf ne
cnc|ys|s, | |s pcss|c|e c |cen|fy ne fc||cw|ng
mc||x cf p|cces c wccn.
||fc|c
8
Executive Summary
Central Section Paddington to
Canary Wharf
New, cec|ccec C|css|c|| sc|cns c|cng w|n
cve|-s|e ceve|cpmen p|cjecs, |ep|esen c |u|y
|cnsfc|mc|cnc| cncnge |n ne |eve| cnc quc||y
cf cccess cnc |ne|cncnge n|cugn ne nec| cf
cen|c| |cnccn.
D||ec ccnnec|cns c cen|c| |cnccn f|cm
ne wes cnc ecs, |emcv|ng ne neec c
|ne|cncnge ceween Nc|cnc| |c||, uce c|
cus w||| p|cv|ce c ccc|ys fc| p|cpe|y
ceve|cpmen cc|v|y.
ne fc||cw|ng sc|cn |ccc|cns c|e |cen|ec cs
ncv|ng ne g|eces pcen|c| c ceccme |ey
p|cpe|y ceve|cpmen |ccc|cns w|n s|gn|ccn
pcen|c| fc| cncnge:
Ccnc|y wnc|f p|cv|c|ng ne new |eve|s
cf |cnspc| cccess|c|||y neecec c un|cc|
ccc||cnc| ccmme|c|c| cnc |es|cen|c|
ccpcc|y, cs we|| cs p|cv|c|ng cccess c ne
w|ce| |s|e cf Dcgs,
cenncm Ccu| |ccc ccp|c||s|ng cn ne
|cnsfc|mc|cn cf ne ccec cppec|cnce
cf ne c|ec, ne ccnsc||cc|cn cf |cnc
cwne|sn|ps cnc ne cc|||y c |nens|fy cnc
|e-use s|es fc| ccmme|c|c| |ec||, cfce cnc
|es|cen|c| uses,
wn|ecncpe| c new sc|cn, |mp|cvec
cccess|c|||y cnc ne cvc||cc|||y cf |c|ge
pcen|c| ceve|cpmen s|es w||| suppc| new
cc|v|y, cnc
|c|||ngccn |nc|ecsec cccess|c|||y cnc ne
cc|||y c |ne|cncnge c||ec|y w|n ncmes||n|
w||| cpen up new ccmme|c|c| cfce cnc
|e|cec m|xec use cppc|un||es |nc|uc|ng
|es|cen|c| ceve|cpmen.
West Section Maidenhead to Acton
Main Line
C|css|c||s s|gn|ccn |nvesmen |n sc|cns cs we||
cs ne |mp|cvec jcu|ney |mes cnc suppc||ve
p|cnn|ng pc||c|es p|cmc|ng |es|cen|c|, |ec||
cnc cfce g|cwn w||| suppc| ceve|cpmen cnc
|egene|c|cn |n||c|ves.
ne effec w||| ce g|eces fc| |es|cen|c|
ceve|cpmen. |nne| zcnes cf |nuence, cf up c
500 me|es c|cunc ne sc|cn cnc cfen |n c|cse
p|cx|m|y c ex|s|ng cwn cen|es, c|e |||e|y c see
new cnc enncncec |ec|| cnc |e|su|e p|cv|s|cn cs
pc| cf m|xec-use scnemes.
ne|e c|e c|ec|, cvc||cc|e ceve|cpmen s|es cnc
c|ecs cf unce|-usec |cnc |n cnc c|cunc mcny cf
ne sc|cns, cffe||ng ceve|cpe|s cppc|un||es c
c||ng fc|wc|c cpp|cp||ce scnemes.
|ec|| ceve|cpmen cppc|un||es w||| ce mcs|y
fccusec cn cenec cwn cen|es cs pc| cf
m|xec-use scnemes unce| cu||en p|cnn|ng
pc||c|es.
Deve|cpmen |ccc|cns wne|e ne g|eces
mc||e cc|v|y cnc pcen|c| fc| s|gn|ccn
p|cpe|y cncnge mcy ce suppc|ec cy
C|css|c|| c|e:
wn|ecncpe|
C|css|c|| Sc|cn ||ve|pcc| S|ee |c|||ngccn
Ec||ng B|cccwcy suppc||ng escc||snec
p|cns fc| |e-ceve|cpmen c|cunc ne sc|cn
cnc c|cng ne dxc||cge |ccc cwc|cs wes
Ec||ng,
S|cugn se|v|ng ne escc||snec ec| cf
S|cugn |egene|c|cn p|cg|cmme cnc
|cen|ec ceve|cpmen s|es fc| cwn cen|e,
|es|cen|c| cnc cfce |ep|ccemen, cnc
Scunc|| ||n||ng ne c|s||c cen|e cnc |ccc|
|es|cen|c| c|ecs c cen|c| |cnccn cnc
ccvcnc|ng ceve|cpmen cppc|un||es |n
ne cwn cen|e cnc Scunc|| Gcs wc||s cs c
mcjc| c|cwne|c cppc|un|y.
East Section Custom House to Abbey
Wood and Stratford to Sheneld
ne effec cn jcu|ney |mes, ne cc|||y c mc|e
c||ec jcu|neys |nc ne nec| cf cen|c| |cnccn
cnc ne s|gn|ccn cenes |n e|ms cf |cue
|ne|cncnge w||| c||ve ceve|cpmen mc||e
|ne|es cnc cc|v|y |n C|css|c||s ecse|n sec|cn.
n|s pcen|c| |s |||e|y c ce fccusec p||mc|||y cn
new |es|cen|c| ceve|cpmen, cue c ccn|nuec
|cng-e|m cemcnc fc| new ncus|ng |n ecs
|cnccn, B|enwccc cnc Snene|c. ne|e w||| c|sc
ce |mp|cvec cccess|c|||y cnc |cve| |mes c
emp|cymen cen|es.
Deve|cpmen |ccc|cns wne|e ne g|eces mc||e
cc|v|y cnc pcen|c| fc| s|gn|ccn p|cpe|y
cncnge w||| ce suppc|ec cy C|css|c|| c|e:
Cuscm cuse w|n |s supp|y cf s|gn|ccn
ceve|cpmen cppc|un|y s|es, p|cx|m|y
c ExCe|, |cnccn C|y /||pc|, ne S|emens
cemcns|c|cn fcc|||y cnc ne dn|ve|s|y
cf Ecs |cnccn w||| see C|css|c|| suppc|,
ccce|e|ce cnc enncnce ne w|ce|
|nvesmen p|cg|cmme fc| ne |cyc| Dcc|s,
wcc|w|cn |cnsfc|mc|cnc| cncnge |n ne
|mmec|ce sc|cn c|ec cnc mc|e w|ce|y
|n ne cwn cen|e cue c C|css|c|| cnc ne
jcu|ney |mp|cvemens cffe|ec,
/ccey wccc c |cnsfc|mc|cnc| cncnge,
pc||cu|c||y fc| new |es|cen|c| ceve|cpmen
cs ne new sc|cn cpens up emp|cymen
cppc|un||es, se|v|ces cnc fcc||||es e|sewne|e
c|cng ne C|css|c|| |cue.
Cc||ec|ve|y nese p|cces c wccn c|e wne|e
C|css|c|| ccn ce expecec c ||f vc|ues cnc
ne|efc|e encc|e, suppc| cnc ccvcnce ce||ve|y
cf ncus|ng cnc ccmme|c|c| scnemes. Mcny cf
nese |ccc|cns ncve ceen |cen|ec cs p||c||y
ceve|cpmen |ccc|cns cy cen|c| cnc |cnccn
gcve|nmen, cs we|| cs |ccc| cunc|||es cc|css
ne scun ecs.
Crossrail will boost the economies of London,
the wider south east and, by extension, the UK.
In many locations it will advance longstanding
visions for growth and change.
Bcnc S|ee C|css|c|| Sc|cn, wese|n |c|e c||
S. Jcnns Squc|e, C|e||enwe||. Nec|es C|css|c|| Sc|cn: |c|||ngccn
1. Introduction
12
Overview
C|css|c|| |s cmcng ne mcs s|gn|ccn |nf|cs|ucu|e
p|cjecs eve| unce|c|en |n ne dK. ||cm |mp|cv|ng
jcu|ney |mes cc|css |cnccn, c ecs|ng ccnges|cn
cnc cffe||ng cee| ccnnec|cns, C|css|c|| w|||
cncnge ne wcy pecp|e |cve| c|cunc ne ccp|c|.
Bu||c|ng ne new |c||wcy |nvc|ves ccns|uc|ng 21|m
cf w|n-cc|e unne|s, ccns|uc|ng e|gn new sc|cns
|n cen|c| |cnccn cnc Dcc||cncs cnc ne upg|cce
cf ex|s|ng sc|cns. S|ecn|ng f|cm Mc|cennecc
cnc ecn|cw |n ne wes n|cugn cen|c| |cnccn
cnc cc|css c Snene|c cnc /ccey wccc |n ne
ecs, ne new |c||wcy ccve|s 118 |m cf |cc|.
C|css|c|| se|v|ces c|e cue c ccmmence |n 2018.
C|css|c|| w||| p|cy c v|c| |c|e |n mee|ng |cnccn
cnc ne w|ce| scun ecss |cnspc| neecs, w|n
s|gn|ccn ev|cen cenes c ne eccncmy cnc
c|cc|veness cf |cnccn cs c g|cwn |ccc|cn
cnc fccus fc| |nwc|c |nvesmen.
ne |cnspc| c|ms c|e se cu |n ne Mcyc|s 2010
|cnspc| S|cegy:
Suppc| susc|ncc|e eccncm|c ceve|cpmen
cnc pcpu|c|cn g|cwn cy |nc|ecs|ng
|cnspc| ccpcc|y, |ecuc|ng ccnges|cn cn
ne |cnspc| newc||,
|mp|cve |cnspc| ccnnec|v|y n|cugn
jcu|ney |me scv|ngs, cnc
B||ng w|ce| cenes |nc|uc|ng: enncnc|ng
cccess|c|||y [|nc|uc|ng ncse w|n |es||cec
mcc|||y} ne|ecy |mp|cv|ng pecp|es cccess
c jccs, scncc|s cnc cne| |ccc|cns, |mp|cvec
|cnspc| scfey w|n |ecucec |ccc ccc|cens,
cnc env||cnmenc| |mp|cvemens, |nc|uc|ng c
|ecuc|cn |n C2 em|ss|cns.
ne C|css|c|| p|cjec |nvc|ves ccns|uc|cn cf new
sc|cns [Pccc|ngcn, Bcnc S|ee, cenncm Ccu|
|ccc, |c|||ngccn, ||ve|pcc| S|ee, wn|ecncpe|,
Ccnc|y wnc|f cnc wcc|w|cn} cpen|ng up
new ceve|cpmen s|es |n Cen|c| |cnccn cnc
ceycnc cnc p|cv|c|ng |ne|cncnge w|n |cnccn
dnce|g|cunc, Nc|cnc| |c||, |cnccn ve|g|cunc,
ne Dcc||cncs ||gn |c||wcy cnc |cnccn
Bus se|v|ces.
C|css|c|| |ep|esens ne |c|ges s|ng|e |nc|ecse
|n |cnccns |cnspc| ccpcc|y s|nce ne 140s
cnc w||| p|cv|ce cn |mmec|ce 10% |nc|ecse
|n ne ccpcc|y |n |cnccns |c||-ccsec |cnspc|
sysem. ne quc||y cnc speec cf jcu|neys cc|css
|cnccn f|cm ne wes cnc ne ecs w||| c|sc ce
s|gn|ccn|y enncncec w|n c||ec ecs-wes
cccess cnc ne c||ec ccnnec|cn cf cen|c|
|cnccn sc|cns c ne w|ce| |c|| |cnspc| newc||
w|ncu ne neec fc| |ne|cncnge c ex|s|ng
Nc|cnc| |c|| e|m|n|.
ne |egccy cf C|css|c|| w||| ce fc| |eccn|ng.
ne |nvesmen w||| nc cn|y c|ece new sc|cns
cnc s|gn|ccn ccc||cnc| |c|| ccpcc|y, | w|||
c|sc c||ng fc|wc|c c sucscn|c| enncncemen
c ne pnys|cc| u|ccn env||cnmen c|cunc
eccn cf ne sc|cns c|cng ne |cue, ne|p|ng c
c|ece cnc fccus ceve|cpmen |nvesmen cnc
cc|v|y. Ccup|ec w|n |nc|ecsec cccess|c|||y cnc
ccpcc|y, C|css|c|| w||| ne|p c un|cc| c|ecs cf
unce|-usec |cnc cnc s|es fc| new |nvesmen cnc
ceve|cpmen cs we|| cs p|cmc|ng c w|ce| m|x cf
uses cnc ceve|cpmen cc|v||es |n c w|ce| zcne cf
|nuence c|cunc eccn sc|cn. C|css|c|| w||| ce c
|ue ccc|ys fc| |cnsfc|mc|cn cnc |egene|c|cn.
Purpose
ne pu|pcse cf n|s |epc| |s c unce|scnc ne
p|cpe|y mc||e cenes c||s|ng |n e|ms cf
mc||e cc|v|y, vc|ue up||f cnc ne ceve|cpmen
cppc|un||es nc C|css|c|| w||| c|ece, un|cc|
cnc suppc|.
ne |epc| fc|ms ne ccs|s fc| fuu|e cnc cngc|ng
|ev|ew cs ne ccns|uc|cn cf C|css|c|| ccn|nues
cnc ne p|cpe|y cyncm|cs cf |cnccn cnc ne
w|ce| scun-ecs unfc|c.
Report Structure
|c||cw|ng n|s |n|ccucc|y sec|cn, ne |epc| |s
s|ucu|ec cs fc||cws:
Sec|cn 2 p|cv|ces cn cve|v|ew cf ne
cpp|cccn cnc menccs usec c unce|scnc
cnc mecsu|e ne p|cpe|y cnc ceve|cpmen
effecs cf C|css|c||,
Sec|cn 3 ccns|ce|s ne s|gn|ccn c||v|ng
fc|ces nc unce|p|n ne cncnges C|css|c|| w|||
c||ng cccu |n ne p|cpe|y mc||e,
Sec|cn 4 ses cu ne cnc|ys|s cf fuu|e
mc||e vc|ues. | excm|nes ne effecs cf
C|css|c|| c cce cn ne p|cpe|y mc||e cnc
ccns|ce|s ne |||e|y effecs cs ccns|uc|cn
p|cceecs cnc ne ||ne cpens |n 2018.
Sec|cn 5 |cc|s c ne cppc|un||es fc| new
ceve|cpmen c ccme fc|wc|c cs c |esu| cf
C|css|c||. | ccns|ce|s Cen|c|, wes cnc Ecs
Sec|cns cf ne C|css|c|| |cue cnc excm|nes
ne cnc|cce||s|cs cnc cu||en p|cnn|ng
pc||cy ccs|s nc wcu|c encc|e cnc suppc|
new ceve|cpmen, |nens|cc|cn c| cncnges
cf use. | |cen|es p|cces c wccn |n eccn
1. Introduction
1. Introduction
13
sec|cn cf ne |cue wne|e ceve|cpmen
pcen|c| |s mcs |||e|y c ce |ec||sec,
Sec|cn c|cws cgene| ne nc|ngs cnc
escc||snes ne |ey nemes.
ne |epc| |s suppc|ec cy c s|gn|ccn vc|ume
cf ecnn|cc| cnc|ys|s wn|cn |s summc||sec |n ne
suppc||ng cppenc|ces.
South Bucks
District
Greenwich
LB
Bexley
LB
Slough
Royal Borough of
Windsor & Maidenhead
Redbridge
LB
Brentwood
District
Havering
LB
Barking & Dagenham
LB NewhamLB
Tower HamletsLB
Islington
LB
CofL
Camden
LB
City of
Westminster
LB
H
a
m
m
e
rs
m
ith

&
F
u
lh
a
m
L
B
RB
Kensington
& Chelsea
Ealing
LB
Hillingdon
LB
Taplow
Maidenhead
Burnham
Slough
Langley
Iver
West
Drayton Hayes &
Harlington
Heathrow
Southall
West Ealing
Ealing
Broadway
Paddington
Bond
Street
Tottenham
Court Road
Liverpool
Street
Farringdon
Whitechapel
Canary
Wharf
Custom
House
Abbey
Wood
Stratford
Maryland
Forest
Gate
Manor
Park
Ilford
Seven
Kings
Goodmayes
Chadwell
Heath
Romford
Gidea Park
Harold Wood
Brentwood
Shenfield
Acton
Main Line
Hanwell
October 2012
New station
Surface line
Existing station
Tunnel
Portal (tunnel entrance and exit)
Regional Map
Woolwich
cenncm Ccu| |ccc C|css|c|| Sc|cn, wese|n |c|e c||
2. Approach & Method
1
Summary
n|s sec|cn ses cu ne cpp|cccn cnc mencc
usec c ccns|ce| ne pcen|c| effecs cnc
|mpcc cf C|css|c||s |nvesmen cn ne p|cpe|y
mc||e cnc cppc|un||es fc| ceve|cpmen c|cng
ne |engn cf ne ||ne. ne |ey ccmpcnens cf ne
menccc|cgy c|e:
|ev|ew|ng p|ev|cus |c|| cnc p|cpe|y |mpcc
suc|es c fu||y unce|scnc ne ||n| ceween
ccc||cnc| |cnspc| ccpcc|y cnc ne
csscc|cec g|cwn |n p|cpe|y vc|ues cnc
ceve|cpmen cc|v|y,
Escc||sn|ng c|ec| Zcnes cf |nuence c|cunc
eccn C|css|c|| sc|cn c sncw ne vc|y|ng
|mpcc cn ccmme|c|c| cnc |es|cen|c| vc|ues
cepencen cn wc|||ng |me f|cm ne sc|cn,
Se|ec|ng cpp|cp||ce p|cpe|y mc||e
|nc|ccc|s c c|ece c ccse||ne vc|ue g|cwn
fc|eccs fc| |nc|v|cuc| sc|cns, |ccc| cunc||y
c|ecs cnc ||ne sec|cn cve|cges fc| ne
Cen|c| Sec|cn [Pccc|ngcn c Ccnc|y wnc|f},
ne wes Sec|cn [Mc|cennecc c /ccn Mc|n
||ne} cnc ne Ecs Sec|cn [Cuscm cuse c
/ccey wccc cnc S|cfc|c c Snene|c},
|cen|fy|ng ne ccc||cnc| C|css|c|| |mpcc
fccc|s c |eec ne p|cpe|y vc|ue up||f
c||cucc|e c C|css|c|| cy |ccc|cn cnc mc||e
secc| |n ne en yec| pe||cc 2012 2022,
/pp|y|ng ne vc|ue up||f fccc|s c ne
|ncwn ceve|cpmen p|pe||ne cnc pcen|c|
cvc||cc|e |cnc w|n|n ne zcnes cf |nuence
|n c|ce| c c|||ve c ne cc| ccc||cnc| vc|ue
cnc pcen|c| ceve|cpmen cc|v|y nc
C|css|c|| w||| ne|p un|cc|.
Key Terms and Indicators
ne fc||cw|ng c|e ne |ey e|ms cnc |nc|ccc|s
nc unce|p|n ne sucy.
Crossrail Line Sections
Cen|c| Sec|cn [Pccc|ngcn c Ccnc|y wnc|f}
wes Sec|cn [Mc|cennecc c /ccn cwn}
Ecs Sec|cn [S|cfc|c c Snene|c B|cncn
cnc Cuscm cuse c /ccey wccc B|cncn}
C|css|c|| Sc|cn Zcnes cf |nuence:
- |nne| Zcne cf |nuence: 0 - 500m
c|scnce f|cm sc|cn en|cnce
- ue| Zcne cf |nuence: 0 1000m
- Exencec Zcne cf |nuence: 1,000m
Crossrail Impact Factors
\c|ue dp||f |ccc| [%}: |nc|ecse |n vc|ues
cccve ccse||ne fc|eccss c||cucc|e
c C|css|c||
\c|ue dp||f |ccc| [cn}: |nc|ecse |n vc|ues
cccve ccse||ne fc|eccss c||cucc|e
c C|css|c||
Value Benchmarks
||ne Sec|cn /ve|cge: cve|cge cf |ccc|
cunc||y vc|ue pe|fc|mcnce cc|css ne
|e|evcn ||ne Sec|cn
Mc||e Bencnmc|| - |ccc| /unc||y /ve|cge:
vc|ue cve|cge fc| |ccc| cunc||y c|ec ne
sc|cn |s |cccec |n
Mc||e Bencnmc|| - |ccc| Ccmpc|cc|:
vc|ue cve|cge spc mc||e |ccc|cn nec| c
new sc|cn
wcc|w|cn
17
Why Does Rail Investment
Support the Property Market
and Development Activity
ne|e |s c cccy cf emp|||cc| ev|cence |e|c|ng c
cncnges |n ccmme|c|c| cnc |es|cen|c| p|cpe|y
mc||e vc|ues |esu||ng f|cm |cnspc| |nvesmen.
/ppenc|x 1 ses n|s cu |n g|ece| cec||.
|c|| |nvesmens sucn cs C|css|c|| |esu| |n cncngec
|eve|s cf cccess|c|||y. nese |mp|cvemens c|e
yp|cc||y |eecec |n ne ccs-cene cnc|ys|s
cc|||ec cu p||c| c cny |nvesmen ce|ng mcce.
ne p||nc|pc| cene |s |cve| |me scv|ngs cnc cn
enncncec quc||y cf se|v|ce c ne use|s cf ne
sysem. Emp|cyees cene f|cm c w|ce| |cnge cf
jccs cvc||cc|e cnc ncus|ng cnc|ces w|n|n c g|ven
|cve| |me. Emp|cye|s cene cs ne|| |cccu| mc||e
cccnmen c|ecs ccn ce exencec. C|use||ng
cppc|un||es c||se |n ne mcs cccess|c|e |ccc|cns
g|cw|ng mcu|e eccncm|c secc|s cs c |esu|. ne|e
c|e c|sc |nc|ecsec cccnmen c|ecs fc| c|| ypes
cf se|v|ces cnc fcc||||es |nc|uc|ng |ec|| cnc |e|su|e
fcc||||es. ne enncncec |cnspc| cccess|c|||y
cnc c |c|ge| cccnmen c|ec encs c c||ve
cens|cc|cn cf ceve|cpmen c|cunc |c|| sc|cns
nemse|ves. n|s p|cv|ces ne cppc|un|y fc| mc||e
vc|ue cnc ceve|cpmen cc|v|y |nc|ecses.
/cn|ev|ng ccc||cnc| vc|ue cenes f|cm
new |cnspc| |nf|cs|ucu|e |s, ncweve|, c|sc
cepencen cn cne| fccc|s ce|ng p|esen |n
ne eccncmy, |nc|uc|ng:
Suppc||ve |ccc| eccncm|c ccnc||cns
|e|c|ng c |cccu| cnc p|cpe|y mc||es,
/ suppc||ve p|cnn|ng pc||cy cnc pc|||cc|
env||cnmen nc |s ccncuc|ve c |nwc|c
|nvesmen, cnc
ne cvc||cc|||y cf ccn p||vce cnc puc||c
funcs fc| |nvesmen.
|f nese necessc|y suppc||ng ccnc||cns c|e
p|esen, nen ne |cnspc| |nvesmen |s |||e|y c
|ecc c cn enncncemen |n p|cpe|y vc|ues cnc
ceve|cpmen cc|v|y.
Ev|cence |egc|c|ng ne effec cf |c|| |cnspc|
|nvesmens cn p|cpe|y vc|ues |s c|ccc|y pcs||ve.
ne |epc|ec effecs vc|y cc|css |es|cen|c| cnc
ccmme|c|c| mc||es, ne |mef|cme cve| wn|cn
effecs c|e |ec||sec cnc c|scnce f|cm sc|cns
|ccc|cns. |n mcs ccses cccess c |c|| sysems
c|e vc|uec cy p|cpe|y cwne|s cnc cccup|e|s.
ne|e |s ||m|ec ev|cence nc c|cse p|cx|m|y c
|c|| ncs c negc|ve |mpcc cn p|cpe|y vc|ues.
S G||es |gn S|ee, nec|es C|css|c|| Sc|cn cenncm Ccu| |ccc
18
1
Establishing the Station Zones
of Inuence
Zcnes cf |nuence ||n|ec c c|scnce f|cm
sc|cns ncve ceen escc||snec fc||cw|ng
exens|ve |ev|ew cf cne| suc|es |nc ne p|cpe|y
|mpccs cnc effecs cf |c||wcy |nf|cs|ucu|e
ceve|cpmen. |u|| cec||s cf n|s c|e se cu |n
/ppenc|x 1. n|s |ev|ew suggess |cen|cc|cn
cf c numce| cf zcnes cf |nuence cen|ec cn
ne sc|cn en|cnces w|n c|scnces |e|c|ng c
wc|||ng |mes c cnc f|cm sc|cn en|cnces c
ncmes, wc||p|cces cfces c| sncps.
n|ee Zcnes cf |nuence ncve ceen |cen|ec
cen|ec cn C|css|c|| sc|cn |ccc|cns c|cng ne
|cue. nese c|e sncwn fc| ne wnc|e C|css|c||
|cue cnc |n mc|e cec|| fc| eccn sec|cn cf ne
||ne |n /ppenc|x 2:
|nne| Zcne cf |nuence: 0-500m
ue| Zcne cf |nuence: 500-1000m
Exencec Zcne cf |nuence: 1000m
ne Zcnes cf |nuence |ep|esen |nc|ecs|ng
c|scnce |cc|| f|cm sc|cn en|cnces. | |s
cn|c|pcec nc C|css|c|| w||| ncve cn |cen|cc|e
effec cn p|cpe|y mc||e vc|ues, ceve|cpmen
cc|v|y cyncm|cs cnc pcen|c| c c|cc
p|cpe|y |nvesmen cc|css ne n|ee zcnes
cccve. ne zcnes c|e cenec cs fc||cws.
|nne| Zcne cf |nuence P|ev|cus suc|es
|nc|cce nc c 500m wc|||ng c|scnce
|eecs cn cpp|cx|mce 8-10 m|nue wc||,
cn cccepcc|e wc|||ng |me/c|scnce c
c ccmme|c|c| emp|cymen |ccc|cn. |n
n|s Zcne ccn |es|cen|c| cnc ccmme|c|c|
p|cpe|y effecs cf C|css|c|| c|e cssessec.
ue| Zcne cf |nuence - 500 1000m
c|scnce |s ccns|ce|ec c equce c c 15
m|nue wc|| |me cnc |eecs c |ec||s|c
cnc cccepcc|e wc|||ng |me/c|scnce c
ne sc|cn f|cm c |es|cen|c| p|cpe|y. |n
n|s Zcne, ne fccus |s cn |es|cen|c| effecs.
Ccmme|c|c| vc|ues ceycnc 500m f|cm
C|css|c|| Sc|cns c|e c|fcu| c |sc|ce.
Exencec Zcne cf |nuence ne Exencec
Zcne |ep|esens c w|ce| zcne cf |nuence
ceycnc 1,000m f|cm sc|cns wne|e ne|e |s
|||e|y c ce c cene c ne p|cpe|y mc||e
f|cm c gene|c| |ecuc|cn |n |cve| |me
cnc enncncec |cnspc| cccess|c|||y. n|s
Exencec Zcne vc||es |n c|scnce f|cm eccn
sc|cn. | ncs ceen cee|m|nec cy ne ne
|mp|cvemen |n jcu|ney |mes f|cm c| c
|c|||ngccn sc|cn |n Cen|c| |cnccn nc
|esu|s f|cm ne C|css|c|| se|v|ce.
ne|e w||| ce p|cpe|y, ceve|cpmen cnc cmen|y
effecs |e|cec c C|css|c|| ceycnc nese n|ee
Zcnes cf |nuence. cweve|, ne fccus |s cn
|ccc|cns wne|e |es|cen, emp|cyee, emp|cye|
cnc ceve|cpe| cec|s|cns w||| ce mcs s|cng|y
|nuencec cy p|cx|m|y c nese pc||cu|c| |c||
se|v|ces. Beycnc nese ccuncc||es, c w|ce |cnge
cf fccc|s w||| ccme |nc p|cy. | sncu|c ce ncec
nc nese zcnes c|e cn cnc|y|cc| cc| cnc cc
nc |eec pc||cu|c| pc||cy ces|gnc|cns.
we ncve c|sc |ev|ewec cnc|ys|s cnc ev|cence
|n suppc| cf ne C|css|c|| C||. ne Zcnes cf
|nuence c|e ccmpc|c|e cnc cve||cy w|n ne
cpp|cccn c cnc|ys|s cf |mpcc c|cunc sc|cns
cc|||ec cu cs pc| cf nc sucy. |n n|s ccse
we ncve se c|scnces c c|ec| |ne|vc|s cnc c
ccpu|e ccn cen|c| c|y ccmme|c|c| cnc cue|
|cnccn cnc sucu|ccn |es|cen|c| se|ngs.
20
Selecting Property Market Indicators
c cssess ne effecs cf C|css|c|| c se||es cf |ey
p|cpe|y mc||e ccc ncs ceen cc||cec cnc
cnc|ysec. nese ccc ses fc|m c ccns|sen
|escu|ce fc| ccse||ne ccnc||cns cnc fc|eccss
cnc cnc|ys|s cf C|css|c||s effecs cn nem.
ne ccc ses usec c|cw f|cm scncc|c puc||snec
|nfc|mc|cn scu|ces ccpcc|e cf |ep||cc|cn c c
vc||ey cf gecg|cpn|c scc|es. n|s c||cws cnc|ys|s
cf ne p|cpe|y mc||e cc|css ne wnc|e C|css|c||
|cue cnc |n g|ece| cec|| fc| eccn Sc|cns
Zcnes cf |nuence.
nese scu|ces ncve c|sc ceen usec c escc||sn
w|ce| mc||e cencnmc||s. nese |nc|uce nec|cy
|ccc| ccmpc|cc|s fc| |nc|v|cuc| sc|cns, |ccc|
cunc||y c|ec cve|cges cnc c ||ne sec|cn
cve|cge fc| ne Cen|c| |cnccn, wes cnc
Ecs cc|||cc| ne sc|cn |s |cccec w|n|n. n|s
c||cws |cen|cc|cn cf pc||cu|c| effecs c
sc|cn |ccc|cns.
ne |nc|ccc|s cnc scu|ces c|e se cu ce|cw.
Value Collection Level Source
Market Activity
umber of transactions
ofce, retail
Numce| Sc|cn Zcnes cf |nuence |ccus
Total Floorspace Sqm Sc|cn Zcnes cf |nuence |ccus
Values
Residential Prices Pu|cncse P||ce Sc|cn Zcnes cf |nuence M |cnc |eg|s|y
Commercial Rents /sqm Sc|cn Zcnes cf |nuence |ccus
Rateable Values /sqm Supe| upu /|ec \/
Development Capacity
Existing Provision Sqm Supe| upu /|ec \/
Vacant Floorspace Sqm Sc|cn Zcne cf |nuence |ccus
Browneld Land / Sc|cn Zcne cf |nuence G|/, N|dD
Development Context
Permitted and Completed
Developments
Numce| Sc|cn Zcne cf |nuence
|cnccn Deve|cpmen
Dccccse Bc|cugn
/nnuc| Mcn|c||ng |epc|s
Planning Targets Sqm [cfce cnc |ec||}
umber residential Sc|cn Zcne cf |nuence Bc|cugn / D|s||c P|cns
Accessibility
Public Transport
Accessibility Levels PTAL
P/| Scc|e Sc|cn Zcne cf |nuence f|
Alternative Services
and ourney Time
Improvement
Numce| Sc|cn Zcne cf |nuence f|/Nc|cnc| |c||/C|css|c||
B|sncps Squc|e, nec|es C|css|c|| Sc|cn ||ve|pcc| S|ee
21
Crossrail Impact Factors
n|s Sucy see|s c unce|scnc ne |mpccs cnc
cenes C|css|c|| w||| ncve cn ne p|cpe|y mc||e
c, c| c|cse c, ne sc|cns cs we|| cs ne w|ce|
|egene|c|ve |mpcc. ne cpp|cccn |s ccsec cn
qucn|fy|ng ne pcen|c| ccc||cnc| |mpcc cn
mc||e vc|ue cnc pe|fc|mcnce cve| cnc cccve
ex|s|ng |cnccn c| Scun Ecs fc|eccss.
ne|e |s c p|enc|c cf ccccem|c |esec|cn suc|es
wn|cn cssess ne p|cpe|y mc||e |mpccs cf mcjc|
|c|| scnemes cc|css Eu|cpe cnc ne dn|ec Sces.
wn||e eccn |c|| scneme |s un|que, nese suc|es
cc p|cv|ce c ccs|s fc| unce|scnc|ng ne
pcen|c| p|cpe|y effecs nc C|css|c|| mcy
c||ng. |mpc|cn|y ney p|cv|ce gu|ccnce cn
ccc||cnc||y mu||p||e|s nc ccn ce cpp||ec c
n|s ccc cnc|ys|s ncs ceen en||cnec n|cugn |ns|gns
cnc |ne|||gence gcne|ec f|cm exens|ve |ev|ew
cf w|ce| p|cpe|y mc||e |enc |nfc|mc|cn cnc
|ne|v|ews w|n sen|c| ceve|cpmen |ncus|y gu|es
cc|ve |n ne |cnccn cnc Scun Ecs mc||es.
Property Market Conditions
and Forecasts
ne|e c|e c numce| cf p|cpe|y mc||e fc|eccss
cvc||cc|e cssess|ng ne |cng e|m p|cspecs fc|
p|cpe|y vc|ues cc|css |cnccn cnc ne scun-
ecs cf Eng|cnc. wn||s eccn fc|eccs u|||ses c
cespc|e mencc, c|| c|cw cn c w|ce |cnge cf
fccc|s nc c|e [c| w|||} |nuence ne mc||e.
|ccc|s |nc|uce mc||e ccncence, p|cpe|y
ypes cnc p|ccucs cnc w|ce| eccncm|c
fccc|s [sucn cs ne cvc||cc|||y cf c|ec|}. Scme
c|sc fccc| |n mcjc| |nf|cs|ucu|e upg|cces
sucn cs C|css|c||.
|c| ccmme|c|c| cfce cnc |ec|| p|cpe|y ne
ccc usec |s c|cwn f|cm \/, |ccus, NS, |PD
cnc |ec| Esce |c|eccs|ng ||m|ec.
w|n |espec c |es|cen|c| ne |cnccn-w|ce
fc|eccs usec cs ne ccse, n|s |s c|en f|cm
Kn|gn ||cn| cs pc| cf |s |es|cen|c| |esec|cn
p|cg|cmme, [uc|e| 4 2011}. ne Kn|gn ||cn|
3

fc|eccs ncs ceen se|ecec g|ven |s |eccgn||cn
w|n|n ne |ncus|y cs c |ccus cssessmen cf
fuu|e pe|fc|mcnce. ne |nc|ccc|s usec ne|e c
escc||sn ne fc|eccs cc nc exp||c||y ccns|ce|
|nf|cs|ucu|e upg|cces. n|s c||cws ne |mpcc cf
C|css|c||s c ce cssessec cgc|ns n|s ccse||ne.
ccse||ne fc|eccss. / summc|y |ev|ew cf s|m||c|
p|ev|cus suc|es |s se cu |n /ppenc|x 1.
Bcsec cn ne ccccem|c |esec|cn [c fu||
|efe|ence ||s |s cppencec c n|s |epc|} cnc
cu| cwn unce|scnc|ng cf ne |cnccn cnc Scun
Ecs p|cpe|y mc||e c se cf ccc||cnc| |mpcc
mu||p||e|s ncve ceen escc||snec nc ccn ce
cpp||ec cc|css Cen|c|, wes cnc Ecs sec|cns
cf ne C|css|c|| ||ne cnc fc| c|ffe|en p|cpe|y
ypes. nese p|cv|ce ne ccc||cnc| vc|ue up||f
fccc|s nc ccn ce cpp||ec c ccse||ne fc|eccss
cy p|cpe|y ype, sc|cn |ccc|cns cnc c|ccc
C|css|c|| ||ne Sec|cns fc| Ccp|c| cnc |enc|
\c|ues, up c cnc nen ceycnc 2017.
ne vc|ue up||f fccc|s |ep|esen ne ccc||cnc|
cncnge cue c C|css|c||s ccns|uc|cn cnc
cpe|c|cn.
3
Kn|gn ||cn| fc|eccs|ng menccc|cgy ccn ce fcunc |n dK cus|ng
Mc||e |c|eccs, Kn|gn ||cn|, 4 2011
cenncm Ccu| |ccc C|css|c|| Sc|cn, wese|n |c|e c||
22
ne |esu||ng |mpcc |s ce||vec f|cm ne ccse||ne fc|eccss cnc ccc||cnc| cnnuc| C|css|c|| up||f fccc|s. ney sncw ne qucnum cnc c||ec|cn cf |||e|y
cncnge. ne vc|ue up||f fccc|s c|e ccsec cn c p|cjec|cn f|cm ne cu||en yec| [2012} cnc |eec ne eccncm|c g|cwn pcs||cn cf ne dK cnc ne
|cnccn cnc w|ce| Scun Ecs c|ec cs fc| cs |s p|cc|cc|.
A: Crossrail Additional Annual Change
to Baseline 2012 to 2017
B: Crossrail Additional Annual Change
to Baseline 2018+:
C: Crossrail Cumulative Change to
Baseline 2012 to 2022
4
Ccp|c| vc|ue ccc |s c|cwn f|cm Expe||cn ccc, June 2012
Central Capital Value
4
Rental Value
Residential 3.0% 1.5%
Ofce 2.5% 1.0%
West Capital Value Rental Level
Ofce 0% 0.5%
East Capital Value Rental Value
Ofce 0% 0.5%
Central Capital Value
5
Rental Value
Residential 35 % 17.5%
Ofce 27.5% 15 %
Residential 27.5% 15 %
Ofce 2.5% 5 %
Residential 27.5% 15 %
Ofce 0.5% 5 %
Central Capital Value Rental Value
Ofce 3.0% 2.0%
Ofce 0.5% 0.5%
Ofce 0.5% 0.5%
23
ne cuccme |ep|esens es|mces cf fuu|e
mc||e vc|ue ccnc||cns cnc p|cv|ces c ccs|s c
ccmpc|e effecs cc|css ne sc|cns c ce se|vec
cy C|css|c||. ney c|e se cu cn cn cnnuc| ccs|s
cnc c|e ccns|ce|ec c ncve we|gn cve| c en
yec| pe||cc 2012 2021, ceycnc wn|cn ne
cpen|ng cnc cpe|c|cn cf C|css|c|| w||| ce fu||y
escc||snec, cnc ne ccc||cnc| vc|ue effec cf ne
new |nf|cs|ucu|e |s fu||y p||cec |nc vc|ue. |esu|s
c|e nc |nencec c p|cv|ce |me spec|c c|
cen||ve fc|eccss fc| |nc|v|cuc| sc|cn |ccc|cns.
Construction and Operation Phases
| |s c|sc cssumec, ccsec cn p|ev|cus
ccmpc|c|ve suc|es nc ne effecs cnc |mpcc
cf C|css|c|| cn p|cpe|y vc|ue cnc cc|v|y w||| ce
fe| |n wc p||nc|pc| seps |eec|ng mc||e cnc
|nc|v|cuc| pe|cep|cns cf ne p|cg|ess cwc|cs
ne cpen|ng cnc cpe|c|cn cf ne ||ne:
Current day and Construction Period: 2012
2017 cu||ng ne ||nes ccns|uc|cn cnc es|ng
pe||cc cs | ceccmes cppc|en c ne puc||c cnc
p|cpe|y ceve|cpmen/|nvesmen |ncus|y nc
C|css|c||s ccns|uc|cn |s |n p|cg|ess cnc nc |s
cpe|c|cn w||| ceccme c |ec||y, cnc
Opening and Operation: 2018 2022 cu||ng
ne cpe|c|cnc| pncse. ne effec cf C|css|c||
cn p|cpe|y vc|ues cnc ceve|cpmen cc|v|y
w||| ce |nc|ecsec |mmec|ce|y p||c| c cnc
fc| ne nex ve yec|s fc||cw|ng |s cpen|ng cs
|nc|v|cuc|s cnc cus|nesses fu||y |eccgn|se cnc
pe|ce|ve ne s|gn|ccn |cnspc| cccess|c|||y
cnc quc||y cenes csscc|cec w|n ne new
||ne, ne ceve|cpmen cf new sc|cns cnc ne
enncncemen cf cne|s c|cng ne |cue.
Planning Context
ne ccc||cnc| |mpcc vc|ues c|e c|| ccsec cn
cn cssump|cn cf c suppc||ve p|cnn|ng pc||cy
cnc scc|e |egu|cc|y |eg|me ccn|nu|ng c ce
|n fc|ce cu||ng ne ccns|uc|cn cnc cpe|c|cnc|
pncses cf C|css|c||. ne ccn|nu|ng, pcs||ve cnc
suppc||ve ceve|cpmen env||cnmen c|ecec
n|cugn ne cccpec |cnccn P|cn cnc |nc|v|cuc|
Bc|cugn cnc D|s||c |ccc| P|cns [c| |D|s} |s c|||cc|
c ceve|cpmen cc|v|y cnc c enccu|cg|ng
|nvesmen |n ne p|cpe|y mc||e.
Strategic Market Role of Station
Locations and Uplift Factors
|n |cen|fy|ng cnc cpp|y|ng ne |eve| cf vc|ue
cncnge, ne pce|n cnc exen cf nc cncnge
fc| ccp|c| vc|ues cnc |enc| vc|ues w||| ce |e|cec
c ne |ccc|cn cf |nc|v|cuc| C|css|c|| Sc|cn
|ccc|cns cn ne ||ne cs fc||cws:
Central City Ofce ccsc|ue cemcnc fc| cnc
c|e-up cf cfce cc|spcce w||| ce g|eces
w|n|n ne C|css|c|| Cen|c| ||ne Sec|cn cnc
|nc|uc|ng c Ccnc|y wnc|f g|ven ne |ne|nc|cnc|
|c|e cnc escc||snec scc|e cf nese mc||es,
c|cng w|n ex|s|ng p|pe||ne cnc cu||en cemcnc
cnc|cce||s|cs cf ncse |ccc|cns.
/s c |esu|, ccmme|c|c| vc|ues c|e expecec c
ce sucjec c g|ece| cnnuc| pcs||ve cncnge
|n ne Cen|c| Sec|cn cf ne C|css|c|| ||ne
[Pccc|ngcn c wn|ecncpe| cnc Ccnc|y wnc|f}.
n|s |s |eecec |n ne n|gne| ccc||cnc| vc|ue
up||f fccc|s cccve.
Outer London Ofce ne cue| |cnccn cnc
w|ce| Scun Ecs mc||es |n ne wes cnc Ecs
sec|cns cf ne |cue C|css|c|| w||| |un n|cugn c|e
s|gn|ccn|y c|ffe|en |n scc|e cnc ncve |cwe|
cemcnc cnc c|e-up |eve|s. n|s |s c |cng-e|m
|enc nc ncs seen cfce mc||es |n cue| |cnccn,
cnc ceycnc s|cw |n e|ms cf vc|ues cnc c|e-up
|n |ecen yec|s. ne G|/s 200 |cnccn fce
Pc||cy |ev|ew ccnc|ucec nc ne cue| |cnccn
cfce mc||e ncs ceen scgncn, cnc |n scme
ccses |n cec||ne, fc| mcny yec|s ncw. |ecen
|ne|v|ews w|n p|cpe|y ceve|cpe|s cs pc| cf n|s
sucy ncve encc|sec n|s v|ew. ne p|cspecs fc|
pcs||ve cncnge |n cemcnc cnc vc|ues mcy ce
mc|e muec |n cue| |cnccn cfce |ccc|cns sucn
Ec||ng, ||fc|c cnc |cmfc|c. n|s |s |eecec |n |cwe|
ccc||cnc| |mpcc up||f fccc|s.
Residential cemcnc fc| |es|cen|c| un|s w|||
ce mc|e even|y sp|ecc c|cng ne C|css|c|| ||ne
|eec|ng ne c|ve|s|y cf ncus|ng mc||es c|cng
ne |engn cf ne ||ne. Demcnc fc| n|gn cens|y,
n|gn vc|ue cen|c| c|y scc| cnc |cwe| cens|y
sucu|ccn scc| |s |||e|y c |emc|n s|cng g|ven
C|css|c|| w||| suppc| |es|cen|c| ceve|cpmen |n
ne Cen|c| Sec|cn cs we|| cs c|cunc ne sc|cns
cn ne wes cnc Ecs sec|cns cf ne ||ne. /
mc|e un|fc|m g|cwn |n |enc| vc|ue |s ne|efc|e
p|cpcsec fc| |es|cen|c| ceve|cpmen.
24
Diminishing Impact with Distance
from Stations
Dec|ez|cn e c| [2004} |eccgn|se nc p|cpe|y
mc||e |mpccs cf cny |c|| scneme c|m|n|sn |n
|nuence, ne fu|ne| p|cpe|y |s |cccec f|cm ne
Sc|cn. ney |cen|ec c c|m|n|sn|ng [c| |nve|se}
ncn-||nec| |e|c|cnsn|p ceween p||ce cnc c|scnce:
Retail |ec|| ceve|cpmen cc|v|y |s sucjec c
s||c p|cnn|ng ccn|c|s |n e|ms cf ne |ccc|cn
cnc |eve|s cf new cc|spcce nc ccn ce
p|cv|cec. ne |cnccn P|cn cnc ne |nc|v|cuc|
cc|cugn/c|s||c Deve|cpmen P|cns c|| |cen|fy
cnc p|cec c n|e|c|cny cf cwn cen|es nc
se|ve c escc||sn wne|e |ec|| cc|v||es w|||
p||nc|pc||y cccu|. |uu|e |ec|| cc|v|y |s |||e|y
ne|efc|e c ce fccusec cn ne ex|s|ng, cenec
cwn Cen|es cs ne p||nc|pc| |ccc|cns wne|e
C|css|c|| w||| ncve c cenec|c| effec.
ne cenes cf |nc|ecsec cnc c||ec cccess,
|ecucec jcu|ney |mes cnc ne |cue cf ne ||ne
n|cugn mcny cf |cnccns p||mc|y ccmpc||scn
|ec|| sncpp|ng |ccc|cns cnc Me|cpc||cn cnc
Mcjc| cwn Cen|es w||| cc c fccus sncpp|ng
fccfc|| g|cwn |nc ncse escc||snec cen|es. New
|es|cen|c| ceve|cpmens suppc|ec cy C|css|c||
mcy ncweve| se|ve c enccu|cge ccc||cnc|
ccnven|ence |ec|| cemcnc |n cne| cen|es
wne|e ne|e |s c C|css|c|| sc|cn.
Deccy |ces c|e |mpc|cn g|ven ne cue|
Exencec Zcnes cf |nuence |cen|ec,
pc||cu|c||y fc| wes cnc Ecs sec|cns cus|ce
Cen|c| |cnccn. ne cue| exens cf nese Zcnes
ccn exenc cve| c ccns|ce|cc|e gecg|cpn|c
c|scnce f|cm ne sc|cn |ccc|cn.
Bcsec cn ne nc|ngs cf ne ccccem|c suc|es
cnc c es|mce ne |mpcc cf nese c|m|n|sn|ng
effecs cc|css ne Exencec Zcne cf |nuence, c
|ce cf vc|ue ceccy ncs ceen cpp||ec fc| eccn,
ccsec cn |s s|ze cnc ne fc||cw|ng es|mces:
Residential fc| eve|y 250m c|scnce f|cm
ne Sc|cn en|cnce ne|e w||| ce c cec|ecse
|n p||ces c| |mpcc cf 1.% cf ne ccc||cnc|
p|cpe|y vc|ue |nc|ecse,
Commercial fc| eve|y 250m c|scnce f|cm
ne Sc|cn en|cnce ne|e w||| ce c cec|ecse
|n p||ces c| |mpcc cf 4.8% cf ne ccc||cnc|
p|cpe|y vc|ue |nc|ecse.
ne scc|e cf ceccy cve| c|scnce fc| ccmme|c|c|
p|cpe|y |eecs ne ec|||e| cssessmen nc C|css|c||
effecs w||| ce mcs |cen|cc|e w|n|n 500m cf
ne Sc|cn en|cnce [ne |nne| Zcne cf |nuence}.
/s sucn, |nc|ecsec ccmme|c|c| vc|ues c|e nc
mcce||ec cus|ce cf ne |nne| Zcne cf |nuence
c|cunc eccn C|css|c|| Sc|cn |n n|s menccc|cgy.
|c| |es|cen|c| p|cpe|y p||ces, c ccns|sen |ce
cf vc|ue |nc|ecse [cs cu||nec |n ne cc|es
cccve} |s usec w|n|n ne |nne| cnc ue| Zcnes
cf |nuence [up c 1000m f|cm ne Sc|cn
en|cnce}. cweve| c ne Exencec Zcne cf
|nuence [1000m } ne ceccy |n ccc||cnc|
C|css|c|| vc|ue up||f |s |ecucec fc| fc|eccs ncuse
p||ces cy 1.% c 250m |ne|vc|s un|| p||ces
|eu|n c ne |cnccn-w|ce |enc, c| ne ccuncc|y
cf ne cue| Exencec Zcne cf |nuence |s
Scu|ce: Dec|ez|cn e c|, 2004
D|scnce
|en
|cmfc|c C|css|c|| Sc|cn
25
|eccnec. n|s c||cws cn cve|cge vc|ue up||f c
ce cc|cu|cec fc| ne Exencec Zcne cf |nuence
c|cunc eccn Sc|cn cs c wnc|e cnc ne |mpcc
cf C|css|c|| c ce mcce||ec.
Estimating the Total Value Effect of
Crossrail on Future Development
|n c|ce| c unce|scnc ne |||e|y cc| |nc|ecse |n
vc|ue cnc |eve| cf fuu|e ceve|cpmen suppc|ec
cy C|css|c||, c en yec| ceve|cpmen pe||cc
f|cm 2012 2022 ncs ceen usec cs ne ccs|s
fc| cc|cu|c|cn.
Total Values
|c| ccmme|c|c| cfce ceve|cpmen, ne cnc|ys|s
c|es cc|spcce gu|es f|cm ne \/ [2008
ccse} fc| eccn Sc|cn Zcne cf |nuence cnc
cpp||es ne |ncwn ceve|cpmen p|pe||ne supp|y
cf ccmm|ec cc|spcce ceve|cpmen c n|s.
ne |e|evcn cve|cge mc||e vc|ue pe| sqm |s
nen cpp||ec c ccc|n c cc| cu||en vc|ue.
n|s |s nen fc|eccs fc|wc|c cve| c en yec|
pe||cc us|ng ne cpp|cp||ce cencnmc|| c|ec
ccc. / fu|ne| fc|eccs uses ne cencnmc||
ccc w|n ne ccc||cnc| C|css|c|| vc|ue |mpcc
mu||p||e| cpp||ec. ne c|ffe|ence ceween ne
wc fc|eccss p|cv|ces cn |nc|cc|cn cf ne
cpp|cx|mce cc| ccmme|c|c| cfce vc|ue up||f
c|ecec cy C|css|c||.
Ccvecs c ce ncec c |nc|uce unce|c|ny cn
ne pncs|ng cf fuu|e ccmm|ec supp|y |n ne
p|pe||ne, cnc ||m|s cn ccmp|ee|y ccmpc|cc|e
ccc cus|ce cf ne |cnccn c|ec.
|c| |es|cen|c|, c s|m||c| cpp|cccn ncs ceen
cccpec. cweve|, |es|cen|c| cnc|ys|s c|es cn
cve|cge fc|eccs cc|css ne 500m cnc 1000m
Zcnes cf |nuence.
ne |ey c|ffe|ence f|cm ne ccmme|c|c| cfce
secc| |s nc ne cc| vc|ue fc|eccs cpp||es c c
supp|y qucnum ccsec cn |cnc supp|y se cu |n
ne |e|evcn |cnccn cnc Bc|cugn/D|s||c S|ceg|c
cus|ng |cnc /vc||cc|||y suc|es cnc puc||snec
p|cnn|ng pc||cy cccumens. /|ecs wne|e ne|e |s
cve||cp ceween sc|cns ncve ceen |eccnc||ec
c cvc|c cup||cc|cn. /s w|n ne ccmme|c|c|
cfce cnc|ys|s, ne pncs|ng cf ncus|ng ce||ve|y
|emc|ns cn unce|c|ny g|ven w|ce| ncus|ng
mc||e cnc eccncm|c c||cumscnces.
Development Activity and
Development Potential
c |cen|fy ne cppc|un|y fc| ceve|cpmen
cc|v|y cnc pcen|c| c|cng ne C|css|c|| |cue,
c|cwne|c |cnc cnc s|e cvc||cc|||y, ceve|cpmen
ccmp|e|cns cnc p|cnn|ng pc||cy |e|evcn c
eccn sc|cn c|ec ncve ceen |cen|ec f|cm
cvc||cc|e |ccc| cunc||y mcn|c||ng |epc|s, ne
|cnccn Deve|cpmen Dccccse cnc n|cugn
cnc|ys|s cf S|ceg|c cus|ng |cnc /vc||cc|||y
/ssessmens cnc Deve|cpmen P|cn Dccumens.
Cen|c| S. G||es. Nec|es C|css|c|| Sc|cn: cenncm Ccu| |ccc
3. Driving Forces
28
Summary
|cnccn ncs mc|nc|nec c ccmpc|c|ve|y s|cng
eccncm|c pe|fc|mcnce cu||ng c pe||cc cf
eccncm|c ccwnu|n ccsec cn |s:
Pcs||cn cs c wc||c c|y cnc g|ccc| ncnc|c|
cen|e,
C|use||ng cnc n|gn cens|y cf cus|nesses |n
g|cwn secc|s,
S|cng |epuc|cn fc| cus|ness scc|||y,
/|cc|veness c cus|nesses cnc c n|gn|y
s||||ec |nc|v|cuc|s,
Escc||snec |cccu| mc||es,
/cvcncgecus |me zcne,
Gccc |cnspc| ccnnec|cns c cne| mc||es,
cnc
Cu|u|c| cppec|, quc||y cf ||fe cnc p|cce.
|es|cen|c| vc|ues ncve |eccuncec s|nce 2008,
|eec|ng c mu||-|e|ec mc||e |nc|uc|ng:
P||me cnc supe|-p||me |es|cen|c| c|ecs
cene|ng f|cm equ|y |nvesmen cnc
cve|secs ncnce,
ne |nux cf n|gn|y s||||ec, we|| pc|c
|ne|nc|cnc| wc||e|s, cnc
ue| |cnccn, Be||sn||e cnc Essex mc||es
||n|ec c |eg|cnc| cnc ccmes|c eccncm|c
ccncence.
ne |mpcc cf C|css|c|| w||| ce v|c||y |mpc|cn
|n |mp|cv|ng |cnccns ccnnec|v|y, p|cv|c|ng cn
essen|c| wes c ecs ||n| n|cugn Cen|c| |cnccn
cnc p|cv|c|ng c||ec ||n|s c mcjc| sucu|ccn
cwn cen|es.
/cc||cnc| cnc fcse| ccnnec|cns c ecn|cw
/||pc| cnc |cnccn C|y /||pc| w||| ce cn |mpc|cn
cus|ness ccns|ce|c|cn. C|css|c|| ccn cncnge
pe|cep|cns cnc suppc| |egene|c|cn |n w|ce|
c|ecs wne|e | w||| p|cv|ce c c|ec| new |eve|
cf se|v|ce, |mp|cvec cccess c emp|cymen,
unce||y|ng mc||e pe|fc|mcnce |s s|cng cnc ne|e
|s ne |ccc| cmc||cn cnc cppc|un|y fc| cncnge.
|cnc Secu|||es, cne cf ne dKs |ecc|ng p|cpe|y
ceve|cpe|s ccns|ce|s nc:
Crossrail will have a positive effect in the
long term. It has already changed our views
on development investment and property
acquisitions in areas along the route. Crossrail
is already referred to and used within
marketing material and in occupier queries, It
will reinforce London as a place to invest which
has got be good.
3. Driving Forces
3. Driving Forces
B|sncpsgce
|cmfc|c C|css|c|| Sc|cn
cenncm Ccu| |ccc Sc|cn,
wese|n |c|e c||
wn|ecncpe|
C|css|c|| Sc|cn
2
Introduction
n|s sec|cn cu||nes scme cf ne p||nc|pc| c||v|ng
fc|ces cnc fccc|s nc ncve cnc c|e sncp|ng ne
p|cpe|y mc||e w|n|n wn|cn C|css|c|| w||| cpe|ce.
| |s |mpc|cn c exp|c|e cnc unce|scnc nese
fccc|s |nc|v|cuc||y cnc |n ccmc|nc|cn. ney
p|cv|ce c se cf cnc|cce||s|cs cnc cyncm|cs
w|n|n wn|cn ne ccc||cnc| p|cpe|y cenes
c||s|ng f|cm C|css|c|| mus ce ccsec. |e|evcn
fccc|s |nc|uce:
Cu||en mc||e ccnc||cns cnc ceve|cpmen
|encs,
Enncncemens nc C|css|c|| w||| mc|e c
cccess|c|||y, quc||y cnc speec cf jcu|neys
c|cng |s |cue,
wn|cn |ccc|cns w||| see ne g|eces cncnge
c ex|s|ng se|v|ce,
Cu||en cnc cncng|ng pe|cep|cns cf eccn
sc|cn |ccc|cn, cnc
Deve|cpe| cnc |nvesc| pe|cep|cns cnc v|ews.
C|css|c|| w||| ncve c pcs||ve effec |n ne |cng e|m. | ncs
c||eccy cncngec cu| v|ews cn ceve|cpmen |nvesmen
cnc p|cpe|y ccqu|s||cns |n c|ecs c|cng ne |cue.
New S|ee Squc|e
||fc|c
Pccc|ngcn C|css|c|| Sc|cn
30
3. Driving Forces
31
Current Market and
Development Trends
|ecen cve|c|| eccncm|c pe|fc|mcnce |n ne
dK ncs ceen wec|, fc||cw|ng c se||es cf g|ccc|
ncnc|c| c||ses cnc c |ecess|cn |n 2008. nce
cgc|n |n 2012 ne dK ncs fc||en |nc ecnn|cc|
|ecess|cn, c|ncugn | |s |ess seve|e ncn |n 2008.
n|s eccncm|c ccwnu|n fc||cwec c pe||cc cf
unp|ececenec g|cwn p||c| c 2008, wn|cn ncc
seen |c|ge scc|e |nvesmens cnc |eu|ns cc|css
c|mcs c|| |nvesmen c|csses.
| ncs ceen ncec cy mcny eccncm|ss nc ne
seve||y cf ne ccwnu|n ncs ceen |ess |n |cnccn
cnc ne Scun Ecs ccmpc|ec c ne |es cf ne dK.
|cnccn s||| suffe|ec ne effecs cf ne eccncm|c
ccwnu|n cu c c |esse| exen. n|s ccn|nues c ce
ne ccse cs cn cnc|ys|s cf ne |ces su|vey ccc
sncws nc cnnuc| g|cwn |n 4 2011 |n |cnccn
wcs 1.2% ccmpc|ec c 0% |n ne dK cs c wnc|e.
1
|cnccns g|ccc| pcs||cn c|ccs cus|nesses cnc
|nc|v|cuc|s c ne c|y cs c wnc|e. ncse c|ccec
enc c ce n|gn|y s||||ec cnc cee| pc|c. |s
ccvcncgecus |me zcne, gccc |cnspc|
ccnnec|cns c cne| ccun||es cnc cu|u|c|
c|cc|cns c|| mc|e |cnccn c|cc|ve c |nvesc|s
cnc |es|cens c|||e. ne C|y cf |cnccn |s v|ewec
cs c scfe ncven fc| |nvesmens. n|s feecs
n|cugn |nc cfce, |es|cen|c| cnc |ec|| mc||es.
wn||e |cnccn ccn|nues c |ec|n |s p|cce |n
ne g|ccc| |cn||ng cf c||es, ne|e c|e c numce|
cf |ey fccc|s nc c|e v|ewec cs |mpc|cn |n
mc|nc|n|ng n|s scus. ne |egu|cc|y f|cmewc||
cf mc||es |s v|ewec |een|y cy |nvesc|s see||ng
ccn ex|c|||y cnc ccncence. /|| |cnspc|
|nf|cs|ucu|e |s c|||cc| cs | c||cws ecs|e| cccess
c mc||es cnc |ne|nc|cnc| cc|pc|ce cfce
newc||s. Me|cpc||cn |cnspc| |nf|cs|ucu|e |s
c|sc c |ey ccmpcnen cf ccy c ccy cus|ness
efc|ency, quc||y cf p|cce cnc quc||y cf ||fe fc|
emp|cyees cnc cc|pc|ce cec|s|cn mc|e|s.
|n n|s |espec ne |mpcc cf C|css|c|| w||| ce v|c||y
|mpc|cn c |mp|cv|ng |cnccns ccnnec|v|y,
p|cv|c|ng cn essen|c| wes-ecs ||n| n|cugn
cen|c| |cnccn, jc|n|ng fc| ne |s |me cen|c|
|cnccn c||ec|y c mcjc| sucu|ccn cwn cen|es
|n cue| |cnccn cnc cwns ceycnc |n Be||sn||e
cnc Essex. /cc||cnc| cnc fcse| ccnnec|cns c
ecn|cw /||pc| cnc |cnccn C|y /||pc| w||| ce
cn |mpc|cn cus|ness ccns|ce|c|cn.
ne quc||y cf ne pcssenge| expe||ence,
|mp|cvemens c jcu|ney |mes cnc ne f|equency
cf |c|| se|v|ce p|cv|cec cn ne new |cue w|||
ncve s|gn|ccn effecs cn |cnccns eccncm|c
pe|fc|mcnce cnc c |cnsfc|mc|cnc| effec cn ne
pcs||cn cnc v|s|c|||y cf sc|cns c|cng ne |cue fc|
new |es|cen|c| cnc ccmme|c|c| |nvesmen.
C|css|c||s enncncec cccess|c|||y |s ccup|ec w|n
c numce| cf cne| |cnspc| |nf|cs|ucu|e p|cjecs
unce|wcy c| p|cpcsec sucn cs ne ncmes||n|
upg|cce, new cve|g|cunc ccnnec|cns, ne |gn
Speec 2 ||n| c B||m|ngncm, ne Nc|ne|n ||ne
exens|cn c Bce|sec cnc new ||ve| c|css|ngs
|n Ecs |cnccn nc cgene| w||| c||ve c fc|
|mp|cvec |eve| cf cccess|c|||y fc| cen|c| cnc
cue| |cnccn cen|es cnc ceycnc |nc ne w|ce|
scun ecs |eg|cn.
ne|e |s c|sc cn cngc|ng cecce c|cunc
|mp|cv|ng c|| |cnspc| ||n|s |n |cnccn. ne n||c
|unwcy c ecn|cw |s nc |n fcvcu| w|n ne
Gcve|nmen, c|ncugn |s p|efe||ec c|e|nc|ve |s
nc c|ec|. ne Gcve|nmen |s |een c p|cmce
cnc ceve|cp ne |s pncse cf ne |gn Speec 2
|c|| ||ne ccnnec|ng |cnccn cnc B||m|ngncm.
Commercial Ofce Sector
|cnccns ccmme|c|c| p|cpe|y mc||e
expe||encec c |ecuc|cn |n |eu|ns cu||ng 2008
cnc c |eccunc s|nce. n|s |s c s|cnge| mc||e
pe|fc|mcnce ncn ne |es cf ne dK. ve|c|| dK
cccup|e| cemcnc |emc|ns succuec cc|css mcs
cf ne ccmme|c|c| p|cpe|y mc||e, c|ncugn
ne 2 2012 ||CS dK Ccmme|c|c| Mc||e Su|vey
suggess nc cemcnc ncs scc|||sec [c cc|cnce
cf 3 |n 1 2012 ccmpc|ec c -11 |n 4 2011}.
ne su|vey suggess nc cemcnc fc| spcce fe||
|n |ec||, |emc|nec scc|e fc| cfce spcce cnc
|nc|ecsec fc| |ncus||c| spcce.
/|ncugn ccns|uc|cn cc|v|y |emc|ns |cw cc|css
ne dK cs c wnc|e, ne |s nc|f cf 2012 ncs seen
22 cfce scnemes sc| cn-s|e |n Cen|c| |cnccn,
mecn|ng ne|e |s ncw 10.2 m||||cn sq f unce|
ccns|uc|cn. n|s cemcns|ces ne un|que ncu|e
cf |equ||emens cnc |nvesc|s w|n|n ne Cen|c|
|cnccn mc||e wnc p|cce c n|gn empncs|s cn
p||me cen|c| cfce cc|spcce.
1
Scu|ce: G|/ Eccncm|cs, |cnccns Eccncmy cccy, |ssue 118,
June 2012
Bcnc S|ee C|css|c|| Sc|cn [cncve| Squc|e}
32
The Retail Sector
Cen|c| |cnccn |s c |eg|cnc|, nc|cnc| cnc g|ccc|
sncpp|ng ces|nc|cn. |cnccn |s cnc|cce||sec
cy c se||es cf |c|ge, pu|pcse-cu|| sncpp|ng
cen|es sucn cs B|en C|css, Snepne|cs Busn cnc
S|cfc|c cnc |c|ge scc|e u|ccn cwn cen|es,
sucn cs K|ngscn, Ec||ng, wccc G|een cnc
C|cyccn. C|css|c|| se|v|ces w||| |ne|sec w|n
sucscn|c| cwn cen|es c| sncpp|ng cen|es c
Mc|cennecc, S|cugn, cyes, Scunc||, Ec||ng
B|cccwcy, ne wes Enc, Ccnc|y wnc|f, S|cfc|c,
||fc|c cnc |cmfc|c.
Ccnsume|s ccn|nue c fcce mcny eccncm|c
p|essu|es cnc n|s w||| ccns|c|n |enc| pe|fc|mcnce
|n ne |ec|| secc| |n ne snc| e|m. |nc|cn |eve|s
c|e |ecuc|ng cnc n|s w||| evenuc||y encc|e |ec|
ncusenc|c |nccmes c |eu|n c g|cwn, c pcs||ve
s|gnc| fc| ccnsume| expenc|u|e g|cwn. ne|e |s c
se cf w|ce|, |cng e|m |encs cffec|ng |ec|| nc
ne |mpcc cf C|css|c|| cn n|s secc| neec c ce
ccns|ce|ec w|n|n.
The Internet / E-tailing
ne|e |s p|essu|e cn |cc||cnc| c||c|s cnc mc|c|
ccsec |ec||e|s f|cm cn||ne sncpp|ng. Sncppe|s
c|e cc|e c se|ec ne|| cwn |ec|| m|x cn||ne
cnc sncpp|ng cen|es cnc n|gn s|ees w||| neec
c ccmpee w|n n|s cnc|ce, wn|cn |s nc cn|y
c||ven cy p||ce cnc |cnge, cu c|sc se|v|ce cnc
expe||se. n||ne sncpp|ng ncs c||ven expecc|cns
cf ccnven|ence cnc se|v|ce upwc|cs cnc
cuscme|s c|e expec|ng mc|e f|cm |nsc|e
cmc|ence c emp nem c mc|e c pu|cncse.
2

cwn cen|es cnc n|gn s|ees w||| |nc|ecs|ng|y ncve
c p|cv|ce c quc||y sncpp|ng expe||ence |f ney
c|e c ccmpee w|n ne |ne|ne.
Floor space Efciency
Ccmpc||scn |ec|| cus|nesses |n pc||cu|c| c|e
see||ng |mp|cvec p|ccc|||y v|c mc|e efc|en
use cf cc|spcce. n|s |s c||ven cy cn empncs|s
cn n|gne| vc|ue spcce-efc|en gcccs |ep|cc|ng
|cwe| vc|ue spcce |nens|ve gcccs nence smc||
ccnsume| e|ec|cn|cs, mcjc| |efc|mc|ng cf sc|es
|n cen|c| |ccc|cns, ne g|cwn |n cu-cf-cen|es
cnc new pu|pcse cu|| sncpp|ng env||cnmens,
c numce| cf cne-cff evens |||e Sunccy |cc|ng
cnc |cnge| cpen|ng ncu|s cnc ne ve|y s|cng
g|cwn cf |ec|| expenc|u|e |e|c|ve c ne g|cwn
|n cc|spcce. n|s w||| unce|p|n cn cngc|ng |enc
cwc|cs mc|e mcce|n, n|gne| cens|y sc|es cnc
ne cemc|||cn cf c|ce| |nefc|en spcce, c||v|ng
|ec|| |eceve|cpmen.
Big Centres and Declining Overall Retail
Requirements
ne cf ne mcjc| |encs c eme|ge f|cm ne
eccncm|c ccwnu|n ncs ceen ne cec||ne |n
ne cmcun cf |ec|| spcce |n cwn cen|es.
|cc||cnc| |gn S|ee vcccnc|es c|e mc||ec.
n|s ncs cffecec ccmpc||scn sncpp|ng |n
pc||cu|c|. Eme|g|ng mc||e |encs sugges nc
|cc||cnc| cwn cen|es cnc n|gn s|ees w|||
ce usec mc|e fc| |e|su|e cnc scc|c| cc|v||es
w|n mc|e cc|s, |escu|cns, fccc cu|es cnc
ccmmun|y spcces cpen|ng |n vcccn un|s.
/ ne scme |me, mcjc| new cen|es c
Snepne|cs Busn, ne New Cncnge cnc S|cfc|c
ncve c|||vec, wn||e s|gn|ccn pc|s cf |egens
S|ee cnc Bcnc S|ee ncve ceen |eceve|cpec.
|gn quc||y cc| |ec||, ene|c|nmen cnc |e|su|e
env||cnmens c|e ncw scugn cy ccnsume|s
cnc, c|||cc||y, cy ne |ec|| cccup|e|s nc
unce|p|n ceve|cpmen. |ec||e|s c|e mcv|ng
cwc|cs cpen|ng |c|ge| cgsn|p sc|es |n s|ceg|c
|ccc|cns nc c|e suppc|ec cy smc||e| sce|||e
sc|es cnc |cnscc|cnc| wecs|es. ne |c|ge|
cgsn|ps w||| ccccmmccce ne fu||e| |cnge,
wn||e smc||e| sc|es w||| cffe| c mc|e se|ec |cnge
supp|emenec cy |ne|ne ||cs|s c||cw|ng cccess
c c w|ce| p|ccuc |cnge.
C|css|c|| w||| p|esen ccn cn cppc|un|y cnc c
cnc||enge c mcny |ec|| |ccc|cns cy |nc|ecs|ng
cccess c new sncpp|ng cen|es cnc cen|c|
|cnccn. /c|ve mcncgemen cf cue| |cnccn
cwn cen|es c|cng ne C|css|c|| |cue w||| ce
|equ||ec.
3. Driving Forces
2
\e|c|c |esec|cn, cw B||c|n Sncps: ve|c|| 2011, Mc|cn 2011
Bcnc S|ee C|css|c|| Sc|cn [cncve| Squc|e}
Cen|e Pc|n. wn|ecncpe| C|css|c|| Sc|cn
33
The Residential Sector
ne un|que eccncm|c cnc|cce||s|cs cnc g|ccc|
pcs||cn cf |cnccn cnc ne Scun Ecs s|cng|y
|nuence ne mc||e fc| |es|cen|c| p|cpe||es.
wn||e vc|ues |n ne |cnccn |es|cen|c| mc||e
c|c fc|| cu||ng ne 2008 |ecess|cn p||ces ncve,
|n gene|c|, ccn|nuec c ||se |n |ecen yec|s c
c n|gne| |ce ncn ne |es cf ne dK. /ccc|c|ng
c ne fce cf Nc|cnc| Sc|s|cs [NS} cnnuc|
ncuse p||ce |nc|cn wcs 2.3% |n 1 2012
ccmpc|ec c 0.4% |n ne dK.
cweve|, even w|n|n |cnccn ne|e c|e ve|y
s|gn|ccn c|ffe|ences |n p||ce |encs cc|css ne
ccp|c|. |c| excmp|e cnnuc| |cnscc|cn |eve|s |n
|s||ngcn cu||en|y scnc c 82% cf ne|| p|e-c|uncn
|eve| wn||e |n Bc|||ng cnc Dcgenncm |eve|s c|e
ccwn 57% |n ne scme pe||cc cccc|c|ng c M
|cnc |eg|s|y. n|s |eecs c mu|| |e|ec mc||e
w|n p||me |es|cen|c| c|ecs expe||enc|ng c|ffe|en
c||ve|s ccsec |n pc| cn equ|y |nvesmen cnc
cve|secs ncnce. ne |nux cf n|gn|y s||||ec, we||
pc|c wc||e|s f|cm cve|secs c |cnccn w||| ccn|nue
c c||ve p||ce ||ses, pc||cu|c||y |n p||me |es|cen|c|
mc||es. ve|secs |nvesmen cu||en|y ccccuns
fc| cve| c n||c cf |es|cens cc|css |cnccn
cnc c|mcs nc|f |n ne wes Cen|c| Bc|cugns
cf wesm|nse|, Kens|ngcn & Cne|sec cnc
cmme|sm|n & |u|ncm. n|s p|c|e cf |nvesmen
suggess c s|cng mc||e cu|cc| fc| Cen|c|
|cnccn w|n g|cwn p|ec|cec cf up c 25% |n
ncuse p||ces |n ne nex ve yec|s.
ue| |cnccn Bc|cugns cnc c|ecs ceycnc
|n Be||sn||e c ne wes cnc Essex c ne Ecs
c|e mc|e cepencen cn ccmes|c eccncm|c
ccncence cnc cccess c mc|gcge ncnce
cnc |enc|ng cvc||cc|||y cs ne p||mc|y mc||e
c||ve|s. wn||e fc|eccss fc| ncuse p||ce ||ses
Foodstores
|n ne ccnven|ence secc|, spcce expcns|cn |s
n|gn cn ne cgencc fc| mcny g|cce|s. Smc||e|
sc|e fc|mcs c|e ceccm|ng mc|e cf c fccus
cs cp up sncpp|ng |s ceccm|ng |nc|ecs|ng|y
pcpu|c| c |espcnse c ccnsume|s ce|ng
c|sccu|cgec f|cm |cve|||ng |cng c|scnces cy
n|gn fue| p||ces cnc c cn |nc|ecse |n cn||ne
sncpp|ng. |c||cw|ng |n ne pcn cf escc cnc
Sc|nscu|ys, /scc, Mc|||scns cnc wc||cse c|e c||
expcnc|ng ne |eccn cf ne|| smc||e| ccncep
sc|es. n|s |s c mc||ec cncnge c ue| |cnccns
sncpp|ng env||cnmen |n |ecen yec|s, cnc |n
mcny ccses nese fc|mcs ncve ceen ||n|ec c
n|gn cens|y, m|xec use cwn cen|e |es|cen|c|
scnemes.
C|css|c|| w||| p|esen ccn cn cppc|un|y cnc c cnc||enge c mcny
|ec|| |ccc|cns cy |nc|ecs|ng cccess c new sncpp|ng cen|es
cnc cen|c| |cnccn. /c|ve mcncgemen cf cue| |cnccn cwn
cen|es c|cng ne C|css|c|| |cue w||| ce |equ||ec.
wcc|w|cn
34
p|cv|ces s|gn|ccn c|ges cnc ncs |cen|ec
sucscn|c| c|cwne|c |cnc ccpcc|y. n|s |nc|uces
|ccc|cns nc w||| ce |nuencec cy C|css|c||,
pc||cu|c||y c Scunc||, S|cfc|c, ne |cyc| Dcc|s
cnc wcc|w|cn. ne|e |s c s|cng pcen|c| fc| new
C|css|c|| se|v|ces cnc |nc|ecsec cccess c ne
Cen|c| c|y c cncnge ne |es|cen|c| mc||e |c|e
cf nese |ccc|cns.
mc|nc|nec |s pcs||cn ccsec cn s|cng p||vce
secc| pe|fc|mcnce, wn||e cne| |eg|cns ncve
ceen negc|ve|y cffecec cy p||vce secc|
pe|fc|mcnce cnc puc||c secc| |es|ucu||ng.
cweve|, |es|cen|c| ceve|cpmen |n ne Scun
Ecs |s pe|ce|vec c fcce p|cnn|ng ccns|c|n |n
e|ms cf pc||cy ces|gnc|cns cnc |n e|ms cf |ccc|
pc|||cc| cnc ccmmun|y cp|n|cn. By ccn|cs, ne
|cnccn P|cn cc|ve|y enccu|cges ceve|cpmen,
ccn|nue c ce succuec, ev|cence suggess nc
|cnccn cnc, c c |esse| exen ne w|ce| scun
ecs, w||| |emc|n cnecc cf e|sewne|e |n ne dK.
ne p||mc|y c||v|ng fccc| |n ne w|ce| Scun
Ecs |s emp|cymen cnc unemp|cymen |ces.
S|nce ne ceg|nn|ng cf ne ccwnu|n |n 2007, ne
Scun Ecs |eg|cn ncs ccn|nuc||y expe||encec
|cwe| unemp|cymen ncn cne| dK |eg|cns. ne
M4 / ncmes \c||ey cc|||cc| |n pc||cu|c| ncs
3. Driving Forces
35
cf se|v|ce, cee| cccess c emp|cymen cnc
wne|e unce||y|ng mc||e pe|fc|mcnce |s s|cng
cnc ne|e |s ne |ccc| cmc||cn cnc cppc|un|y
fc| cncnge.
c ne wes, C|css|c|| |s |||e|y c ccvcnce ne ec|
cf S|cugn |egene|c|cn cgencc, g|v|ng |nc|ecsec
cccess c cn ex|s|ng cfce |ccc|cn. S|cugn ncs
cn cc|ve cfce mc||e c|||ec c ne /4 cc|||cc|
wes cf ne cwn Cen|e. cweve|, p|cnnec
cwn cen|e cfce scnemes ncve nc ccme
fc|wc|c |n |ecen yec|s. w|n|n ne ccnex cf c
|e|c|ve|y s|cng ncmes \c||ey cfce mc||e cnc
c s|cng |ccc| emp|cymen |c|e, C|css|c|| ncs ne
pcen|c| c cccs ccmme|c|c| cfce pcen|c| |n
c |ccc|cn wne|e | m|gn cne|w|se ce ce|cyec.
S|engnenec ccnnec|cns c ecn|cw c|e cn
ccv|cus cene ne|e. C|css|c|| w||| c|sc cffe| fcse|
cccess fc| |es|cens c emp|cymen c ecn|cw,
ne wes Enc cnc ne C|y.
Scunc|| c|sc cffe|s |cnc cvc||cc|||y, pc||cy
c||ec|cn cnc c g|cw|ng pcpu|c|cn c|cse c
C|css|c|| se|v|ces. C|css|c|| ncs ne pcen|c|
c |nc|ecse ne pcce cf ce||ve|y cf |es|cen|c|
scnemes ne|e suppc||ng c cncnge |n ne
pe|cep|cn cf n|s |ccc|cn fc| ceve|cpmen.
c ne Ecs, ne|e w||| ce c sep cncnge |n cccess
c |es|cen|c| cnc emp|cymen |ccc|cns c
S|cfc|c cnc ne |cyc| Dcc|s [Cuscm cuse}.
|cp|c cccess c ne C|y cnc Ccnc|y wnc|f
w||| ce |mpc|cn ccmpcnens cf cn cgencc
nc ncs seen ne |cc|cc| |cnsfc|mc|cn cf ne
env||cnmen cnc v|s|c|||y |esu||ng f|cm ne
2012 |ymp|cs. Mcjc| |es|cen|c| scnemes cn
c|cwne|c s|es c|e p|cpcsec cs pc| cf ne
|ymp|c |egccy Mcse|p|cn cnc S||ve|cwn
ucys. ne |cyc|s Bus|ness Pc|| |s ne sucjec cf
cnc ecse cf cccess c ne s|ee |eve| c nese
sc|cns, fu|ne| enncnc|ng ne quc||y cnc speec
cf jcu|neys cnc w|n ccc||cnc| cenes c ne
|mmec|ce sc|cn env||cnmens.
C|css|c|| |s cn|c|pcec c |ecuce p|essu|e cn
|ccc |nf|cs|ucu|e. |esec|cn suggess nc
C|css|c|| w||| |ecuce |ccc |cfc |n |cnccn cy
2%. |n pc||cu|c|, |cccs nc |un pc|c||e| c ne
C|css|c|| |cue c|e |||e|y c see c |c|ge |ecuc|cn
|n |cfc cs ||ps c|e |cnsfe||ec c ne |c||wcy.
Changing Perceptions of Locations
|mp|cvec |cnspc| |nf|cs|ucu|e |s cne cf ne
|ey fccc|s |n p|ese|v|ng ne Ccp|c|s cppec| c
cus|ness |nvesc|s cnc cc|pc|ce cccup|e|s.
Cen|c| |cnccn cs c wnc|e ncs c we||
escc||snec puc||c |cnspc| |nf|cs|ucu|e
se|v|ng wesm|nse|, ne C|y cnc Ccnc|y wnc|f.
| |s fc|eccs nc ne ccns|uc|cn cf C|css|c||
w||| c||ng 1.5 m||||cn mc|e pecp|e w|n|n c 45
m|nue ccmmue cf ex|s|ng mcjc| emp|cymen
cen|es cf ne wes Enc, ne C|y cnc Ccnc|y
wnc|f. C|css|c|| w||| ccc s|gn|ccn|y c n|s
se|v|ce. cweve|, ne|e c|e spec|c |ccc|cns
wne|e C|css|c|| w||| |ep|esen c mc|e sucscn|c|
cncnge |n ype cnc |eve| cf se|v|ce. nese
|nc|uce cenncm Ccu| |ccc, |c|||ngccn,
wn|ecncpe| cnc c Ccnc|y wnc|f. C|css|c||
ncs ne pcen|c| c suppc| new g|cwn cf c
|cnsfc|mc|ve ncu|e |n |ccc|cns nc ncve
ceen ccns|c|nec cy |cnspc| cccess|c|||y cnc
ncve seen |cwe| |eve|s cf new ceve|cpmen
cnc cc|spcce |n |ecen yec|s.
ne|e |s ne pcen|c| fc| C|css|c|| c cncnge
pe|cep|cns cnc suppc| |egene|c|cn |n w|ce|
c|ecs wne|e | w||| p|cv|ce c mucn |mp|cvec |eve|
Crossrail will Change
Accessibility and Capacity
C|css|c|| |s ces|gnec c suppc| ne |cnspc|
newc|| cy |e||ev|ng ccnges|cn cn ex|s|ng
Nc|cnc| |c||, dnce|g|cunc cnc Dcc||cnc ||gn
|c||wcy se|v|ces, pc||cu|c||y c mc|n|ng cnc
even|ng pec| |mes.
Cen|c| |cnccn sc|cns c|e cfen c|cwcec
c nese |mes cnc w|n |cnccns pcpu|c|cn
cnc ccmmu|ng wc||fc|ces fc|eccs c g|cw
sucscn|c||y, ne p|essu|e cn ex|s|ng |cnspc|
|nf|cs|ucu|e w||| |nc|ecse s|gn|ccn|y, even w|n
|ecen |cnspc| |nf|cs|ucu|e |nvesmens.
C|css|c|| |s ne s|ng|e c|gges |nvesmen c
c||ev|ce ne p|cjecec |nc|ecses |n cemcnc cn
|cnspc| w|n|n |cnccn. C|css|c|| w||| ccc 10%
ccpcc|y c |cnccns |c|| newc||. |esec|cn
sncws nc | w||| |ecuce ccnges|cn cn |cnccn
dnce|g|cunc ||nes [pc||cu|c||y Bc|e||cc, Cen|c|,
D|s||c cnc Juc||ee} cnc ne Scunecse|n |c|ns
newc|| cy ceween 20% cnc 0%.
|n ccc||cn, C|css|c||s c||ec ccnnec|cn cc|css
|cnccn w|||, fc| ne |s |me ccnnec mcjc|
e|m|nus sc|cns sucn cs ||ve|pcc| S|ee cnc
Pccc|ngcn c||cw|ng c||ec |cve| cnc |ecuc|ng
ne neec c |ne|cncnge. n|s w||| ncve c c|cmc|c
effec cn ne pe|cep|cn cf |cve| |n |cnccn
cnc ne scun ecs |eg|cn cs we|| cs ncv|ng
|ec| cenes |n e|ms cf |ecuc|ng |cve| |mes
cnc ecs|ng ccnges|cn c cu||en |ne|cncnge
|ccc|cns. ne cec|ccec new sc|cns, ne new
ceve|cpmen cppc|un||es p|cv|cec cy ne
ve| S|e Deve|cpmens cnc ne enncncemens
c cne| ex|s|ng sc|cn |nf|cs|ucu|e c|cng ne
C|css|c|| |cue w||| suppc| c fc| g|ece| |eve|
3
|ec||s|ng ccmc|nec cenes cnc cccess|c|||y fc|
ne en||e dK.
|mp|cvemens c sc|cn fcc||||es cnc su||cunc|ng
puc||c |ec|m w||| cc| 0m |n vc|ue. ne c||ec
p|cv|s|cn cf new ceve|cpmen |s c|sc c fecu|e
cf C|css|c|| w|n ve| S|e Deve|cpmens [SD}
ce|ng p|cmcec c c numce| cf |ey cen|c|
|ccc|cns |nc|uc|ng:
Pccc|ngcn,
Bcnc S [Dcv|s S},
Bcnc S [cncve| Squc|e},
cenncm Ccu| |ccc [Decn S},
cenncm Ccu| |ccc [Cnc||ng C|css |ccc},
|c|||ngccn [Ccwc|css S},
|c|||ngccn [||ncsey S},
||ve|pcc| S [Mcc|gce}, cnc
||ve|pcc| S [B|cme|c S}.
Env||cnmenc| |mp|cvemens cnc ne
ceve|cpmen cf new s|es cccve C|css|c||
sc|cns w||| |ecc c fuu|e ceve|cpmen cc|v|y,
ne |nens|cc|cn cf use cnc, |n scme |nscnces,
sucn cs |c|||ngccn, |cnsfc|mc|cnc| cncnge.
wc|||ng |n pc|ne|sn|p w|n ceve|cpe|s, |ccc|
cunc|||es cnc |ey sc|enc|ce|s, C|css|c|| |s
|ecc|ng p|ccemc||ng |n ne 21s Cenu|y. c|en
cgene|, ne ccc|y|c effecs cf new sc|cns w|||
|ev|c||se ne ccncep cf ne sc|cn ce|ng ne
cen|e cf c ccmmun|y nuc c|cc|ve p|cces
w|n ene|c|nmen, puc||c c|, |escu|cns cnc
puc||c spcces c spenc |me |n nc jus c sc|cn
c pcss n|cugn cs qu|c||y cs pcss|c|e.
Crossrail and other Investments
and Developments
Mcjc| cnc|||c|y cenes f|cm C|css|c|| c|e
expecec c |esu| f|cm ne |mpccs wne|e ne
effecs c| C|css|c|| ccmc|ne w|n cne| mcjc|
|nf|cs|ucu|e cnc ceve|cpmen p|cjecs cc|css
|s |cue. n|s w||| p|cv|ce ccc||cnc| eccncm|c
cenes cs ne cgg|cme|c|cn effecs cf ncv|ng
s|gn|ccn eccncm|c c||ve|s |cccec nec| c
cne cncne| |s |||e|y c p|ccuce n|gne| cve|c||
eccncm|c cupu.
ne|e c|e c numce| cf c|ecs cc|css ne C|css|c||
newc|| wne|e n|s |s |||e|y c ce ccn|evec. |c|
excmp|e, c S|cfc|c sc|cn |gn Speec 1,
cve||cnc |c|| se|v|ces f|cm ne ecs, Juc||ee ||ne,
Cen|c| ||ne cnc D|| c|| ccnve|ge cnc c|e |||e|y
c p|ccuce c ccmc|nec |mpcc cn ne p|cpe|y
cnc ceve|cpmen mc||e cue c ne |cnge cf
|ne|cncnge cvc||cc|e.
/ncne| excmp|e |s c Cuscm cuse wne|e
ne C|css|c|| sc|cn w||| cpen c|cngs|ce mcjc|
|egene|c|cn |n||c|ves c Ccnn|ng cwn cnc ne
|cyc| Dcc|s. n|s w||| ccn|eve g|ece| cccess|c|||y
c c |ccc|cn nc ncs ne Exce| Exn|c||cn Cen|e,
|cnccn C|y /||pc|, ne dn|ve|s|y cf Ecs |cnccn
cnc ne Se|mens cemcns|c|cn cen|e. |n||c|ves
ne|e c|e fu|ne| unce|p|nnec cy Ene|p||se Zcne
ceve|cpmen |ncen|ves.
|n ne |cnge| e|m, c ne wes ne ceve|cpmen
cf C|css|c|| sc|cns c Pccc|ngcn, /ccn Mc|n
||ne cnc Ec||ng B|cccwcy mcy ccmc|ne |n ne
fuu|e w|n c p|cpcsec |gn Speec 2 sc|cn
c |c c| Ccmmcn. n|s wcu|c ||n| ecn|cw
/||pc| w|n ne n|gn speec |cue c B||m|ngncm,
emp|cymen-|ec m|xec use p|cpcsc|s. C|css|c|| w|||
p|cv|ce c s|gn|ccn cncnge |n pe|ce|vec cccess
c ne |cyc| Dcc|s |n pc||cu|c|. ne |cyc| Dcc|s |s
se|vec cy ne D|| cnc |s |e|c|ve|y c|cse c Cen|c|
|cnccn. cweve|, |equ||ec cncnges cf mcce
c Ccnn|ng cwn cnc ne speec cnc f|equency
cf ne ex|s|ng se|v|ce ncs ||m|ec ne pcce cnc
scc|e cf ceve|cpmen. |n n|s ccse, C|css|c|| |s c
pcen|c| gcme cncnge|, p|cv|c|ng c c||ec cnc
|cp|c se|v|ce c ne C|y cf |cnccn.
ne|e c|e c|sc p|cspecs fc| cenes |n ||fc|c cnc
|cmfc|c cwn cen|es |n ne Ecs ceccuse cf
|mp|cvec cccess|c|||y. |es|cen|c| scnemes mcy
ce fu|ne| suppc|ec. cweve|, |ec|| cnc cfce
ceve|cpmens w||| fcce g|ece| ccmpe||cn cs
fcse| cccess c S|cfc|c cnc cen|c| |cnccn w|||
c|sc ce p|cv|cec.
/ ne scme |me, ne|e c|e mcjc| c|cwne|c
|cnc p|cpcsc|s c wcc|w|cn cnc |egene|c|cn
p|cpcsc|s fc| /ccey wccc. C|css|c|| w||| cffe| c
mcjc| new |cnspc| se|v|ce c |ccc|cns nc ncve
seen c |e|c|ve|y mcces pcce cf |eceve|cpmen
c cce. New ccnnec|cns cnc se|v|ces w||| mecn
cn |nc|ecsec |ce cf ceve|cpmen.
ne|e c|e c|sc c se||es cf |ccc|cns wne|e new
se|v|ces w||| ce cenec|c|, cu ncve c |esse|
|mpcc cn pe|cep|cns cnc ceve|cpmen
cyncm|cs. |uu|e c||ec|cns c Mc|cennecc,
B|enwccc cnc Snene|c w||| ce c||ven mc|n|y
ce p|e-ex|s|ng ceve|cpmen cyncm|cs cnc ne
pc||cy ccnex, w|n C|css|c|| se|v|ces p|cv|c|ng c
cenec|c| |cne| ncn c c||v|ng fc|ce fc| cncnge.
3. Driving Forces
|c|||ngccn ncmes||n| Sc|cn cnc C|css|c|| wese|n |c|e c||
37
cnc |mescc|es fc| C|css|c|| 2 cnc cne| |cnccn
scnemes neecs c ce |esc|vec.
ne C|css|c|| |nvesmen w||| suppc| |cnspc|-
|ec ceve|cpmen ccpcc|y cnc w||| ncve c
pcs||ve effec cn cus|ness |nvesmen |n |cnccn.
Be||e|ey G|cup |cen|fec n|s pcs||ve pcs||cn
cnc ccns|ce|ec nc fc| ce|c|n |ccc|cns, sucn
cs Ccnc|y wnc|f cnc |c|||ngccn, ne ccc||cnc|
ccpcc|y w||| ce gcme cncng|ng wn|cn
mecns nc sucn c|ecs cf |cnccn w||| cene cs
ccmme|c|c| c|use|s cnc cen|es fc| |nvesmen.
De|wen |cnccn ccnc|ucec nc C|css|c|| w|||
cene pcssenge| mcvemen cnc ccpcc|y w|n|n
Cen|c| c|ecs cnc cc|css |cnccn g|ec|y, mc||ng
jcu|neys pcss|c|e nc we|e c|fcu| p|ev|cus|y. | w|||
ncve c pcs||ve effec cn ccmmue|s c Cen|c|
|cnccn cnc ne C|y cnc |s |||e|y c suppc| c
|cnge cf ceve|cpmen cc|v||es f|cm |es|cen|c| |n
escc||snec ccmmue| |ccc|cns c new ccmme|c|c|
cnc |ec|| cccup|e| cemcnc fc| cc|spcce.
Crossrails Ability to Catalyse
and Support Transformational
Regeneration and Change
|cnsfc|mc|cnc| pnys|cc| cncnge cnc ne
|e-sncp|ng cf p|cpe|y mc||es |n pc||cu|c|
c|ecs wcs c fu|ne| ccmmcn neme.
De|wen |cnccn ccns|ce|ec nc C|css|c|| w|||
feec vc|ues cnc cc|v|y |n ce|c|n spec|c
|ccc|cns. |ccc|cns sucn cs |c|||ngccn w||| see
g|ec|y enncncec cccess|c|||y cue c C|css|c||
cnc n|s w||| ce c |e-|nfc|c|ng fccc| |n suppc||ng
|cnsfc|mc|cnc| ceve|cpmen |nvesmen
cnc cc|v|y c|cunc n|s sc|cn. /|ecs sucn cs
wn|ecncpe| cnc cenncm Ccu| |ccc w|||
cene |n c s|m||c| mcnne|.
ccns|ce|ec w|n|n ne ccnex nc |cnccn |s c |c|e
p|cce |n e|ms cf |s pc|||cc| scc|||y, cenec|c| cx
|eg|me, ccsmcpc||cn cnc mu||cu|u|c| pcpu|c|cn
cnc s||||ec wc||fc|ce wn|cn mecn nc |cnccn w|||
c|wcys ce c|cc|ve c ccn |es|cens cnc emp|cye|s.
G|csvenc| suppc| ne v|ew cf C|css|c|| cc|ng cs c
pcs||ve c||ve| fc| ceve|cpmen cnc |nvesmen |n
|cnccn cu ncec ne neec fc| fccus cn ccc||cnc|
|cnspc| |nf|cs|ucu|e, sugges|ng C|css|c|| ncs cn
effec cn ne pe|cep|cn cf |cnccn cs c p|cce c
|nves/ceve|cp, cu n|s ccn ce empncs|sec w|n
fu|ne| ccmm|mens c new |nf|cs|ucu|e, |nc|uc|ng
C|css|c|| 2. /cc||cnc| |cnspc| ccpcc|y upg|cces
c|e neecec cnc cu||en unce|c|ny cve| |cues
Developer and Investor
Perceptions and Views
Pe|cep|cns cnc v|ews cf ne pcen|c| effecs
cnc |mpcc nc C|css|c|| mcy ncve c|e
|mpc|cn c||v|ng fc|ces fc| ne p|cpe|y mc||e
cnc ceve|cpmen cc|v|y. D|scuss|cns w|n c
numce| cf |ecc|ng ceve|cpe| cnc |nvesc|s
wnc c|e c||eccy cc|ve c|cng ne C|css|c|| |cue
suggesec c se||es cf ccmmcn nemes.
Supporting a Positive Development and
Investment Climate in a Unique City
De|wen |cnccn |cen|ec nc C|css|c||s p|cpe|y
cnc ceve|cpmen effecs w||| ce pcs||ve cu mus ce
38
|cnc Secu|||es c|sc ccns|ce|ec nc ne cenec|c|
mc||e vc|ue cf C|css|c|| |s, c c |c|ge| exen,
c||eccy p||cec |nc |cnc cnc s|e ccqu|s||cn ncw.
Neve|ne|ess, once the line is operational it
is likely that Crossrail will continue to drive
values given its sheer increase in the level of
connectivity.
/ scc|c|y cf ccmme|c|c| ceve|cpmen s|es
cvc||cc|e w|n|n cen|c| |cnccn c|ecs, cnc
pc||cu|c||y w|n|n wesm|nse|, suggess nc
ccmme|c|c| vc|ues mcy ||se n|cugn |cc| cf
supp|y cesp|e cemcnc fc| cc|spcce ce|ng
suppc|ec cy C|css|c||s |nc|ecsec |cnspc|
ccpcc|y w|n|n |cnccn.
Be||e|ey G|cup |cen|ec spec|c effecs cn mc||e
cc|v|y cnc cemcnc fc| wc cf |s ceve|cpmen
scnemes |eec|ng nc for both Dickens
ard Ealing Broadway and Royal Arsenal
Woolwich, Crossrail has had, and will likely
continue to have, a positive effect on demand
and development activity, but not yet on
market values.
Enhancing the Physical Environment
around Crossrail Stations
/ c|s|nc c||v|ng fc|ce cffec|ng C|css|c||s cc|||y
c suppc| ceve|cpmen cc|v|y cnc p|cpe|y
mc||e vc|ues wcs |nvesmen |n ne quc||y cnc
cvc||cc|||y cf puc||c spcce |mmec|ce|y c|cunc
eccn sc|cn. /|| cf ne ceve|cpe|s ccns|ce|ec
n|s c ce c c|||cc| |equ||emen |n mcx|m|s|ng ne
cenes cf C|css|c||s |nvesmen. ne sucscn|c|
p|cg|cmme cf |nvesmen |nc ne w|ce| puc||c
|ec|m c|cunc eccn sc|cn cy C|css|c|| cs pc| cf
ne |neg|c|cn pcc|cge cf wc||s |s seen cs v|c|.
cnc p|cnn|ng cec|s|cn-mc||ng c ne Bc|cugn
c| D|s||c |eve| c p|cv|ce c ccncuc|ve
env||cnmen c enccu|cge ne |cnspc| c||enec
ceve|cpmen nc C|css|c|| ncs ne pcen|c| c
s|mu|ce. G|csvenc| ncec ne vc|y|ng s|uc|cns
w|n|n Cen|c| |cnccn Bc|cugns cnc |cen|ec
ne |mpc|cnce cf n|s |n |ccc|cns sucn cs ne |s|e
cf Dcgs cnc Ccnc|y wnc|f, wne|e ne p|cnn|ng
pc||cy has been supportive in welcoming new
transport-led development projects and where
development can therefore be supported
by Crossrail and can be partly funded by
development activity.
Positive effects on Development Activity
and Property Values
De|wen |cnccn |cen|ec nc ne ||ne w||| ncve
c pcs||ve effec cn p|cpe|y mc||e vc|ues cnc
ceve|cpmen cc|v|y cve| |me, |eec|ng nc
the development of the route and the new
investment that this represents is wholly good
news for London. They did also consider that
it was difcult, at present, to identify specic
Crossrail property market effects and that
business is driven by a wide range of factors,
concluding that the effects are not likely to
be fully and tangibly measurable now wn||e
ccns|uc|cn wc||s ccn|nue.
|cnc Secu|||es ecncec n|s pe|cep|cn, ccns|ce||ng
Crossrail will have a positive effect in the
long term. It has already changed our views
on development investment and property
acquisitions in areas along the route. Crossrail
is already referred to and used within
marketing material and in occupier queries.
It will re-inforce London as a place to invest
which has got be good.
ne|e c|e ce|c|n p|cces wn|cn mcy ceccme
ncspcs, |nc|uc|ng cenncm Ccu| |ccc cnc
|c|||ngccn wne|e new |eve|s cf cccess|c|||y cnc
|mp|cvec |ccc|cnc| cenes cf ncse c|ecs
suppc|s mc||e vc|ue cnc ceve|cpmen cc|v|y.
Be||e|ey G|cup c|sc |cen|ec |c|||ngccn sugges|ng
| mcy ceccme c new supe| nuc fc| Cen|c|
|cnccn [w|n ncmes||n| cnc C|css|c|| ccm|ng
cgene|} cnc C|css|c|| ncv|ng c |cnsfc|mc|ve effec
cn ne cus|ness env||cnmen cnc w|ce| suppc| fc|
|es|cen|c| cc|v|y |n n|s |ccc|cn. |n wn|ecncpe|
c s|m||c| |cnsfc|mc|ve effec |s pcss|c|e g|ven ne
|mp|cvec cccess|c|||y, ne cnc|cce| cf ne ex|s|ng
ncus|ng scc| cnc|cce| cnc ne cvc||cc|||y cf s|es
fc| fuu|e ceve|cpmen.
ne| ceve|cpe|s ecncec n|s sen|men,
|cen|fy|ng c |cnge cf |ccc|cns |nc|uc|ng wes
Ec||ng, Ec||ng B|cccwcy, /ccey wccc, wcc|w|cn
n|cugn ne |cyc| /|senc| ceve|cpmen,
cnc Cuscm cuse c||gnec c ne w|ce|
|egene|c|cn cf ne |cyc| Dcc|s cnc S||ve|cwn
cs ceve|cpmen ncspcs c||ven cy C|css|c||.
/ s|m||c| pcs||ve effec wcs |cen|ec fc| ne encs
cf ne C|css|c|| ||nes cnc sc|cns |n c| ccjccen
c ne |c|ge| cwn cen|es |n cue| |cnccn wne|e
ne|e |s |||e|y c ce cenes c |es|cen|c| vc|ue
cnc cemcnc |n sucn |ccc|cns wn|cn mcy c||ve
|es|cen|c| cemcnc cnc wn|cn |n u|n w||| suppc|
ne p|cv|s|cn cf se|v|ces cnc fcc||||es |n ne
cwn cen|es cnc c||ve fu|ne| s|e |egene|c|cn,
|nens|cc|cn c| |e-ceve|cpmen fc| cne| uses.
Planning Policy Aligned with
Crossrail Investment
/ c|||cc| |ssue n|gn||gnec cy c numce| cf
ceve|cpe|s |s ne cc|||y cf p|cnn|ng pc||cy
3. Driving Forces
|c|||ngccn C|css|c|| Sc|cn, Ecse|n |c|e c||
cenncm Ccu| |ccc C|css|c||
Sc|cn, Ecse|n |c|e c|| Bcnc S|ee C|css|c|| Sc|cn, wese|n |c|e nc||
3
|cnc Secu|||es empncs|sec n|s scy|ng an
enhanced quality of public realm is critical
around each Crossrail station. w|n ve|y
s|gn|ccn |nc|ecses |n ne cws cf pecp|e us|ng
eccn sc|cn cnc |ne|cncng|ng, pc||cu|c||y |n
Cen|c| |cnccn c|cunc Bcnc S|ee, cenncm
Ccu| |ccc cnc |c|||ngccn there is a clear
need to ensure that there is sufcient, high
quality open public space available. This will
also be to the benet of new developments
and the intensication of uses around the
stations.
G|csvenc| cg|eec w|n n|s n|gn||gn|ng the
critical need for Crossrail to ensure that the
setting of the stations provide a high quality
of public space. ney fu|ne| suggesec nc
this must extend beyond just the station
entrance and pavement space. Crossrails
substantial, targeted investment in the physical
environment, and its delivery, is a positive
benet. The longer term and wider physical
environmental benet of public spaces
and ground level connectivity remains an
issue that will have a fundamental effect on
development activity and perceptions of the
property benets that Crossrail brings.
De|wen |cnccn ccnc|ucec environmental
enhancements of the public realm are a
trigger for new development activity when
supported by improved accessibility by
Crossrail. This is important in order to ensure
that Crossrail passengers increase ground level
footfall and therefore the vitality of commercial
and retail/leisure facilities rather than simply
interchanging between rail or tube lines.
|cnccn wc||, nec|es C|css|c|| Sc|cn ||ve|pcc| S|ee [Mcc|gce en|cnce}
4. Findings by Sector and Line Section
42
Summary
C|css|c|| w||| ncve c ccns|ce|cc|e |mpcc cn
ne p|cpe|y mc||e, |n e|ms cf ce||ve|y |ces,
cccup|e| cemcnc cnc ne vc|ue cf c|| fc|ms
cf cc|spcce. |s |nuence w||| ce mcs |een|y
fe| |n ne |mmec|ce sc|cn env||cns, ncweve|
pcs||ve |mpccs ccu|c exenc cve| mucn
g|ece| c|scnces. C|css|c|| w||| suppc| ex|s|ng
n|gn pe|fc|m|ng c|ecs, suppc||ng |cnccns
|c|e cs c G|ccc| C|y cy c|ec|ng ccnc||cns fc|
ccn|nuec success cnc |nc|ecs|ng ne |eve|s cf
cve|-pe|fc|mcnce. | w||| c|sc suppc| ne g|cwn
cf wec|e| c|ecs, c|ec|ng new c|ecs cf cemcnc
cnc |mp|cv|ng pe|fc|mcnce |e|c|ve c ncn-
C|css|c|| |ccc|cns. nese |nuences c|e |||e|y c
c|ece cn cve|c|| up||f cf cpp|cx|mce|y 5.5cn
|n e|ms cf p|cpe|y vc|ues. |c| mcny |ccc|cns
C|css|c|| w||| ce |nuen|c| |n suppc||ng new
ceve|cpmen cc|v|y, c| ccce|e|c|ng ne pcce
cf ceve|cpmen. Key nc|ngs cf n|s sucy c|e:
ne pnys|cc| env||cnmen c cnc c|cunc
sc|cns w||| ce upg|ccec cnc s|engnenec,
enccu|cg|ng p||vce secc| |nvesmen,
n|s effec w||| ce pc||cu|c||y mc||ec cc|css
Cen|c| |cnccn c |ccc|cns nc w||| see c
sep cncnge |n cccess|c|||y cnc se|v|ce,
C|css|c|| |s c||eccy ncv|ng cn |mpcc cn
|nvesmen cec|s|cns cnc c mcny |ccc|cns
C|css|c|| w||| ce |nuen|c| |n suppc||ng new
ceve|cpmen cc|v|y cnc ccce|e|c|ng ne
pcce cf ceve|cpmen,
Beween 2011 cnc 2021 | |s fc|eccs nc
C|css|c||s |mpcc cn ne p|cpe|y mc||e
w||| ce ve|y s|gn|ccn cnc ne p|cjecec
|nc|ecse |n vc|ues w||| enccu|cge |nvesmen
|n ne fuu|e. n|s effec w||| ce pc||cu|c||y
mc||ec cc|css cen|c| |cnccn c |ccc|cns
nc w||| see c sep cncnge |n cccess|c|||y
cnc se|v|ce,
C|css|c|| ccu|c ne|p c|ece ccc||cnc|
|es|cen|c| cnc ccmme|c|c| ccccmmccc|cn
vc|ue cf cs mucn cs 5.5cn c|cng ne |cue
cnc suppc| ne ce||ve|y cf mc|e ncn 57,000
new ncmes cnc 3.25 m||||cn squc|e me|es
cf ccmme|c|c| cfce cc| spcce nc ncve
ceen |cen|ec fc| ceve|cpmen w|n|n 1
|||cme|e cf sc|cns c|cng ne |cue,
S|gn|ccn |nc|ecses |n |es|cen|c| ccp|c|
vc|ues |n cen|c| |cnccn cf 25 pe| cen cnc
|n ne sucu|cs cy 20 pe| cen cccve ccse||ne
fc|eccss cve| c ceccce ccn ce c||cuec
c C|css|c||s |mpcc. |enc| cfce vc|ues |n
nese c|ecs w||| |nc|ecse cue c C|css|c|| cy
17.5 pe| cen cnc 20 pe| cen, cnc
d|ccn |ec|m |mp|cvemens cnc ne
p|cmc|cn cf new s|es cccve C|css|c||
sc|cns w||| cc cs c n|gn|y v|s|c|e cnc
cenec|c| c||ve| fc| fu|ne| ceve|cpmen
cc|v|y, ne |nens|cc|cn cf use cnc, |n
scme |nscnces, sucn cs |c|||ngccn, ne sc|
cf |cnsfc|mc|cnc| p|cce-sncp|ng cncnge.
C|css|c|| w||| ncve c |cnsfc|mc|ve effec
cn ne p|cpe|y mc||e cnc ceve|cpmen
cc|v|y cve| |me.
43
Introduction
n|s sec|cn ses cu C|css|c||s effecs cn ne
p|cpe|y mc||e cf C|css|c||. | ccns|ce|s ne
|mpccs nc ne ||ne ncs ncc c cce cnc |cc|s
fc|wc|c cve| ne ccns|uc|cn pe||cc cnc |nc
ne cpe|c|cnc| pe||cc cf ne ||ne cfe| | cpens
|n 2018.
Total Additional Value and
Volume Supported by Crossrail
C|css|c|| w||| c||ng new |eve|s cf cccess|c|||y cnc
f|equency cf |c|| se|v|ce cc|css |s |cue. |c| mcny
c|ecs, |s ce||ve|y |s |nuen|c| |n encc||ng new
ceve|cpmen cc|v|y c cccu|, c| ccce|e|c|ng
ne pcce cf ce||ve|y.
Cu||en cvc||cc|e ncus|ng |cnc ccpcc|y sucy
ccc f|cm ne G|/ cnc |nc|v|cuc| cc|cugn cnc
c|s||c /nnuc| Mcn|c||ng |epc|s |cen|fy c cc|
ccpcc|y fc| scme 57,275 new |es|cen|c| un|s
w|n|n 1|m cf c|| ne C|css|c|| sc|cn |ccc|cns
cc|css ne ||ne |n ne pe||cc 2012 2021. Esces
Gczee ccc sncws c cc| ccmm|ec cfce
p|pe||ne cf scme 3,255,000 sqm w|n|n 1|m cf
C|css|c|| sc|cns.
c||ng cn cve|c|| v|ew cf ne ||ne, | |s pcss|c|e
c c|cw c c|ccc ccnc|us|cn cn ne cc|
pcen|c| ccc||cnc| vc|ue nc C|css|c|| w|||
suppc| fc| |es|cen|c| cnc ccmme|c|c| cfce
ccccmmccc|cn. ne|e c|e ||m|c|cns c
ne |eve| c wn|cn ne c||ng|ng fc|wc|c cf c||
sucn ceve|cpmen ccn ce sc|e|y c||cuec
c C|css|c||, neve|ne|ess, ne gu|es p|cv|ce c
c|ccc |nc|cc|cn cf ne cc| ccc||cnc| vc|ue
C|css|c|| ccu|c suppc|.
ne fc||cw|ng cc|e summc||ses ccse||ne cnc
C|css|c|| fc|eccss c |cen|fy ne up||f nc
C|css|c|| gene|ces cc|css Cen|c|, wes cnc
Ecs ||ne sec|cns. n|s sncws ncw C|css|c|| ncs
ne pcen|c| c ccc cs mucn cs 5.5cn cf
ccc||cnc| vc|ue c|cng ne |cue. | c|sc |cen|es
ne c|s||cu|cn ceween ccc||cnc| |es|cen|c|
cnc cfce mc||es fc| eccn sec|cn cf ne
C|css|c|| |cue.
Development Projections
wes Cen|c| Ecs cc| C|css|c||
Bcse||ne |es|cen|c| cn 4. 8.0 . 22.8
fce cn 0.2 . 0.2 7.3
Total bn 5.1 14. 10.1 30.2
C|css|c||
P|cjec|cn
|es|cen|c| cn 5.8 10.0 11.8 27.
fce cn 0.2 7. 0.3 8.1
Total bn .0 17. 12.1 35.
C|css|c||
|mpcc
|es|cen|c| cn 0. 2.0 1. 4.8
fce cn 0.01 0.7 0.01 0.7
Total bn 0. 2.7 1. 5.5
C|css|c||
|mpcc %
|es|cen|c| % 18 25 1 21
fce % 4 10 4 10
Total 17 18 1 18
44
Central Section
/ |nne| Zcnes cf |nuence up c 500m f|cm
sc|cns, c|ecs c|cunc Pccc|ngcn, Bcnc S|ee
cnc cenncm Ccu| |ccc w||| |nc|ecs|ng|y
cupe|fc|m ne ||ne Sec|cn cve|cge se cy
|ccc| cunc||y cve|cges cve| |me. ne effec w|||
s|engnen cnce ne se|v|ce cpens |n 2018.
ne fc|eccs c|sc sncws nc |c|||ngccn, ||ve|pcc|
S|ee cnc ne Ccnc|y wnc|f Sc|cn c|ecs w|||
c|| mcve f|cm unce|pe|fc|m|ng ne ||ne Sec|cn
cve|cge c c s|cnge| pcs||cn. / |c|||ngccn cnc
||ve|pcc| S|ee n|s sn|f |s |||e|y c ncppen |n ne
nec| e|m cnc cs sucn mcy nc ce c c||ec |esu|
cf C|css|c||. cweve|, C|css|c|| w||| ccce|e|ce
ne |eve| cf cu-pe|fc|mcnce cnce cpen.
Ccnc|y wnc|f |mp|cvemen |s mc|e c||ec|y
c||cucc|e c C|css|c|| g|ven |s |m|ng cnc ne
we|| escc||snec |e|c|cnsn|p ceween |cnspc|
ccpcc|y cnc ceve|cpmen, |n pc||cu|c| |e|cec
c wccc wnc|f.
Residential Markets
|n c|ce| c unce|scnc ne |mpcc cnc effecs cf
C|css|c|| cn ne |es|cen|c| mc||e c|cng ne |cue
we ncve unce|c|en c ccmpc||scn cf ne vc|ue
fc|eccss fc| eccn sc|cn Zcne cf |nuence cnc
ne fc|eccs fc| cve|cge ncme p||ces cc|css ne
mc||e c|ecs ne en||e |e|evcn ||ne sec|cn s|s
w|n|n. n|s |n||c| cnc|ys|s p|cv|ces cn |nc|cc|cn
cf wn|cn Sc|cn c|ecs c|e |||e|y c cene mcs
f|cm ne |n|ccuc|cn cf C|css|c|| cgc|ns cve|cge
fc|eccs vc|ues fc| eccn ||ne Sec|cn.
ne |cnccn cnc G|ece| Scun Ecs |es|cen|c|
mc||e |s ccmp|ex w|n c se||es cf suc-mc||es
cpe|c|ng w|n|n eccn ||ne Sec|cn. ne |mpcc
cf C|css|c|| cn p|cpe|y vc|ues, cnc nence ne
|ncen|ve fc| ceve|cpmen cnc |egene|c|cn, w|||
vc|y s|gn|ccn|y ccn ceween c|ffe|en sc|cn
|ccc|cns cnc cc|css ne Zcnes cf |nuence c
eccn sc|cn wnen ccmpc|ec c |ccc| mc||e
cencnmc||s wnene| |ccc|cn spec|c c| w|ce|
|ccc| cunc||y c|ecs. we ncve c|sc n|gn||gnec
pc||cu|c| sc|cns wne|e C|css|c|| |s |||e|y c ncve c
s|gn|ccn |mpcc cn ne mc||e vc|ues |cen|ec.
c c |c|ge exen, c|ffe|ences ceween sc|cns
|eec ne c|ffe|en n|sc||c pe|fc|mcnce cf mc||es
|n eccn c|ec. |n essence, C|css|c|| w||| se|ve c
|e|nfc|ce c numce| cf ne s|cnges pe|fc|m|ng
c|ecs, pc||cu|c||y |n ne Cen|c| Sec|cn cf ne
|cue. cweve|, cs w||| ce sncwn ce|cw, |n c
numce| cf c|ecs C|css|c|| p|cv|ces ne cppc|un|y
c s|engnen mc||es c|, |n scme ccses, c|ece
new cnes cy |nc|ecs|ng vc|ues |n c|ecs wn|cn
ncve, c cce, s|gn|ccn|y unce|pe|fc|mec wnen
ccmpc|ec c |e|evcn |ccc| cunc||y c| spec|c
|ccc|cn cencnmc||s.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
A
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H
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(
)

Central Section 500m Zone of Influence
Central Section Paddington Bond Street
Tottenham Court Road Farringdon Liverpool Street
Whitechapel Canary Wharf
45
n|s pe|fc|mcnce |s c|sc |eecec |n ne ue|
Zcne cf |nuence up c 1000m. Pccc|ngcn,
Bcnc S|ee, cenncm Ccu| |ccc, |c|||ngccn,
||ve|pcc| S|ee cnc ne |s|e cf Dcgs ccnex
c|cunc ne Ccnc|y wnc|f sc|cn c|e c|| |||e|y c
cene f|cm ne C|css|c|| effec.
|ne|es|ng|y, wn|ecncpe| ccn|nues c unce|-
pe|fc|m ne ||ne Sec|cn cve|cge. cweve|,
w|n|n ne ue| Zcne cf |nuence ne gcp |s
nc||cwec.
/s w|n mcs cf |cnccns p|es|g|cus Cen|c|
cnc C|y |ccc|cns ne |nuence cf C|css|c|| c
Ccnc|y wnc|f sncu|c ce ccns|ce|ec |n ccnex
w|n c |cnge cf cne| fccc|s. ne ||ne w||| se|ve c
suppc| ne cngc|ng s|engns encc||ng fu|ne|
ceve|cpmen cy |nc|ecs|ng |cnspc| ccpcc|y. |c|
excmp|e Ccnc|y wnc|f, cs ne p||me |es|cen|c|
|ccc|cn |n |B cwe| cm|es, w||| ccn|nue c
cupe|fc|m |s Mc||e cencnmc|| ceccuse cf |s
mc||ec|y c|ffe|en cu|| cnc|cce|, csscc|c|cn w|n
ne cfce c|s||c cnc |mcge cnc |cen|y.
/ s|m||c| pce|n eme|ges fc| Pccc|ngcn, Bcnc
S|ee, cenncm Ccu| |ccc cnc ||ve|pcc| S|ee
sugges|ng nc ne |ec| cenes cf C|css|c|| c
nese |ccc|cns w||| nc ce |s |nuence cn |es|cen|c|
vc|ues, cu cy p|cv|c|ng ccpcc|y c ccc|ess ne
ccnges|cn cnc cccess |ssues wn|cn cc cs c
ccns|c|n cn ccmme|c|c| ceve|cpmen cc|v|y.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
A
v
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(
)

Central Section 1000m Zone of Influence
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
100,000
200,000
300,000
400,000
500,000
600,000
700,000
800,000
900,000
Canary Wharf
LB Tower Hamlets 500m 1000m Extended
4
West Section
ne wes Sec|cn fc| ne pu|pcses cf n|s sucy
|s ceemec c |un f|cm Mc|cennecc c /ccn
Mc|n||ne. / ||ne Sec|cn cve|cge pe|fc|mcnce
ncs ceen escc||snec fc| n|s sec|cn ccsec cn
cve|cges fc| |ccc| cunc||y c|ecs cnc vc||c|cns
cccve cnc ce|cw n|s |cen|ec. Zcnes cf
|nuence c|e ccns|ce|ec f|cm ne sc|cns
mcv|ng cuwc|cs |n sequence. ecn|cw |s
exc|ucec f|cm n|s cnc|ys|s g|ven ne Zcnes cf
|nuence cn|y ccve| ne c||pc| c|ec |se|f, cs
sucn ne|e ncs ceen nc |es|cen|c| |cnscc|cnc|
cc|v|y w|n|n ne p|cpe|y mc||e.
dp c 2007, vc|ues we|e n|gne| ncn ne ||ne
Sec|cn cve|cge c /ccn Mc|n||ne, Ec||ng
B|cccwcy, wes Ec||ng cnc cnwe||. /fe| 2011,
vc|ues c Scunc|| cnc |cng|ey c|sc mcve
cccve ne ||ne Sec|cn cve|cge. | |s p|cjecec
nc cs C|css|c|| |s ce||ve|ec, vc|ues |n nese
|ccc|cns w||| ccce|e|ce cwcy f|cm ne ||ne
Sec|cn cve|cge ccns|ce|cc|y. ne| |ccc|cns
c|e expecec c pe|fc|m c c| ce|cw ne ||ne
Sec|cn cve|cge cnc fc||cw ne |ce cf cncnge
se cy n|s ||ne Sec|cn cve|cge. ne g|cpn
c|sc sncws nc C|css|c|| |s |||e|y c |nuence ne
pcs||cn cf cp|cw cnc Mc|cennecc, mcv|ng
cve|cge vc|ues |n nese |nne| Zcnes cf |nuence
f|cm ce|cw ne ||ne Sec|cn cve|cge c cccve |
[|n 2017 cnc 2021 |espec|ve|y}.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
100,000
200,000
300,000
400,000
500,000
600,000
700,000
800,000
A
v
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a
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H
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(
)

West Section 500m Zone of Influence
West Section Maidenhead Taplow Burnham
Slough Langley Iver West Drayton
Hayes & Harlington Southall Hanwell West Ealing
Ealing Broadway Acton Mainline
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
100,000
200,000
300,000
400,000
500,000
600,000
700,000
800,000
900,000
1,000,000
A
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H
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(
)

West Section 1000m Zone of Influence
47
s|gn|ccn c|cs |n e|ms cf p|cpe|y vc|ues
cwc|cs ne |nne| Zcne cf |nuence c|cunc ne
sc|cn. ne |nne| Zcne |s c|ec||y ne s|cnges
pe|fc|m|ng cnc |s ne cn|y Zcne c exceec ne
Mc||e cencnmc|| [|ccc| /unc||y /ve|cge}
vc|ues fc| ne c|ec. /|sc | ccn ce seen c
s|gn|ccn|y w|cen ne vc|ue c|ffe|en|c| c ccn
ne ue| cnc Exencec Zcne cf |nuence,
wn|cn |emc|n ce|cw ne Mc||e cencnmc||.
n|s |nc|cces nc ne C|css|c|| |nuence w||| ce
s|gn|ccn|y wec|e| c c|scnce f|cm ne sc|cn,
pcen|c||y |eec|ng ne |nuence cn vc|ues
cf cne| fccc|s sucn cs c |e|c|ve|y |cw cens|y
ncus|ng scc| cf e||cces cnc sem|-ceccnec,
c|cwne|c |cnc cnc |ncus||c| |ccc|cns.
/ Zcnes cf |nuence ceycnc ne |mmec|ce 500m
|cc|us c|cunc sc|cns, ne up||f effec |s |ecucec.
wn||e c numce| cf cue| Zcnes cf |nuence w|||
ccn|nue c cupe|fc|m ne ||ne Sec|cn cve|cge,
fewe| |ccc|cns w||| see c sn|f f|cm unce| pe|fc|m|ng
ne ||ne Sec|cn cve|cge c cu pe|fc|m|ng.
cweve|, fc| ccn ne ue| cnc Exencec Zcnes
cf |nuence, Scunc|| cnc |cng|ey w||| mcve
cccve ||ne Sec|cn cve|cge pe|fc|mcnce. |c|
Exencec Zcnes cf |nuence, |ve| cnc Bu|nncm
w||| c|sc |mp|cve ne|| |e|c|ve pe|fc|mcnce.
nese |cs c|ecs cc, ncweve|, ncve ||m|ec
ceve|cpmen ccpcc|y |n pc||cy e|ms.
Scunc|| ncs mc|e s|gn|ccn ccpcc|y
csscc|cec w|n ne |cnccn P|cn ces|gncec
ppc|un|y /|ec. | c|sc sncws c pc||cu|c||y
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
100,000
200,000
300,000
400,000
500,000
600,000
700,000
800,000
900,000
A
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H
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West Section Extended Zone of Influence
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
100,000
200,000
300,000
400,000
500,000
600,000
LB Ealing 500m 1000m Extended
Southall
48
East Section
|n ne Ecs Sec|cn vc|ue cncnges ncve c|use|ec
cnc c|e expecec c scy c|cse c ne ||ne
Sec|cn cve|cge fc| ne |nne| Zcnes cf |nuence.
n|s mcy |eec ne s|engn cf c we|| escc||snec
vc|ues pce|n wne|e ne|e |s |esse| vc||cc|||y
|n vc|ue cc|css Ecs |cnccn cnc ceycnc cs c
wnc|e, ncn cc|css cue| wes |cnccn. ne cu||e|
|s Snene|c wne|e vc|ues c|e s|gn|ccn|y cnc
ccns|sen|y n|gne|.
C|css|c|| w||| c||ve scme |mp|cvemen |n |e|c|ve
pe|fc|mcnce c c s|gn|ccn numce| cf ne
|nne| Zcnes cf |nuence. cweve|, ne effec c
w|ce| ue| Zcnes cf |nuence w||| ce s|cnge|,
w|n C|css|c|| ncv|ng cn |mpcc cn c g|ece|
numce| cf ne Zcnes cnc mcv|ng mc|e cf nem
f|cm unce| c cu-pe|fc|mcnce cf ne cve|cge
cy 2021. By ne enc cf ne fc|eccs pe||cc cn|y
/ccey wccc wcu|c ccn|nue c ncve vc|ues
wn|cn c|e ce|cw ne ||ne Sec|cn cve|cge.
Desp|e ne |nuence cf C|css|c||, /ccey
wccc w||| nc s|gn|ccn|y |mp|cve |s |e|c|ve
pe|fc|mcnce, w|n vc|ues |emc|n|ng 15% ce|cw
ne ||ne Sec|cn cve|cge se cy |ccc| cunc||y
c|ec cve|cges c|cng ne Ecs ||ne Sec|cn. n|s
ccn ce ccns|ce|ec c |eec ne ccmpen|ng
effec cf c w|ce |cnge cf |ccc| fccc|s |nc|uc|ng
quc||y cf scc|, |ccc| cmen||es cnc pe|cep|cns.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
A
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East Section 500m Zone of Influence
East Section Stratford Maryland Forest Gate
Manor Park Ilford Seven Kings Goodmayes
Chadwell Heath Romford Gidea Park Harold Wood
Brentwood Shenfield Custom House Woolwich
Abbey Wood
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
A
v
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H
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East Section 1000m Zone of Influence
Stratford Maryland Forest Gate
Ilford Seven Kings Goodmayes
Abbey Wood
East Section
Manor Park
4
Pe|fc|mcnce |n ne Exencec Zcnes cf |nuence
|eecs ncse cf |nne| Zcnes |n e|ms cf sc|cn
|ccc|cns nc w||| see ne g|eces cene cnc
ncse wn|cn w||| ccn|nue c unce|-pe|fc|m.
Scme cf ne sc|cn c|ecs |n ne Ecs Sec|cn
sncw nc w|n|n ne fc|eccs pe||cc ne C|css|c||
|mpcc |s un|||e|y c ce sufc|en c |c|se
pe|fc|mcnce cccve ne |mmec|ce |cen|ec
Mc||e Bencnmc||s. |n ||fc|c, fc| excmp|e, vc|ues
fc|| c |eccn ne Mc||e Bencnmc|| [|B |ecc||cge
/ve|cge \c|ue}. cweve| ne |enc ||ne suggess
nc, |f |mp|cvemen |ces ccn|nue vc|ues w|||
exceec ne Mc||e Bencnmc|| cy 2025.
|n /ccey wccc, ne |enc suggess nc vc|ues
c|e un|||e|y c equc| ne Mc||e Bencnmc||
[|B G|eenw|cn /ve|cge vc|ue} cs c |esu| cf
C|css|c|| un|| ne ve|y |cng e|m, c|ncugn
ceve|cpmen cc|v|y cnc c|e-up |ces c|e
expecec c |nc|ecse, c ccnc|us|cn suppc|ec
cnc empncs|sec n|cugn ceve|cpe| c|scuss|cns
unce|c|en cs pc| cf ne sucy. n|s suggess,
nc ne|e c|e mucn |c|ge| cnc||enges fcc|ng ne
p|cpe|y mc||e ncn C|css|c|| |nvesmen c|cne
ccn ccc|ess, pc||cu|c||y |e|cec c p|cpe|y
scc|, cep||vc|cn, emp|cymen cppc|un||es
cnc ne sce cf ne pnys|cc| env||cnmen.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
A
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East Section Extended Zone of Influence
Abbey Wood
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
LB Redbridge 500m 1000m Extended
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
Ilford
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
Abbey Wood
LB Greenwich 500m 1000m Extended
||ve|pcc| S|ee C|css|c|| Sc|cn, Ecse|n En|cnce
50
Variation in Effect at Extended Zones
of Inuence
ve| ne fc|eccs pe||cc [2012 c 2021} ne|e
|s cn |ne|es|ng gene|c| c|ffe|ence ceween
pe|fc|mcnce w|n|n ne Cen|c| Sec|cn cnc ne
wes cnc Ecs Sec|cns.
|n ne cue| Sec|cns, |nne| Zcne cf |nuence
|es|cen|c| vc|ues enc c |cg cen|nc ne |c|ge|
ue| cnc Exencec Zcnes cf |nuence fu|ne|
f|cm Sc|cn |ccc|cns. |n mcs ccses n|s |nne|
Zcne cf |nuence |cgs cen|nc ne |ccc| cunc||y
Mc||e Bencnmc|| vc|ues |cen|ec fc| ne
pc||cu|c| sc|cn c|ec. n|s ccu|c |eec ccve|se
cmen|y pe|cep|cns ccmmcn|y csscc|cec w|n
|c|| sc|cns |n sucu|ccn c|ecs [wn|cn c|e ccsec
cn nc|se, pc|||ng cpp|cccnes c| su|p|us |c|| |cnc
nc ccn cnc|cce||se scme c|ecs}.
|n ne Cen|c| Sec|cn, ne |e|c|cnsn|p |s |ess
c|ec||y escc||snec w|n c numce| cf |nne| Zcnes
cf |nuence |ecc|c|ng vc|ues we|| |n excess cf
ne Mc||e Bencnmc|| c| ue| Zcne cf |nuence.
n|s mcy ce ccsec cn ne mc|e ccmp|ee cnc
n|gn cens|y cu|| env||cnmen, cnc g|ece|
c|e|cnce fc| |cnspc| |mpcc w|n|n ne Cen|c|
c|y c|ec. Mcny sc|cns c|e, cf ccu|se, ce|cw
g|cunc |n Cen|c| |cnccn. ne cnc|s ce|cw
p|cv|ce excmp|es cf n|s |e|c|cnsn|p.
51
n|s |e|c|cnsn|p n|gn||gns ne w|ce| |nuences
cn ne p|cpe|y mc||e wn|cn ncve n|sc||cc||y
se vc|ue pc|cmee|s. nese fccc|s c|e |||e|y c
|nc|uce ne ncu|e, quc||y cnc scc|e cf scc|
cvc||cc|e, ne quc||y cf ne env||cnmen cnc
ne negc|ve |mpcc cf c|cse p|cx|m|y c cve|
g|cunc |c|| |nf|cs|ucu|e, wn|cn w||| ncve cn
|mpcc cn |es|cen|c| p||ces. ||cm ne vc|ue
fc|eccss | cppec|s un|||e|y nc ne |n|ccuc|cn
cf C|css|c|| w||| fu||y cffse nese |ssues, c|ncugn
ne fc|eccs |nc|cces | w||| |ecuce ne |mpcc
cnc nc||cw ne c|ffe|ence |n pe|fc|mcnce
s|gn|ccn|y. ne |mpcc cf n|s w|ce |cnge
cf fccc|s cn ne p|cpe|y mc||e n|gn||gns
ne cnc||enge cf |sc|c|ng ne c||ec |mpcc
cf C|css|c|| cnc unce|||nes ne |mpc|cnce
cf |e|c|ng ne fc|eccss ccc| c |e|evcn
Mc||e Bencnmc||s.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Windsor & Maidenhead 500m 1000m Extended
0
100,000
200,000
300,000
400,000
500,000
600,000
700,000
Maidenhead Residential Value Forecast
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
1,600,000
LB Camden 500m 1000m
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
LB Redbridge 500m 1000m Extended
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
500,000
Seven Kings
52
The Impact of Timing
ne C|css|c|| B||| |ece|vec |cyc| /ssen |n
Ju|y 2008, |n effec g|v|ng ne gc-cnecc
fc| ceve|cpmen cnc ccn|m|ng ne |cue
c||gnmen, sc|cn |ccc|cns cnc |mecc|e
fc| ce||ve|y. G|ven ne ce|c|ny cf ne mcjc|
e|emens cf C|css|c|| c|ecec cy |cyc| /ssen,
scme |mmec|ce cenes we|e fe| |n ne
c|ecs c|cunc ne sc|cns cs p|cpe|y cwne|s
cnc ceve|cpe|s ||ec c ccp|c||se cn ec||y
puc||c|y fc| ne |cue.
Early Benets Modifying Recession Impact
|n c|ce| c |cen|fy cny pcen|c| ec||y cenes
fc||cw|ng ccn|mc|cn cf ne C|css|c|| |cue,
ne n|sc||c pe|fc|mcnce cf ne mc||e ncs
ceen |cc|ec. n|s ccc c|sc fc|ms ne ccse
|nfc|mc|cn fc| fuu|e fc|eccs|ng. |n gene|c| ne|e
cppec|s c ncve ceen |||e ec||y cene c|ecec
cy C|css|c|| |n ne |mmec|ce pe||cc cfe| |cyc|
/ssen w|n nc ccns|sen pce|n cf up||f c|
cev|c|cn f|cm ne w|ce| mc||e |enc escc||snec
cy ne c|ec cencnmc||s ev|cen cc|css ne
|cnge cf sc|cn c|ecs.
ne |eve| cf |cnscc|cns |ecc|cec ceween 2008
cnc 2011 ncs fc||en ccns|sen|y f|cm ne|| pec|,
mcs |||e|y cs c |esu| cf ne cngc|ng |ecess|cn.
cweve|, |n 2010 cnc 2011 c numce| cf Sc|cn
c|ecs c| |nc|v|cuc| Zcnes cf |nuence c|c w|ness
scme mcces |nc|ecses |n |cnscc|cns cc|v|y,
c|ce| s||| s|gn|ccn|y ce|cw ne p|e-|ecess|cn
pec|. G|ven ne smc|| |eccve|y |n ne ncus|ng
mc||e |n n|s pe||cc [pc||cu|c||y |n |cnccn} |
|s c|fcu| c c||cue n|s |nc|ecse sc|e|y c cny
C|css|c|| |nuence, c|ncugn | |s |||e|y c ncve
ceen c ccn||cu|ng fccc|.
u|n|ng c p|cpe|y vc|ue cncnges, cgc|n ne
ev|cence |s |nccnc|us|ve cs c ne c||ec |eve| cf
|mpcc cf ne C|css|c|| cnncuncemen |n gene|c|
cc|css ne ||ne. cweve|, ne|e ncs pcen|c||y
ceen scme |nuence c cn |nc|v|cuc| sc|cn |eve|.
|cng|ey, fc| excmp|e |s sncw|ng ncuse p||ces
w|n|n ne |nne| Zcne cf |nuence cupe|fc|m|ng
ne w|ce| S|cugn Mc||e Bencnmc||.
ne sc|cn c cyes cnc c|||ngcn cemcns|ces
cncne| pcen|c| ec||y |nuence cf C|css|c||
sncw|ng nc, wn||s | mcy nc ncve ccusec vc|ues
c |nc|ecse | mcy ncve ne|pec |n cffse|ng ne
mcs s|gn|ccn |mpccs cf ne |ecess|cn.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
100,000
200,000
300,000
400,000
500,000
600,000
Slough BC 500m 1000m Extended
Langley
53
/s sncwn cccve |n ne pec| cf ne |ecess|cn
|n ne ncus|ng mc||e [200-2010} ne Mc||e
Bencnmc|| [|B ||||ngccn /ve|cge \c|ue}
vc|ue cu|ve sncwec c ccns|ce|cc|e fc||, w|n
vc|ues cec|ecs|ng cy cpp|cx|mce|y 30,000.
cweve|, w|n|n ne |nne| Zcne cf |nuence
vc|ues |emc|nec |e|c|ve|y ccnscn, w|n cn|y c
smc|| [cpp|cx|mce|y 3,000} cncnge. ne |c|ge|
Zcnes cf |nuence cemcns|cec c s|m||c| c|p |n
pe|fc|mcnce c ne cencnmc||, sugges|ng nc
ne|e mcy ce c ||n| ceween sc|cn p|cx|m|y,
C|css|c|| cnncuncemens cnc |e|c|ve p||ce
scc|||y.
ne| c|ecs wne|e c s|m||c| |nuence |s
|cen|cc|e |nc|uce:
wes Ec||ng,
Ec||ng B|cccwcy,
|c|||ngccn,
||ve|pcc| S|ee:
||fc|c, cnc
B|enwccc.
Desp|e ne pcen|c| pcs||ve |mpccs nc
C|css|c|| mcy ncve |n ne p|e-ccns|uc|cn pncse,
| |s |mpc|cn c |ec||se nc w|n n|sc||c ccc | |s
mc|e c|fcu| c c|scgg|egce ne c||ec C|css|c||
effec f|cm cne| |nuences cn |ccc| p|cpe|y
mc||es sucn cs mcjc| |egene|c|cn scnemes c|
|nf|cs|ucu|e |n||c|ves. ne wnc|e |mpcc ccnnc
ce c||cuec c ne cnncuncemen cf ne
C|css|c|| |nvesmen.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
Hayes & Harlington
LB Hillingdon 500m 1000m Extended
54
|c| Bcnc S|ee, c ne sc| cf ne ccns|uc|cn
pe||cc [2012} vc|ues |n ne Zcnes cf |nuence
c|e ceween 40% cnc 50% n|gne| ncn ne
Mc||e Bencnmc||s [|B Ccmcen cnc |B
wesm|nse| /ve|cge \c|ues}, ncweve| cy
2017 n|s gcp ncs |nc|ecsec c ceween 50%
cnc 0%. n|s |s c ccns|ce|cc|e |nc|ecse |n
pe|fc|mcnce nc, g|ven ne s|ucu|e cf ne
fc|eccs, ccn ce c||cuec c ne |mpcc cf
C|css|c|| cs | ||es cccve ne gene|c| |cnccn-w|ce
g|cwn |enc.
|n gene|c| ne |mpcc cn vc|ues w|n|n ne
ccns|uc|cn pncse cn ne |es|cen|c| p|cpe|y
mc||e |s fc|eccs c ce |e|c|ve|y mcces,
ncweve| | |s fc|eccs c ce un|fc|m|y pcs||ve
cc|css ne |engn cf ne |cue. n|s ccnc|us|cn |s
suppc|ec cy ceve|cpe| c|scuss|cns.
|n gene|c| ne ccns|uc|cn pncse w||| see
p|cpe|y vc|ues w|n|n ne Zcnes cf |nuence
ceg|n c |nc|ecse c c g|ece| |ce ncn ne
Mc||e Bencnmc||s, n|s w||| ncve c|ffe||ng effecs
cn ne mc||e cepenc|ng cn ne |e|c|ve sc||ng
pcs||cn. |c| excmp|e, |n c|ecs sucn cs Bcnc
S|ee, wne|e vc|ues c|e n|gne| ncn ne Mc||e
Bencnmc||s, ne gcp ceween ne Zcnes cf
|nuence cnc ne Mc||e Bencnmc|| vc|ues w|||
ceg|n c |nc|ecse.
Construction Phase: 2012-2017 Evident Impact
ne seccnc |cen|cc|e pncse fc| wn|cn c es
ne |mpcc cf C|css|c|| |s ne cu||en ccns|uc|cn
pncse. | |s w|n|n n|s pe||cc nc ne p|esence cf
C|css|c|| ceg|ns c ceccme mc|e ev|cen c|cng
ne |cue w|n mcjc| ccns|uc|cn wc||s unce|wcy
cn cnc unce| ne g|cunc cnc c|sc s|gn|ccn
ccve|cge |n ne p|ess fc| ne mcjc| ve| S|e
Deve|cpmen p|cjecs |nc|uce:
Pccc|ngcn,
Bcnc S [Dcv|s S},
Bcnc S [cncve| Squc|e},
cenncm Ccu| |ccc [Decn S},
cenncm Ccu| |ccc [Cnc||ng C|css |ccc},
|c|||ngccn [Ccwc|css S},
|c|||ngccn [||ncsey S},
||ve|pcc| S [Mcc|gce}, cnc
||ve|pcc| S [B|cme|c S}.
n|s |nc|ecs|ng pnys|cc| p|esence cf C|css|c||
w||| escc||sn ne |cue mc|e |m|y |n ne m|ncs
cf ceve|cpe|s cnc |cnc cwne|s, ccn|m|ng ne
|ccc|cn cf sc|cns |n c mc|e ccnc|ee wcy
ncn ccn|evec cy |cyc| /ssen cf ne C|css|c||
B|||. /s sucn | |s |ecscncc|e c expec nc n|s
|nc|ecsec cwc|eness w||| ceg|n c |nuence
cencv|cu| cnc |nvesmen cec|s|cns. ne |mpcc
cn |mmec|ce su||cunc|ngs w||| c|sc ce |eecec
|n ne 0m p|cg|cmme fc| puc||c |ec|m
|mp|cvemens.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
Bond Street
LB Westminster LB Camden 500m 1000m
55
Zcnes cf |nuence f|cm c pcs||cn cf |e|c|ve
unce|pe|fc|mcnce c cne wne|e vc|ues exceec
ne Mc||e Bencnmc||
|n c|ecs wne|e vc|ues c|e nc cu||en|y cccve
ne Mc||e Bencnmc|| nen C|css|c|| |s fc|eccs
c ncve c c|ffe|en effec, nc||cw|ng ne |eve|
cf unce|pe|fc|mcnce c| even c|ec|ng ne
cppc|un|y fc| vc|ues |n scme Zcnes cf |nuence
c exceec Mc||e Bencnmc|| vc|ues.
|c|es Gce sc|cn |s c gccc excmp|e cf n|s cs
c|| Zcnes cf |nuence vc|ues ceg|n c exceec
ne cencnmc|| |eve| w|n|n ne ccns|uc|cn
pncse. ne ue| cnc Exencec Zcnes cf
|nuence mcve cccve ne cencnmc|| f|cm
2013. cweve| ne |nne| Zcne cf |nuence cn|y
|eccnes pc||y |n 2015 g|ven | sc|s f|cm c
pcs||cn cf |e|c|ve unce|pe|fc|mcnce.
n|s suggess nc C|css|c|| ncs ne pcen|c|
c sn|f ne mc||e pcs||cn w|n|n |c|es Gce
even cefc|e ne ||ne |s cpe|c|cnc|, mcv|ng c||
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
Forest Gate
LB Newham 500m 1000m Extended
5
Crossrail Opening: 2018+ reatest Impact
C|css|c||s p|cnnec cpen|ng f|cm 2018 w||| qu|c||y
see se|v|ces |unn|ng ne fu|| |engn cf ne ||ne
cnc c fu|| |mecc|e |n cpe|c|cn. | |s cu||ng
n|s pe||cc cf ec||y cpe|c|cn nc ne mc||e |s
mcs |||e|y c |ecc c |s p|esence cnc nence |s
g|eces |nuence w||| ce w|nessec.
/s expecec, cnce ne ||ne |s fu||y cpe|c|cnc|
cnc ne fu|| cenes ccn ce expe||encec, ne|e
|s |||e|y c ce c mucn mc|e s|gn|ccn |mpcc
cn |es|cen|c| vc|ues cnc |cnscc|cnc| cc|v|y,
w|n ne ccmpc|c|ve pcs||cn cf |ccc| p|cpe|y
mc||es cncng|ng cs c |esu| cf C|css|c|| cnc
c numce| cf Zcnes cf |nuence sn|f|ng f|cm
unce|pe|fc|mcnce c exceec|ng Mc||e
Bencnmc|| vc|ues.
/s sncwn fc| wes D|cycn ne Zcnes cf |nuence
ccns|sen|y unce|-pe|fc|m wnen ccmpc|ec
c ne Mc||e Bencnmc|| [|cnccn Bc|cugn cf
||||ngccn /ve|cge \c|ue} un|| 201, wnen ccn
ne ue| cnc Exencec Zcnes cf |nuence ccn
ceg|n c exceec nese vc|ues. wn||s ne |nne|
Zcne cces nc |eccn ne Mc||e Bencnmc|| cy
2021, ne |enc suggess nc | wcu|c qu|c||y
cccn up cnc pcen|c||y exceec ne Mc||e
Bencnmc|| vc|ue ceycnc ne fc|eccs|ng pe||cc.
nce cpe|c|cnc|, C|css|c|| c|sc cppec|s c ncve
ne pcen|c| c p|cv|ce cn ccc||cnc| |mpeus c
even cu ne |eve|s cf cu-pe|fc|mcnce cc|css
Zcnes cf |nuence c |nc|v|cuc| sc|cns.
wn|ecncpe| p|cv|ces c gccc excmp|e cf n|s
equc||sc|cn effec. wn||s ne c|ffe|en|c| |n vc|ues
ceween ne wc Zcnes cf |nuence cces nc
c|e| pcs cpen|ng [cs ne |ce c wn|cn vc|ues
c|e fc|eccs c g|cw |n eccn Zcne |s ccnscn},
ne|e |s cncnge c ne |e|c|ve unce|pe|fc|mcnce
cf ne |nne| Zcne cf |nuence wnen ccmpc|ec
c ne Mc||e Bencnmc|| [|cnccn Bc|cugn cf
cwe| cm|es /ve|cge \c|ue}. ne ue| Zcne cf
|nuence ceg|ns c cupe|fc|m ne cencnmc||
p|e-cpen|ng |n 2015, ncweve| ne |nne| Zcne cf
|nuence |emc|ns s|gn|ccn|y ce|cw. cweve| ne
ccc||cnc| cenes fe| pcs-cpen|ng |esu| |n cn
ccce|e|c|cn |n |e|c|ve pe|fc|mcnce |n ne |nne|
Zcne cf |nuence cu|ve, snc|en|ng ne pe||cc cf
unce|-pe|fc|mcnce cnc c||cw|ng vc|ues |n n|s
Zcne c exceec ne Mc||e Bencnmc|| |n 2020.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
West Drayton
LB Hillingdon 500m 1000m Extended
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
100,000
200,000
300,000
400,000
500,000
600,000
700,000
Whitechapel
LB Tower Hamlets 500m 1000m
57
|n c|ecs wne|e ne pe|fc|mcnce cf c|| ne Zcnes
cf |nuence ncs ceen ccns|sen|y cccve ne
|ccc| cunc||y Mc||e Bencnmc|| ne cpen|ng
cf ne C|css|c|| ||ne w||| see vc|ues |nc|ecse
c c mucn g|ece| |ce, w|cen|ng ne gcp |n
pe|fc|mcnce.
/s sncwn, c ne pc|n cf ene||ng fu|| cpe|c|cnc|
mcce vc|ues |n ccn ne |nne| cnc ue| Zcnes
cf |nuence c|e cpp|cx|mce|y 30% n|gne| ncn
ne Mc||e Bencnmc|| [|B |s||ngcn /ve|cge \c|ue}.
cweve|, cy 2021 n|s c|ffe|ence ncs |nc|ecsec c
c |ecs 35%. n|s |nc|cces nc |n ne n|ee yec|s
fc|eccs pcs-cpen|ng ne|e |s c pcs||ve cene cf c
|ecs 5% cn cve|cge p|cpe|y p||ces |n |c|||ngccn.
cweve|, ne cenes cnc |mpccs c|e un|||e|y c
ce ||nec| cc|css c|| cf ne Zcnes cf |nuence. |nceec,
w|n|n ne Exencec Zcne cf |nuence ne |nuence
ceg|ns c c|m|n|sn ccmpc|ec c ne |nne| cnc ue|
Zcnes cf |nuence, ncv|ng ne pcen|c| c cncnge
ne |e|c|cnsn|p ceween ne Zcnes |n ne |cng e|m.
/s sncwn fc| c|c|c wccc, c|| cf ne Zcnes cf
|nuence ncve c s|m||c| vc|ue p|c|e p||c| c C|css|c||
cpen|ng cnc ceg|n c exceec cencnmc|| vc|ues
c |cugn|y ne scme |me, c|cunc ne |me ne ||ne
|s fu||y cpe|c|cnc|. cweve|, pcs-cpen|ng ne |nne|
cnc ue| Zcnes cf |nuence ceg|n c c|ve|ge f|cm
ne Exencec Zcne cf |nuence. ve| ne wnc|e
pe||cc | ccn ce seen nc ne |e|c|ve pcs||cn cf
ne Exencec Zcne cf |nuence cncnges f|cm ne
n|gnes vc|ue |n 2007 c ne |cwes |n 2021.
Residential Places to Watch
Bcsec cn ne |es|cen|c| mc||e cnc|ys|s | |s
pcss|c|e c |cen|fy c ||s cf C|css|c|| sc|cns cs
pc||cu|c| p|cces c wccn wne|e ne|e c|e |||e|y c
ce c|s|nc c| |c|ge scc|e |mpccs cn ne |es|cen|c|
p|cpe|y mc||e. |n pc||cu|c| nese |nc|uce:
S|cugn,
cyes & c|||ngcn,
Scunc||,
Bcnc S|ee,
cenncm Ccu| |ccc,
|c|||ngccn,
wn|ecncpe|,
|s|e cf Dcgs,
Cuscm cuse, cnc
wcc|w|cn.
ne g|cwn cnc ceve|cpmen pcen|c| cf nese
c|ecs c|e sucjec c c mc|e cec||ec |ev|ew |n
Sec|cn 5 cnc /ppenc|x .
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
Farringdon
LB Islington 500m 1000m
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
Harold Wood
LB Havering 500m 1000m Extended
58
Ofce Markets
ne cfce mc||e w|n|n |cnccn func|cns |n c ve|y
c|ffe|en wcy c ne |es|cen|c| mc||e. Bus|ness
cc|v|y |s nc sp|ecc even|y cc|css |cnccn cnc
ne w|ce| Scun Ecs |eg|cn. Cen|c| |cnccn
cnc ne C|y cf |cnccn |n pc||cu|c| |ep|esen
sucscn|c| ccncen|c|cns cf cfce ccsec cc|v|y
cnc emp|cymen |n ncnc|c| cnc cus|ness
se|v|ces, cc|pc|ce cccup|e|s cnc gcve|nmen
cccup|e|s. n|s |s c funccmenc||y c|ffe|en mc||e
ncn nc fcunc |n ue| |cnccn cnc ceycnc.
ne|e c|e c|sc c|ffe|ences |n vc|ues ceween ne
C|y cf |cnccn, wesm|nse| cnc Ccnc|y wnc|f,
cnc ceween cen|c| |cnccn cs c wnc|e cnc
cne| cfce mc||es nc C|css|c|| w||| |un n|cugn.
| |s w|ce|y |eccgn|sec nc ne cen|c| cus|ness
c|s||c w|n|n |cnccn ||es w|n|n ne Cen|c| /c|v|y
Zcne [C/Z} wn|cn enccmpcsses ne wes Enc, M|c
cwn, ne C|y cf |cnccn, C|y |||nge, cnc ne |s|e
cf Dcgs / Ccnc|y wnc|f c|ecs. /|| ncve p|cx|m|y
c C|css|c|| sc|cns. | |s nese |ccc|cns nc
se|ve dK cnc |ne|nc|cnc| cus|ness cc|v||es cnc
nence cffe| s|gn|ccn supp|y, expe||ence |c|ge
cc|spcce cemcncs, cnc cemcnc ne n|gnes
|enc| |eve|s. Ccp|c| vc|ues c|e cc||espcnc|ng|y
n|gn. us|ce cf ne C/Z, cc|||ng c few |nc|v|cuc|
|ccc|cns [sucn cs Cn|sw|c| Pc|| |n wes |cnccn},
cemcnc cnc vc|ues c|e |cwe| cnc supp|y encs
c se|ve c mc|e |ccc||sec mc||e.
Essen|c||y cfce mc||es cus|ce cf ne C/Z c|ec
func|cn |n c s|m||c| mcnne| c cny ncn-|cnccn
cfce mc||e cc|css ne dK, |espcnc|ng c ne
scme c||ve|s cf cemcnc cnc supp|y. /s sucn
mcny expe||ence |cwe| |eve|s cf
cemcnc cnc cfen ccccmmccce scme |eve|
cf cve|-p|cv|s|cn cf cc|spcce. n|s s|gn|ccn
c|ffe|ence |s sncwn |n ne cve|cge cnnuc|
c|e-up |ces ccc cc||cec cy G\/.
G|ven ne s|engn cf nese ex|s|ng mc||e
cyncm|cs | |s |mpc|cn c ccns|ce| ne
|mpcc cf C|css|c|| cs pc| cf ne w|ce| m|x
cf cemcnc |nuences, |cne| ncn c s|ng|e
cen|ng cnc|cce||s|c. G|ven |s |e|c|cnsn|p
c ex|s|ng cfce cen|es, C|css|c|| |s un|||e|y c
c|ece new cfce mc||es c| mcjc| |ccc|cns
cf new cemcnc |n |s cwn ||gn, cu | |s n|gn|y
|ns|umenc| |n |e|nfc|c|ng cnc g|cw|ng cfce
c|use|s cnc suppc||ng cccup|e| cemcnc |n
escc||snec cfce |ccc|cns.
City West End
Heathrow
and Uxbridge
Brentford
and Chiswick Croydon
0
1,000,000
2,000,000
3,000,000
4,000,000
5,000,000
6,000,000
T
a
k
e

U
p

(
s
q

f
t
)
Annual Average Office Floorspace Take-up Central and Outer London Areas, 2006 2011
2006 2011 Average Annual Take Up
5
Comparison to Line Section
Averages
S|m||c| c ne |es|cen|c| mc||e cnc|ys|s, n|s
sec|cn ccmpc|es ne fc|eccs cfce mc||e
pe|fc|mcnce cf |nc|v|cuc| sc|cn |ccc|cns c
nc cn|c|pcec fc| Cen|c|, wes cnc Ecs ||ne
Sec|cn cve|cges.
Central Section
ne Cen|c| Sec|cn cf ne C|css|c|| |cue w|||
c||ec|y se|ve c numce| cf ne cc|e mc||e
|ccc|cns w|n|n ne C/Z n|cugn sc|cns sucn
cs Pccc|ngcn, Bcnc S|ee, ||ve|pcc| S|ee
cnc Ccnc|y wnc|f. Sucn |s ne s|engn cf ne
ex|s|ng cemcnc cnc |ne|nc|cnc| pu|| cf nese
|ccc|cns, cnc ne |cnge cf |cnspc|, |ec||,
se|v|ce cnc puc||c |ec|m cmen||es cf Cen|c|
|cnccn, C|css|c|| |s un|||e|y c ce ne c||ve| cf
c mcjc| sep cncnge |n pe|fc|mcnce fc| ne
Sec|cn cs c wnc|e. C|css|c|| w||| cc cs cne
fccc| cmcngs c my||cc nc |nuence cccup|e|
cemcnc, ne|efc|e | |s mc|e |||e|y c suppc|
ne ex|s|ng s|engn cf ne mc||e cnc encc|e
g|cwn |encs c ce mc|nc|nec |nc ne fuu|e.
|c| scme cf ne Sc|cn c|ecs w|n|n ne Cen|c|
sec|cn, C|css|c|| |s sncwn c ncve c pcs||ve
cene wnen vc|ues |n ne |nne| Zcne cf
|nuence c|e ccmpc|ec c ne Cen|c| ||ne
Sec|cn cve|cge se cy ne cve|cge cc|css ne
|e|evcn |ccc| cunc||y c|ecs.
| sncu|c ce ncec nc ne ||ne Sec|cn cve|cge
fc| ne Cen|c| Sec|cn |s c|sc|ec cy ne vc|ues
ccn|evec |n ne wes Enc cnc Mcyfc||, wn|cn
ccns|ce|cc|y cus||p ncse |n ne C|y, C|y |||nge
cnc Ccnc|y wnc|f. /s sucn unce| pe|fc|mcnce
ccmpc|ec c n|s ||ne Sec|cn cve|cge |s nc
necessc|||y cs s|gn|ccn cs | mcy |s cppec|
g|ven ne |cnge cf vc|ues fcunc cc|css ne
Cen|c| Suc Su|fcce Sec|cn cnc ne suc mc||es
| |ep|esens.
wn||s cn|y cne cf ne Sc|cn /|ec |nne| Zcnes cf
|nuence [Bcnc S|ee} w||| mcve cccve ne ||ne
Sec|cn cve|cge, pcs ccmp|e|cn cf C|css|c||,
cne| |ccc|cns c|e c|sc pcs||ve|y |nuencec.
|nne| Zcnes cf |nuence c Pccc|ngcn,
cenncm Ccu| |ccc, |c|||ngccn cnc ne |s|e
cf Dcgs w||| c|| see ne pe|fc|mcnce |mp|cve,
|ecuc|ng ne gcp c ne ||ne Sec|cn cve|cge.
cweve|, ne|ne| ||ve|pcc| S|ee nc| wn|ecncpe|
c|e |||e|y c see cn |mp|cvemen |n ne||
pe|fc|mcnce |e|c|ve c ne Cen|c| ||ne
Sec|cn cve|cge. |n ne fc|me| ccse n|s mcy
ce ceccuse cf ne |c|ge we|| escc||snec cfce
mc||e cnc p|enc|c cf |cnspc| |nf|cs|ucu|e,
wn||s c wn|ecncpe| ne |mmec|ce Sc|cn /|ec
|s nc cu||en|y c| p|cjecec c ce c s|gn|ccn
cfce |ccc|cn. cweve|, ne|e c|e effecs
cn ccsc|ue vc|ue pe|fc|mcnce, wn|cn c|e
ccns|ce|ec ce|cw.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
100
200
300
400
500
600
700
800
900
A
v
e
r
a
g
e

A
c
h
i
e
v
e
d

R
e
n
t
s

(
/
s
q
m
)

Central Section
0
ne |e|c|cnsn|p cf ncw vc|ues c |nne| Zcnes cf
|nuence c|cunc sc|cns, cnc nec|cy cfce Mc||e
Bencnmc|| [|ccc| Ccmpc|cc|} |efe|ence |ccc|cns
c|e p|cjecec c cncnge ceween 2012 cnc 2021
ncs c|sc ceen ccns|ce|ec. |c| ne Cen|c| Sec|cn
we ncve fcunc nc ne|e |s yp|cc||y cn |cen|cc|e
|ecuc|cn |n ne gcp ceween Sc|cn |ccc|cns cnc
ne Mc||e Bencnmc||s. ne gcp yp|cc||y nc||cws
cy ceween cpp|cx|mce|y %, cs c |c|||ngccn,
cnc 11% cs c Ccnc|y wnc|f w|n|n ne ccnex cf
||s|ng vc|ues cve|c||. n|s |nc|cces nc |mmec|ce
C|css|c|| cfce |ccc|cns w||| |ece|ve c vc|ue cccs
f|cm ne se|v|ce.
wn||e ccc|ng c cn ex|s|ng c||ec|cn cf |cve|,
C|css|c|| cces c|ece mucn neecec new
|cnspc| ccpcc|y, encc||ng c g|ece| numce|
cf emp|cyees c ene| ne C/Z mc|e efc|en|y.
ne C|css|c|| se|v|ce c Bcnc S|ee exemp||es
n|s ccpcc|y c|ec|ng |c|e, w|n |s |mpcc cn
mc|nc|n|ng cfce |enc| vc|ues [cs c p|cxy
fc| cemcnc}.
fce |ens w|n|n ne |nne| Zcne cf |nuence
c Bcnc S|ee sc|cn c|e |cwe| ncn ccn ne
Mc||e Bencnmc|| fc| Mcyfc|| cnc ne c|ec
c ne Nc|n cf xfc|c S|ee. nese wc Mc||e
Bencnmc||s c|e |cen|cc|e suc-mc||es w|n|n
ne C/Z cnc c|e |||e|y c ccmpee w|n ne Bcnc
S|ee c|ec fc| cccup|e|s.
ve| ne fc|eccs pe||cc ne |e|c|ve pcs||cn cf
Bcnc S|ee c ne Mc||e Bencnmc|| nc||cws cy
8% |n ne ceccce f|cm 2012 c 2021 w|n|n ne
ccnex cf gene|c||y ||s|ng vc|ues. n|s |nc|cces
ne |c|e cf C|css|c|| |n fcc|||c|ng ne cngc|ng
s|engn cf c|| nese mc||e c|ecs, p|cv|c|ng c
mc|e gene|c| cene c ne cen|c| cfce mc||e
cnc mc|nc|n|ng n|sc||c |encs |n ne fuu|e.
| sncu|c ce ccns|ce|ec nc mc|nc|n|ng vc|ues ccn
ce cs |mpc|cn |n n|gn vc|ue c|ecs cs |nc|ecs|ng
nem |n cne| mc|e mcces|y p||ces |ccc|cns |n ne
Cen|c| Zcne. Mc|nc|n|ng c c|ve|se supp|y cc|css
ne en||e Cen|c| Sec|cn w||| ce cn |mpc|cn pc| cf
mc|nc|n|ng |cnccns un|que g|ccc| pcs||cn. | |s |||e|y
nc, w|ncu ne |n|ccuc|cn cf C|css|c||, ccnges|cn
cn ex|s|ng newc||s wcu|c ceg|n c cc cs c c|c|e
cn cemcnc w|n|n nese |ccc|cns, c|ec|ng c
|es||c|cn cn cve|c|| pe|fc|mcnce.
wn|ecncpe|, w|n|n ne C|y |||nge suc-mc||e
|s cne cf ne c|ecs wn|cn w||| cene mcs f|cm
C|css|c||s |n|ccuc|cn |n p|cpc||cnce e|ms.
|e||cc|e ccc fc| wn|ecncpe| |s cvc||cc|e f|cm
2008 cnwc|cs. \c|ue |enc ccc sncws c ccns|sen
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
200
400
600
800
1,000
1,200
1,400
1,600
Bond Street
Mayfair Bond Street North of Oxford St
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
50
100
150
200
250
300
350
400
450
Whitechapel
City Fringe East Whitechapel
1
gcp ceween |ens ccn|evec |n wn|ecncpe| cnc
|ens fc| Mc||e Bencnmc|| [ne w|ce| C|y |||nge
Ecs mc||e} up c 2011.
cweve|, c|ncugn f|cm c |cw ccse, vc|ues c|e
expecec c ccn |nc|ecse cnc mcve c|cse| c
ne Mc||e Bencnmc|| |eve| cy cn |cen|cc|e
cmcun. ne c|ffe|ence w||| nc||cw cy 8% cve|
n|s pe||cc w|n|n ne ccnex cf ||s|ng vc|ues c
ccn. wn|ecncpe|, |n pc||cu|c|, w||| expe||ence
c s|gn|ccn cncnge |n cccess|c|||y cy C|css|c||.
C|css|c|| w||| |nc|ecse ccpcc|y c wn|ecncpe|
cnc p|cv|ce | w|n new c||ec |c|| se|v|ces, n|s w|||
cncnge ne mc||e cyncm|cs w|n|n wn|ecncpe|
s|gn|ccn|y. | sncu|c ce ncec, ncweve|, nc
g|css cfce cupu fc| wn|ecncpe| |s |e|c|ve|y
mcces wnen ccmpc|ec c ne cve|c|| scc|e cf
ne nec|cy C|y cf |cnccn.
ne |nuence cf C|css|c|| cn ne |s|e cf Dcgs |s
|||e|y c ce p|cncuncec |n scc|e, pc||cu|c||y cnce
ne |cue |s fu||y func|cnc| |n 2018. Nc cn|y cces
C|css|c|| c||ev|ce ne c|||cc| |eve|s cf ccnges|cn
cn ne ex|s|ng Juc||ee ||ne se|v|ce, | c|sc
ccnnecs c||ec|y c ecn|cw cnc c s|gn|ccn
|es|cen|c| |ccc|cns c ne wes cnc Ecs cf
|cnccn. /s ccmpc|ec w|n wn|ecncpe|, ccn
ne scc|e cf ceve|cpmen cnc ne |eve| cf |ens
enc||ec c|e s|gn|ccn|y n|gne|, |ep|esen|ng c
mucn g|ece| cve|c|| |mpcc cn exenc|ng c we||
escc||snec ccmme|c|c| cfce ces|nc|cn.
/s sncwn |n ne g|cpn cccve, ne |nne| Zcne cf
|nuence c|cunc ne p|cpcsec Ccnc|y wnc|f
Sc|cn c|ec |s ncs ceen cupe|fc|mec cy ne
w|ce| Ccnc|y wnc|f Esce c ne |s|e cf Dcgs |n
ne pcs. cweve| ne |nuence cf C|css|c|| f|cm
2012 cnwc|cs sncws cn |nc|ecse |n ne pcce cf
|en g|cwn |n ne |nne| Zcne cf |nuence c ne
pc|n wne|e | w||| exceec ne |eve|s ccn|evec
cc|css ne w|ce| esce even cefc|e ne Sc|cn
cpens. |c||cw|ng cpen|ng, ne fc|eccs sncws ne
|nne| Zcne cf |nuence vc|ues ccce|e|c|ng cwcy
f|cm ne w|ce| Mc||e Bencnmc||, |e|nfc|c|ng
ne |nuence cf C|css|c|| |n cpen|ng ne |s|e cf
Dcgs c c w|ce| |cccu| pcc|, cnc c|cccen|ng
ne c||ec |ne|nc|cnc| ccnnec|cns cvc||cc|e
c cus|nesses. ne cve|c|| vc|ue |e|c|cnsn|p
cncnges cy 13% cs ne |ccc|cns cncnge ne||
|e|c|ve pcs||ve cc|css ne ceccce, w|n|n ne
w|ce| ccnex cf ||s|ng vc|ues.
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
0
100
200
300
400
500
600
Canary Wharf
Isle of Dogs Canary Wharf
Cc|umcus cwe|, Ccnc|y wnc|f
2 |cfc|gc| wcy, Ccnc|y wnc|f
25 Ccnccc Squc|e, Ccnc|y wnc|f
2
2 |cfc|gc| wcy, Ccnc|y wnc|f
25 Ccnccc Squc|e, Ccnc|y wnc|f
3
West Section
us|ce cf ne Cen|c| Sec|cn, C|css|c|| |s |||e|y
c ncve c ||m|ec |mpcc |n e|ms cf gene|c|ng
ccc||cnc| c|e up cf cfce cc|spcce,
pc||cu|c||y |n |ccc|cns wne|e ne|e |s |||e c|
nc n|sc||c cemcnc c| c|e up. cweve| scme
Zcnes cf |nuence w||| expe||ence c pcs||ve
cene cnc see c cccs c vc|ues wnen
ccmpc|ec c ne Mc||e Bencnmc||.
ne cfce mc||e c|cng ne wes Sec|cn cf ne
C|css|c|| |cue ncs sncwn ccns|ce|cc|e vc|c|||y
cve| |me. n|s pcen|c||y |eecs ne |mpcc
cf c smc||e| numce| cf |cnscc|cns cn smc||e|
mc||es cnc ne mc|e sens||ve ncu|e cf ne
mc||es cus|ce cf ne cc|e cen|c| |cnccn
|ccc|cns. |c|wc|c fc|eccss ncve scugn c
smccn n|s vc|c|||y cnc p|esen ne cen|c|
encency cf c |||e|y fuu|e scenc||c. | sncu|c
ce ncec nc fc| scme c|ecs nc ccmme|c|c|
cfce ccc wcs cvc||cc|e, pcen|c||y |eec|ng
cn ccsence cf sucn scc|. nese c|ecs c|e nc
|ep|esenec cn ne g|cpn.
/s sncwn ce|cw c numce| cf sc|cn |ccc|cns
cupe|fc|m ne ||ne Sec|cn cve|cgese cy |ccc|
|e|evcn cunc||y cve|cges, ccn cefc|e cnc
fc||cw|ng ne |n|ccuc|cn cf C|css|c|| fc| ne
|mmec|ce |nne| Zcnes cf |nuence.
cweve|, C|css|c|| cces nc cppec| c cncnge ne
|e|c|ve pe|fc|mcnce cf cny cf ne Sc|cn |nne|
Zcnes cf |nuence. Ncne cf ne c|ecs cncnge ne||
pcs||cn s|gn|ccn|y |n |e|c|cn c eccn cne| c| ne
||ne Sec|cn cve|cge. |nceec, cn ne wes Sec|cn
cf ne |cue, ne|e |s |||e c| nc cncnge |n ne |eve|
cf cve| c| unce|-pe|fc|mcnce |n sc|cn |ccc|cns.
ne |e|c|cnsn|p cf vc|ues c |nne| Zcnes cf
|nuence c|cunc sc|cns cnc nec|cy cfce
Mc||e Bencnmc||s |s p|cjecec c cncnge
ceween 2012 cnc 2021. |c| ne wes Sec|cn
ne|e |s yp|cc||y c m|nc| |ecuc|cn |n ne gcp
ceween Sc|cn |ccc|cns cnc ne Mc||e
Bencnmc||. ne gcp yp|cc||y nc||cws cy
cpp|cx|mce|y 3% cve| c ceccce w|n|n ne
ccnex cf mcces|y ||s|ng vc|ues. n|s suggess
nc w|ce| cfce mc||e cyncm|cs w||| ncve
c g|ece| |nuence cve|c|| ncn C|css|c||
|nvesmen |se|f.
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4
East Section
ne Ecs Sec|cn |s nc expecec c see c
s|gn|ccn |mpcc cn cfce vc|ues f|cm C|css|c||.
B|ccc|y, f|cm 2012 cnwc|cs ne|e |s |||e c| nc
cncnge |n ne pe|fc|mcnce cf eccn cf ne |nne|
Zcnes cf |nuence c sc|cns cn ne Ecs Sec|cn.
Eccn ccn|nues c |e|c|ve|y ccns|sen |e|c|cnsn|p
c ne ||ne Sec|cn cve|cge cnc eccn cne| up
c 2021. ne|e c|e wc excep|cns.
Cuscm cuse cupe|fc|ms ne ||ne Sec|cn
cve|cge, cnc ncs c s|cnge| |ce cf up||f ncn
cne| |ccc|cns. n|s |s ccns|sen w|n ne ces||e
c escc||sn cn cfce |c|e c ne |cyc| Dcc|s
ceycnc ne cu||en puc||c secc| |ep|esenc|cn.
n ne Ecs Sec|cn |mp|cvemens c|e c|sc
fc|eccs fc| Mc|y|cnc. wn||e | w||| nc cupe|fc|m
|s Mc||e Bencnmc|| cve| ne fc|eccs pe||cc,
ne gcp w||| ce nc||cwec cgc|ns cne| |ccc|cns.
B|enwccc |n Essex c|sc cupe|fc|ms ne ||ne
Sec|cn cve|cge. B|enwccc |s ncme c ccn
cc|pc|ces [B} cs we|| cs c |ccc| cwn cen|e
cfce mc||e. ne Zcne cf |nuence c|cunc ne
sc|cn w||| cec|ecse ne vc|ue c|ffe|ence w|n |s
Mc||e Bencnmc||. cweve|, ne cve|c|| gc|ns |n
vc|ue c|e |e|c|ve|y mcces.
we ncve c|sc ccns|ce|ec ncw ne |e|c|cnsn|p
cf vc|ues c |nne| Zcnes cf |nuence c|cunc
sc|cns cnc nec|cy Mc||e Bencnmc|| [|ccc|
ccmpc|cc|} cfce |ccc|cns |s p|cjecec c
cncnge ceween 2012 cnc 2021. |c| ne Ecs
Sec|cn we ncve fcunc nc ne|e |s yp|cc||y
c m|nc| |ecuc|cn |n ne vc|ue gcp ceween
Sc|cn |ccc|cns cnc ne Mc||e Bencnmc||. ne
gcp yp|cc||y nc||cws cy cpp|cx|mce|y 3% cve|
c ceccce w|n|n ne ccnex cf mcces|y ||s|ng
vc|ues. n|s suggess nc w|ce| cfce mc||e
cyncm|cs w||| ncve c g|ece| |nuence cve|c||
ncn C|css|c|| |nvesmen |se|f.
cweve|, ne|e |s c se|ec g|cup cf |ccc|cns
wne|e ne|e w|ce| ccnexuc| cncnges c scc|e
cnc s|cng puc||c secc| |nvesmen cnc pc||cy
|mpeus mcy ccmc|ne w|n C|css|c|| c ccvcnce
cfce ccjec|ves. n|s |nc|uces S|cfc|c cnc
Cuscm cuse.
ne pcen|c| cf nese |ccc|cns cces neec c ce
ccns|ce|ec |n ||gn cf sucscn|c| p|cce mc||ng
|n||c|ves, ne v|s|c|||y cf ne 2012 |ymp|cs
cnc spec|c |cnc ceve|cpmen p|cg|cmmes
csscc|cec w|n ne |cnccn |egccy Deve|cpmen
Cc|pc|c|cn. | |s c|sc |mpc|cn c ccns|ce| nc
cs vc|ues c|e p|cjecec c ccn|nue c |nc|ecse
c escc||snec |ccc|cns, ne cppec| cf ne c|cses
|ccc|cns c Cen|c| |cnccn nc ccu|c cffe| c
new ccmme|c|c| cfce p||ce ccegc|y ccu|c
ce s|gn|ccn. ne p|cv|s|cn cf C|css|c|| se|v|ces |s
ne|efc|e pcen|c||y ve|y s|gn|ccn.
[Nce: s|ng|e |cnscc|cns ccn c|sc| |encs c |nc|v|cuc| |ccc|cns}
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Abbey Wood
5
Commercial Ofce Places to Watch
C|css|c|| cppec|s c |e|nfc|ce s|cng ex|s|ng mc||es
c||ec|cns. | w||| unce|p|n ex|s|ng Cen|c| |cnccn
|ccc|cns. | w||| ncve ne g|eces effec wne|e |
c|eces new c|s|nc ccpcc|y fc| ex|s|ng Cen|c|
|cnccn |ccc|cns, cs c Ccnc|y wnc|f.
ne |ey |c|e fc| C|css|c|| |n e|ms cf ne
ccmme|c|c| cfce mc||e w||| ce c suppc| ne
cngc|ng func|cn|ng cnc g|cwn cf ne |cnccn
cc|e mc||es cf ne wes Enc, C|y cnc C|y
|||nge, cnc ne |s|e cf Dcgs. n|cugn ccpcc|y
enncncemens c c|| Cen|c| Sec|cn sc|cns
cnc ne c|cccen|ng cf cccess|c|||y c ne |s|e
cf Dcgs. n|s |s |||e|y c ce mcn|fesec ccn |n
|nc|ecsec vc|ues cnc c|e up cu c|sc |nc|ecsec
ceve|cpmen |ces.
cweve|, wne|e cfce mc||es c|e ||m|ec |n scc|e,
c| c|m|n|sn|ng cs pc| cf w|ce| ue| |cnccn
|encs, C|css|c|| w||| nc cncnge nese c||ec|cns. |n
nese |nscnces C|css|c|| ccnnc |eve|se ne cve|-
||c|ng mc||e |enc, ncweve| | |s se|v|ng c scfen
ne |ce cf ccmpc|c|ve cec||ne cnc mcy cc cs
c c||ve| fc| ne |een|cn cf scme cus|ness cc|v|y
wn|cn mcy cne|w|se ncve ceen |cs.
us|ce cf n|s |cnccn cc|e, C|css|c||s |nuence
w||| ce ||m|ec, |n pc||cu|c| ne|e mcy ce nc
spec|c |nuence wne|e p||mc|y mc||es c|e
c||ven cy |ccc| cemcnc cnc ne|efc|e s|ceg|c
cccess |s |ess cf cn |ssue fc| cccup|e|s. |n nese
|ccc|cns cne| mc||e fccc|s w||| cuwe|gn ne
|mpcc cf C|css|c|| cnc mc||es c|e |||e|y c
fc||cw escc||snec |encs.
ne cne| |ey |nuence cf n|s |enc, |n c|ecs
wne|e |es|cen|c| vc|ues c|e s|engnen|ng
s|gn|ccn|y, mcy ce c |nc|ecse ne pcce
cf cncng|ng uses w|n|n ne Sc|cn Zcnes,
pc||cu|c||y see|ng c sn|f f|cm ccmme|c|c|
c |es|cen|c| cc|v|y. wn||s vc|ues cc nc fu||y
|cen|fy n|s pcen|c|, c|ve|gen |encs |n eccn
mc||e secc| wcu|c sugges cn c|ec |s ||pe fc|
cncnge cnc mcy enccu|cge |cnccwne|s c
see| |eceve|cpmen.
wn||s ne|e c|e pcs||ve cenes w|n|n ce|c|n
Zcnes cf |nuence nese w||| p|eccm|ncn|y
suppc| ex|s|ng |encs, cnc c|e ne|efc|e
un|||e|y c cncnge ne cnc|cce| cf mcs sc|cn
n|ne||cncs. G|ven ne pe||cc cve| wn|cn mcs cf
|cnccn ncs ceve|cpec mcs sc|cn c|ecs ncve
cn escc||snec |c|e w|n|n wn|cn C|css|c|| w|||
se|ve c |e|nfc|ce ne p|eccm|ncn cnc|cce|s.
ne pcen|c| fc| |nc|ecses |n vc|ue cnc, new
ccmme|c|c| spcce c| c mc||ec cncnge cf use
ccn ce expecec c:
cenncm Ccu| |ccc,
|c|||ngccn,
||ve|pcc| S|ee, cnc
Ccnc|y wnc|f.
ne|e c|e, ne|efc|e, c ||m|ec numce| cf p|cces
c wccn fc| cfce ceve|cpmen cnc cc|v|y
ceycnc mc||e |encs, nese |nc|uce:
S|cfc|c,
Cuscm cuse, cnc
B|enwccc.
ne|e c|e c|sc c|ecs wne|e c|ve|gen mc||e |encs
cc|css |es|cen|c| cnc cfce secc|s w||| |ecc c
cncnges cf use, pcen|c||y sn|f|ng ne cc|cnce
cf cc|v|y w|n|n ne 500m Zcne cf |nuence f|cm
ccmme|c|c| cc|v|y c |es|cen|c|. |n nese ccses
C|css|c|| w||| p|cv|ce c s|gn|ccn c||ve| fc| cncnge
cnc css|s |n ne|p|ng c|ecs wne|e ne cfce mc||e
|s c||eccy |ecec|ng c nc c new |c|e cnc func|cn.
P|cces n|s cnc|ys|s |nc|cces |nc|uces:
S|cugn,
wes D|cycn,
cyes & c|||ngcn,
||fc|c,
|cmfc|c, cnc
wcc|w|cn.
ne|e mcy ce g|ece| |mpcc c ne ecs ncweve|.

ne New Cncnge, Ccnc|y wnc|f cnc S|cfc|c
|ep|esen mcjc| cnc |ecen ccc||cns c ne
Cen|c| |cnccn cnc ecse|n f||nge sncpp|ng cffe|.
C|css|c|| ncs ne pcen|c| c s|gn|ccn|y |mp|cve
ne speec cnc ccnven|ence w|n wn|cn |es|cens
cf ne w|ce| Ecs |cnccn n|ne||cnc ccn cccess
n|s. D||ec se|v|ces c S|cfc|c |n pc||cu|c| ccn ce
expecec c p|esen new cnc||enges c escc||snec
sncpp|ng cen|es c ||fc|c cnc |cmfc|c. D||ec
cccess c Ccnc|y wnc|f ncs ne pcen|c| c
|mpcc wcc|w|cn cwn cen|e |n pc||cu|c|. Eccn
cf nese mc|e |ccc| cwn cen|es w||| neec c
mc|nc|n cn c|uce cf ccn|nucus |mp|cvemen.
Central Section
/ccess c Cen|c| |cnccn sncpp|ng ces|nc|cns,
pc||cu|c||y xfc|c S|ee, Bcnc S|ee cnc
cenncm Ccu| |ccc |n ne wes Enc w||| ce
s|gn|ccn|y enncncec cy C|css|c||. ne ||ne w|||
ccc c ex|s|ng se|v|ces, |ecuc|ng jcu|ney |mes
cnc e||m|nc|ng ne neec c cncnge mcce
c| ||ne cnc |nc|ecs|ng ne ccnven|ence cnc
c|cc|veness cf ex|s|ng wes Enc ces|nc|cns,
cffe||ng fu|ne| suppc| c nem cve| ne |cng
e|m. cweve|, |n ne ccnex cf c w|ce |cnge
cf dK cnc |cnccn-w|ce |ec|| |encs, ne spec|c
|mpcc nc C|css|c|| mcy ncve |s |ess |cen|cc|e.
Retail Markets
/s ne D||v|ng |c|ces sec|cn p|ev|cus|y |cen|ec,
ne|e c|e c |cnge cf fccc|s |nuenc|ng ne |ec||
secc| |nc|uc|ng:
ne |c|e cf Cen|c| |cnccn cs c |eg|cnc|, dK
cnc |ne|nc|cnc| cu||s ces|nc|cn,
E-c|||ng cnc cn||ne sncpp|ng,
||cc|spcce sc|es efc|ency |encs,
ne |c|e cf new c|g cen|es,
Dec||n|ng cve|c|| |ec|| |equ||emens
|mpcc|ng |cc||cnc| n|gn s|ees cnc cwn
cen|es, cnc
Ccnven|ence fcccsc|e |es|ucu||ng.
nese |ep|esen c w|ce |cnge cf s|gn|ccn cnc
ccune|vc|||ng |encs fc| ne |ec|| secc|. ne
|eve| cf ceve|cpmen nc cccu|s |n e|ms cf
cc|-spcce w||| c|sc ce s|gn|ccn|y |nuencec cy
|es|cen|c| g|cwn cnc |ccc| pc||cy p|cv|s|cns. /s
sucn, ne spec|c |mpcc cf C|css|c|| ccnnc ce
cccu|ce|y |cen|ec, ncweve|, pcen|c| |mpccs
ccn ce suggesec.
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Whitechapel
7
East Section
ne|e c|e pc||cu|c| cnc||enges p|esenec c
ex|s|ng cwn cen|es cy new, fcse| cnc c||ec
se|v|ces c S|cfc|c cnc Ccnc|y wnc|f. ne|e
|s c|sc cn cppc|un|y c c|cw cn |nc|ecsec
cccess|c|||y f|cm |ccc| n|ne||cncs. / s|cng
fccus cn quc||y cnc c |ccc||y c|s|nc|ve |c|e fc|
wcc|w|cn, ||fc|c cnc |cmfc|c ccsec cn c g|cw|ng
|ccc| pcpu|c|cn cnc cppec| c |es|cens f|cm
|ne|mec|ce sc|cns mcy ce |e|nfc|cec cy ne
enncncec cccess p|cv|cec cy C|css|c||.
West Section
|n ccc||cn c ne g|cv|c|cnc| pu|| cf Cen|c|
|cnccn sncpp|ng, ne|e c|e pcen|c| effecs
w|n|n eccn sec|cn. /gc|n, C|css|c|| w||| ce cne
cf mcny |nuences cn |ec|| cc|v|y. cweve|, | |s
|||e|y c |e|nfc|ce |encs cwc|cs cgg|cme|c|cn
|n ccmpc||scn sncpp|ng. S|cugn cnc Ec||ng
B|cccwcy |n pc||cu|c| ncve ne cppc|un|y c c|cw
cn |nc|ecsec cccess|c|||y f|cm ne|| |mmec|ce
n|ne||cncs. / ne scme |me, mc|e |ccc||sec
cen|es c cyes cnc Scunc|| mcy nc nemse|ves
|nc|ecs|ng|y fccusec cn mee|ng |ccc| ccnven|ence
|ec|| neecs. cweve|, Scunc|| mcy c|sc cene
f|cm |nc|ecsec cccnmen fc| |s spec|c||s /s|cn
|ec|| secc|. Demcnc fc| sucn |ec|||ng w||| ce |||e|y
c g|cw w|n |nc|ecsec |es|cen|c| pcpu|c|cns
suppc|ec cy C|css|c|| se|v|ces.
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Langley Iver West Drayton Hayes & Harlington
Southall Hanwell West Ealing Ealing Broadway
Acton Mainline
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Abbey Wood
|mcge: /v|vc |nvesc|s
8
Mcc|gce, ||ve|pcc| S|ee C|css|c|| Sc|cn
5. The Opportunities for
Development Activity
Ccnc|y wnc|f C|css|c|| Sc|cn
70
Summary
n|s sec|cn ccns|ce|s ne cppc|un|y fc|
ceve|cpmen cc|v|y c cnc c|cunc eccn C|css|c||
sc|cn. ne cnc|cce| cf ne sc|cn c|ecs, ne||
w|ce| Zcnes cf |nuence cnc ne p|cnn|ng pc||cy
ccnex c|e |mpc|cn fccc|s |n unce|scnc|ng ne
ceve|cpmen effecs nc C|css|c|| w||| ccc|yse.
C|css|c|| |s expecec c ncve s|gn|ccn |mpccs
c c |cnge cf sc|cn |ccc|cns cc|css Cen|c|, wes
cnc Ecs ||ne sec|cns. Key p|cces w|n pcen|c| fc|
|nc|ecsec ceve|cpmen fccus |nc|uce:
Central Section
cenncm Ccu| |ccc,
|c|||ngccn,
wn|ecncpe|, cnc
Ccnc|y wnc|f.
West Section
Mc|cennecc,
S|cugn,
cyes cnc c|||ngcn,
Scunc||, cnc
Ec||ng B|cccwcy.
East Section
Cuscm cuse,
wcc|w|cn,
/ccey wccc,
S|cfc|c,
||fc|c,
|cmfc|c, cnc
Snene|c.
5. The Opportunities for Development Activity
71
Introduction
n|s sec|cn ccns|ce|s ne cppc|un|y fc|
ceve|cpmen cc|v|y c cnc c|cunc |nc|v|cuc|
C|css|c|| sc|cns. ne cnc|cce| cf ne sc|cn
c|ecs, ne|| w|ce| Zcnes cf |nuence cnc ne
p|cnn|ng pc||cy ccnex c|e |mpc|cn fccc|s |n
unce|scnc|ng ne ceve|cpmen nc C|css|c||
ccu|c s|mu|ce. | |s suppc|ec cy c mc|e
cec||ec cnc|ys|s cf eccn C|css|c|| sc|cns c|ec
|nc|ucec |n /ppenc|x .
Central Section Paddington to
Canary Wharf
ne Cen|c| Sec|cn, |nc|uces new sc|cns f|cm
Pccc|ngcn n|cugn c Ccnc|y wnc|f. New,
cec|ccec C|css|c|| sc|cns c|e unce| ccns|uc|cn
w|n|n ne suc-su|fcce sec|cn cf ne |cue. Ccup|ec
w|n ne ve| S|e Deve|cpmen p|cjecs, ne
p|cv|s|cn cf new |c|| unne|s cnc |cc| |nf|cs|ucu|e
|ep|esens c |u|y |cnsfc|mc|cnc| cncnge |n ne
|eve| cnc quc||y cf cccess cnc |ne|cncnge
n|cugn ne nec| cf Cen|c| |cnccn. D||ec
ccnnec|cn c Cen|c| |cnccn f|cm ne wes cnc
ecs w|ncu ne neec c |ne|cncnge ceween |c||,
uce c| cus p|cv|ces ne ccs|s fc| c |cnsfc|mc|cnc|
effec cn p|cpe|y mc||e ceve|cpmen cc|v|y.
ne cu||en ccns|uc|cn wc||s cnc ne p|cg|ess
|n secu||ng |e|evcn p|cnn|ng pe|m|ss|cns fc| ne
ve| Sc|cn Deve|cpmen s|es se|ve c |c|se
ne v|s|c|||y cnc p|c|e cf C|css|c|| |n ne Cen|c|
c|ec. |n eccn ccse, ne wc||s c|e c||eccy
sc||ng c ncve cn effec cn ceve|cpmen
mc||e |ne|es cnc cc|v|y |n ne |nne| Zcnes cf
|nuence c eccn sc|cn. Deve|cpmen cc|v|y
|s fu|ne| suppc|ec cy |nvesmen |n w|ce| puc||c
|ec|m enncncemens cnc |n p|ccc|ve p|cnn|ng
pc||c|es nc css|s cnc |nuence n|s mc||e
fccus wnen ccup|ec w|n ne ex|s|ng p||me |ec||,
ccmme|c|c| cnc |es|cen|c| vc|ues. C|css|c|| w|||
wc|| c sncpe cnc |e|nfc|ce mc||e sen|men
w|n|n ne Cen|c| Sec|cn cnc p|cmce ne
|eceve|cpmen cnc |nens|cc|cn cf s|es c cnc
|n c|cse p|cx|m|y c ne ve| S|e Deve|cpmens.
ne |ev|ew cf ceve|cpmen mc||e cc|v|y cnc
cf ne pcen|c| fc| new ceve|cpmen cu||ng ne
C|css|c|| ccns|uc|cn pncse cnc cfe| cpen|ng,
|cen|es ne fc||cw|ng sc|cn |ccc|cns cs ncv|ng
ne g|eces pcen|c| c ceccme p|cpe|y
ceve|cpmen ncspcs. nese c|e ne sc|cns
wne|e ne g|eces mc||e cc|v|y cnc pcen|c|
fc| s|gn|ccn p|cpe|y cncnge w||| ce c||ven cy
C|css|c||s ceve|cpmen. ney c|e:
Tottenham Court Road ccp|c||s|ng cn ne
ccec quc||y cnc cppec|cnce cf ne c|ec, ne
ccnsc||cc|cn cf |cnc cwne|sn|ps p|cmc|ng new
ceve|cpmen cc|v|y, cnc ne cc|||y c |nens|fy
cnc |e-use s|es fc| ccmme|c|c| |ec||, cfce cnc
|es|cen|c| uses,
Farringdon ne |nc|ecse |n cccess|c|||y cnc ne
cc|||y c |ne|cncnge c||ec|y w|n ncmes||n| w|||
cpen up new ccmme|c|c| cfce cnc |e|cec m|xec
use cppc|un||es |nc|uc|ng |es|cen|c| ceve|cpmen,
Whitechapel w|n ne new sc|cn |nc|ecs|ng
cccess|c|||y cnc ne p|esence cf cvc||cc|e
|c|ge ceve|cpmen cppc|un|y s|es c suppc|
new cc|v|y, cnc
Canary Wharf suppc||ng ne evc|u|cn cnc
g|cwn cf Ccnc|y wnc|f w|n new |eve|s cf |cnspc|
cccess|c|||y ce|ng essen|c| c un|cc| ccc||cnc|
ccmme|c|c| cnc |es|cen|c| ceve|cpmen.
cc|e 1 |n /ppenc|x p|cv|ces ne mc||e cc|v|y
ccnex cnc g|ece| cec|| cf ne pc||cy pcs||cn
fc| eccn cf ne C|css|c|| sc|cns |n ne Cen|c|
Suc-su|fcce sec|cn cf ne ||ne.
West Section Maidenhead to
Acton Main Line
ne wes sec|cn cf ne C|css|c|| ||ne |uns f|cm |s
e|m|nus sc|cn c Mc|cennecc c /ccn. ne
|ev|ew cf p|ev|cus ceve|cpmen mc||e cc|v|y
cnc cf ne pcen|c| fc| new ceve|cpmen
cu||ng ne C|css|c|| ccns|uc|cn pncse cnc
cfe| cpen|ng |cen|es ne fc||cw|ng sc|cn
|ccc|cns cs ncv|ng ne g|eces pcen|c| c
ceccme p|cpe|y ceve|cpmen ncspcs, wne|e
ne g|eces mc||e cc|v|y cnc pcen|c| fc|
s|gn|ccn p|cpe|y cncnge mcy ce suppc|ec
cy C|css|c|| c|e ccns|ce|ec c ce:
Maidenhead mc||ng ces use cf ne sc|cns
ccnnec|cn c ne cwn Cen|e, |s pcs||cn cs
ne wese|n C|css|c|| e|m|nus cnc |s escc||snec
p|cns fc| g|cwn |n ne Cen|e cnc mc|e w|ce|y
pc||cu|c||y fc| |es|cen|c| ceve|cpmen,
Slough se|v|ng ne escc||snec ec| cf S|cugn
|egene|c|cn p|cg|cmme, mc||ng ces use cf
|cen|ec ceve|cpmen s|es cnc ex|s|ng mc||e
fc| cwn cen|e cnc |es|cen|c| uses cnc pcen|c|
fc| cfce |ep|ccemen,
Hayes and Harlington fcc|||c|ng c sep
cncnge |n ne use cf |cnc, |nens|cc|cn cnc
|e-use cf c|ce| ccmme|c|c| cfce scc| cnc
ccmp|emen|ng new m|xec use ceve|cpmens
c||eccy p|cnnec,
Southall ||n||ng ne D|s||c Cen|e cnc |ccc|
|es|cen|c| c|ecs c Cen|c| |cnccn cnc css|s|ng
72
East Section Custom House
to Abbey Wood and Stratford
to Sheneld
ne Ecs sec|cn cf C|css|c|| |s sp|| |nc wc sec|cns
cf ne |cue. ne |s |uns f|cm Cuscm cuse |n
ne |cyc| Dcc|s c|ec cf Newncm ecswc|cs c
ne /ccey wccc e|m|nus |n ne |cnccn Bc|cugn
cf G|eenw|cn. ne seccnc sec|cn |uns f|cm
S|cfc|c sc|cn |n Newncm ecswc|cs c Snene|c
|n B|enwccc Bc|cugn, Essex. cc|es 3 cnc 4 cf
/ppenc|x p|cv|ce mc|e cec||s cf ne cppc|un|y
fc| ceve|cpmen cn n|s sec|cn cf ne C|css|c|| ||ne.
Deve|cpmen mc||e cc|v|y cnc cppc|un|y
w||| unccucec|y ce suppc|ec cy C|css|c||s
s|gn|ccn |nvesmen |n enncncemens c ne
ex|s|ng sc|cns cs we|| cs ne |cnsfc|mc|cnc|
effec cf new |c||wcy ||ne cnc sc|cns c Cuscm
cuse, wcc|w|cn cnc /ccey wccc. ne effec
cn jcu|ney |mes, ne cc|||y c mc|e c||ec
jcu|neys |nc ne nec| cf Cen|c| |cnccn cnc ne
s|gn|ccn cenes |n e|ms cf |cue |ne|cncnge
c|e fu|ne| fccc|s c||v|ng ceve|cpmen mc||e
|ne|es cnc cc|v|y |n ne Ecse|n Su|fcce sec|cn.
P|ccc|ve cnc pcs||ve p|cnn|ng pc||c|es
p|cmc|ng s|gn|ccn |es|cen|c|, |ec|| cnc
ccmme|c|c| emp|cymen g|cwn c cnc |n
ne Zcnes cf |nuence su||cunc|ng mcny cf
ne sc|cns g|ve ne ccs|s c suppc| C|css|c||s
pcen|c| ceve|cpmen cppc|un|y |mpcc.
n|s pcen|c| |s |||e|y c ce fccusec p||mc|||y cn
new |es|cen|c| ceve|cpmen |n c|| sc|cn Zcnes
cf |nuence. |es|cen|c| use |s |||e|y c fc|m
ne mcs s|gn|ccn ceve|cpmen |ne|es cue
c ne ccn|nuec |cng e|m cemcnc fc| new
cy C|css|c||s ccns|uc|cn w||| ce mc|e w|ce|y
cffecec cy nc|cnc| eccncm|c |encs cnc ne
|cng e|m |e-sncp|ng cf |ec|| cc|v|y |n ne dK.
|es|cen|c| use |s |||e|y c fc|m ne p||nc|pc|
ceve|cpmen mc||e |ne|es cue c ne
ccn|nuec |cng e|m cemcnc fc| ncus|ng |n ne
Be||sn||e cnc wes |cnccn c|ecs cnc cue c
ne cve|-supp|y, c|e-up |ces cnc v|cc|||y |ssues
cu||en|y ev|cen |n ne ceve|cpmen cf new
ccmme|c|c| emp|cymen cfce cc|spcce.
ne|e c|e c|ec|, cvc||cc|e ceve|cpmen s|es cnc
c|ecs cf unce|-usec |cnc |n cnc c|cunc mcny cf
ne sc|cns nc cffe| ne ceve|cpmen mc||e ne
cppc|un|y c c||ng fc|wc|c cpp|cp||ce scnemes.
ne|e c|e excep|cns c ne s|gn|ccn
ceve|cpmen mc||e pcen|c|. /c|v|y c
cp|cw, |ve| cnc |cng|ey cus|ce |cnccn cnc
|n cnwe|| w|n|n |cnccn w||| ce ccns|c|nec cy
p|cnn|ng pc||cy, ne cvc||cc|||y cf ceve|cpmen
c| |nens|cc|cn s|es c|cse c ne sc|cn cnc ne
ccns|c|ns p|ccec cy Ccnse|vc|cn /|ec cnc
ne||cge ces|gnc|cns. |c| ne sc|cns cus|ce
|cnccn, G|een Be| pc||c|es w||| cc cs c |es|c|n
cn s|gn|ccn cuwc|c ceve|cpmen expcns|cn
|nc g|eene|c s|es.
cc|e 2 |n /ppenc|x p|cv|ces ne mc||e cc|v|y
ccnex cnc g|ece| cec|| cf ne pc||cy pcs||cn
fc| eccn cf ne C|css|c|| sc|cns |n n|s sec|cn cf
ne ||ne.
|n cpen|ng up ceve|cpmen cppc|un||es |n ne
cwn Cen|e cnc c ne Scunc|| Gcs wc||s s|e cs
c mcjc| c|cwne|c cppc|un|y, cnc
Ealing Broadway p|cmc|ng cnc suppc||ng
escc||snec p|cns fc| |e-ceve|cpmen cf cwn
Cen|e s|es |nc|uc|ng ne sc|cn cnc su||cunc|ng
c|ecs s|ecn|ng c|cng ne dxc||cge |ccc
cwc|cs wes Ec||ng. Ccp|c||s|ng cn cu||en
|es|cen|c| cnc |ec||/m|xec use scnemes.
|n ne wes Sec|cn cf ne ||ne, C|css|c|| cffe|s
|mp|cvemens c eccn cf ne sc|cns cs | uses
ne ex|s|ng |c|| ||ne cnc sc|cn |nf|cs|ucu|e cs
ne ccs|s fc| ne new |cue.
Deve|cpmen mc||e cc|v|y cnc cppc|un|y
w||| unccucec|y ce suppc|ec cy C|css|c||s
s|gn|ccn |nvesmen |n enncncemens c ne
sc|cns nemse|ves cs we|| cs ne |mp|cvec
jcu|ney |mes. n|s |n u|n, cnc |n ccmc|nc|cn
w|n suppc||ve p|cnn|ng pc||c|es p|cmc|ng
|es|cen|c|, |ec|| cnc ccmme|c|c| emp|cymen
g|cwn c cnc |n ne Zcnes cf |nuence
su||cunc|ng mcny cf ne sc|cns, |nc|cces nc
C|css|c||s pcen|c| ceve|cpmen cppc|un|y
|mpcc w||| ce s|gn|ccn.
n|s pcen|c| |s |||e|y c ce fccusec p||mc|||y
cn new |es|cen|c| ceve|cpmen. |nne| Zcnes
c|cunc scme sc|cns, pc||cu|c||y wne|e ney
c|e |n c|cse p|cx|m|y c ex|s|ng cwn cen|es,
w||| c|sc suppc| new cnc enncncec |ec|| cnc
|e|su|e p|cv|s|cn cs pc| cf m|xec uses.
|ec|| ceve|cpmen cppc|un||es w||| ce
mcs|y fccusec |nc ne cenec cwn cen|es
cs pc| cf m|xec use scneme unce| cu||en
p|cnn|ng pc||c|es. ne pcce cnc |m|ng cf
sucn ceve|cpmens, wn||e pcs||ve|y |nuencec
wcc|w|cn
73
effec c||s|ng f|cm C|css|c|| |s |||e|y c ce ||m|ec
c |nc|ecses |n p|cpe|y vc|ue cve| |me |cne|
ncn |c|ge| scc|e c| mc|e ccmp|enens|ve
ceve|cpmen, cncnge cf use c| |nens|cc|cn.
ne Ecs Sec|cn cf ne C|css|c|| |cue p|cv|ces
ccn |mp|cvemens cnc enncncemens c
c numce| cf ex|s|ng sc|cns, cu c|sc ne
ceve|cpmen cf new ||ne cnc sc|cns c wcc|w|cn
cnc /ccey wccc. ne |mp|cvemens c ex|s|ng
sc|cns w||| suppc| ceve|cpmen mc||e cc|v|y,
cu | |s ne |cnsfc|mc|cnc| effec cf new sc|cns
cnc cf ne |c|| ||ne cpen|ng up nc w||| ncve c
pc||cu|c||y s|gn|ccn cnc ccc|y|c effec cn ne
Zcnes cf |nuence c|cunc ncse sc|cns.
/c|css ne Cuscm cuse c /ccey wccc
c|cncn cf ne Ecs Sec|cn, ne fc||cw|ng sc|cn
|ccc|cns ncve ne g|eces pcen|c| c ncve cn
|nc|ecsec ceve|cpmen fccus:
Custom House w|n |s supp|y cf s|gn|ccn
ceve|cpmen cppc|un|y s|es, p|cx|m|y c
Exce| cnc ne ccvcncec p|cns cnc |nvesmen
p|cg|cmmes ev|cen |n n|s c|ec cf ne
|cyc| Dcc|s,
Woolwich |cnsfc|mc|cnc| cncnge |n ne
|mmec|ce sc|cn c|ec cnc mc|e w|ce|y |n
ne cwn Cen|e, suppc||ng |s g|cwn c c
Me|cpc||cn Cen|e fcc|||cec cy ne new
C|css|c|| sc|cns |ecp |n cccess|c|||y cnc jcu|ney
|me |mp|cvemens,
Abbey Wood new |es|cen|c| ceve|cpmen
ccc|ysec cy ne new sc|cn cpen|ng up n|s
c|ec c emp|cymen cppc|un||es, se|v|ces
cnc fcc||||es p|cv|cec e|sewne|e c|cng ne
C|css|c|| |cue, c|ncugn c |cnge cf |egene|c|cn
|ne|ven|cns w||| ce |equ||ec ne|e.
ncus|ng |n Ecs |cnccn cnc |n B|enwccc cnc
Snene|c |n Essex. ne |mp|cvec cccess|c|||y cnc
enncncec |cve| |mes nc C|css|c|| w||| c||ng c
ex|s|ng cen|es cnc |es|cen|c| ccmmun||es w|||
ncve c pcs||ve effec n|cugncu n|s sec|cn
cf ne |cue c enccu|cge ccc||cnc| |es|cen|c|
ceve|cpmen ccn |n ne |nne| Zcne cf |nuence
cnc mc|e w|ce|y |n ne ue| cnc Exencec Zcne
cf |nuence c|cunc eccn sc|cn.
ne |nne| Zcne cf |nuence c|cunc scme sc|cns,
pc||cu|c||y wne|e ney c|e |n c|cse p|cx|m|y c
ex|s|ng cwn cen|es sucn cs ||fc|c cnc |cmfc|c
suppc||ng s|gn|ccn new cnc enncncec |ec||
cnc |e|su|e p|cv|s|cn cs pc| cf m|xec uses.
|c| ne smc||e| cnc mc|e |ccc| cen|es, C|css|c||
w||| ccn|nue c |e|nfc|ce |ec||, emp|cymen cnc
|e|su|e v|cc|||y c|ncugn ne ceve|cpmen mc||e
|ne|es c cnc c|cunc nese sc|cns |s mc|e |||e|y c
empncs|se c cemcnc fc| |es|cen|c| ceve|cpmen.
ne cvc||cc|||y cf ceve|cpmen s|es cnc ne
cppc|un|y c |nens|fy c| cncnge ne use cf
p|cpe|y |s ev|cen c|cunc mcny cf ne sc|cns |n
n|s sec|cn cf ne C|css|c|| |cue. Sucn cvc||cc|||y
w|||, cs C|css|c|| sc|s c cpe|ce, ccce|e|ce ne
pcce cf new ceve|cpmen cs ne mc||e |s cc|e
c ccp|c||se sw|f|y.
ne|e c|e c numce| cf C|css|c|| sc|cns cnc
w|ce| |ccc|cns c|cng ne |cue wne|e ne|e c|ec|
ne||cge cnc ccnse|vc|cn pc||c|es p|cec|ng
ne ex|s|ng cnc|cce| cf ne c|ec, c| wne|e
cu||en |cnc use pce|ns c|e we|| escc||snec
[espec|c||y mcu|e |es|cen|c| sucu|cs sucn cs
G|cec Pc|| cnc c|c|c wccc fc| excmp|e} wn|cn
|cc| |c|ge| scc|e ceve|cpmen cppc|un|y s|es.
|n nese ccns|c|nec ccses, ne ceve|cpmen
|n ne S|cfc|c c Snene|c c|cncn cf ne Ecs
Sec|cn, ne sc|cn |ccc|cns w|n ne g|eces
pcen|c| c ceccme ceve|cpmen fccc|
pc|ns |nuencec pc||cu|c||y cy C|css|c|| c|e
ccns|ce|ec c ce:
Stratford suppc||ng ne nex pncse |n ne
evc|u|cn cnc g|cwn cf S|cfc|c cwn Cen|e,
pc||cu|c||y suppc||ng ne |es|cen|c| cnc cfce
mc||e,
Ilford suppc||ng ne escc||snec p|cns fc| cwn
Cen|e |enewc| cnc g|cwn cnc |eec|ng ne
cvc||cc|||y cf pcen|c| |c|ge ceve|cpmen s|es
c cnc c|cunc ne sc|cn cnc |n ne cen|e.
C|css|c||s pcs||ve effec |n cncng|ng ne v|s|c|||y cf
||fc|c w||| c|sc c||ve mc||e |ne|es |n n|s |ccc|cn,
Romford css|s|ng ne p|cns fc| ne cwn
Cen|es g|cwn cnc |eve|cg|ng f|cm |ecen
|es|cen|c| cnc m|xec use ceve|cpmens
ccmp|eec. C|css|c||s pcs||ve effec |n cncng|ng
v|s|c|||y cnc pe|cep|cns w||| c|sc c||ve mc||e
|ne|es |n n|s |ccc|cn, cnc
Sheneld cs ne ecse|n e|m|nus cf C|css|c||,
ne Zcne cf |nuence c|cunc n|s sc|cn w|||
cene f|cm |mp|cvec jcu|ney |mes cnc quc||y
cf se|v|ce cccve nc cu||en|y expe||encec nc
w||| |n u|n suppc| fuu|e |es|cen|c| ceve|cpmen
|n ne w|ce| c|ec.
Sp|c|e|cs. Nec|es C|css|c|| Sc|cn: ||ve|pcc| S|ee
. Concluding Themes & Crossrail
Places to Watch
7
Introduction
n|s sec|cn c|cws cu ccnc|us|cns cn ne |ey
nemes cf ne p|cpe|y mc||e cnc ceve|cpmen
cc|v|y cnc|ys|s.
w|n c necc||ne ccc||cnc| effec cn vc|ue cf
scme 5.5cn fc| ne pe||cc 2012 c 2021 cnc
suppc||ng c| |nuenc|ng ne ce||ve|y cf mc|e
ncn 57,000 new ncmes cnc 3.25m sqm cf
ccmme|c|c| cfce cc|spcce w|n|n 1|m cf ne
sc|cns c|cng ne |cue, C|css|c||s |nvesmen
w||| ncve c |cnsfc|mc|ve effec cn ne p|cpe|y
mc||e cnc ceve|cpmen cc|v|y cve| |me.
/ s|gn|ccn cmcun cf |nfc|mc|cn ncs ceen
cssemc|ec cc|css c w|ce |cnge cf p|cpe|y
mc||e, p|cnn|ng cnc ceve|cpmen scu|ces.
ne fc||cw|ng |s |nencec c c|s|| cnc synnes|se
n|s |nfc|mc|cn c ne n|gnes |eve| c |cen|fy
ne |ccc|cns wne|e ne mcs s|gn|ccn
p|cpe|y |mpccs cnc c|ve|gence f|cm cu||en
ceve|cpmen |encs ccn ce cn|c|pcec cnc
c||cuec c C|css|c||s ceve|cpmen.
Crossrail Locations
C|css|c|| |s c nc|cnc| scc|e |nf|cs|ucu|e
|nvesmen ccve||ng c w|ce cnc c|ve|se
eccncmy cnc c ccmp|ex u|ccn gecg|cpny.
C|css|c|| sc|cns unce| ccns|ce|c|cn |ep|esen
c |cnge cf mc||e cnc|cce||s|cs cnc
ceve|cpmen cppc|un||es cs we|| cs c se||es
cf cc|||e|s cnc cnc||enges c nc ceve|cpmen.
Key cnc|cce||s|cs c|e c||ven cy ne u|ccn
mc|pnc|cgy, p|cpe|y mc||e cnc p|cnn|ng
pc||cy ccnex nc ne sc|cns w||| s| w|n|n.
nese ccnexs ccn ce summc||sec cs:
Central City enccmpcss|ng ne wes Enc, ne
C|y cnc Ccnc|y wnc|f |n |cnccn,
Major Regeneration Areas enccmpcss|ng
Pccc|ngcn cnc ne |c c| Ccmmcn c|ec,
S|cfc|c, ne |cyc| Dcc|s, wcc|w|cn cnc /ccey
wccc wne|e |c|ge scc|e cncnge |s p|cjecec,
Outer London f|cm wes D|cycn c /ccn Mc|n
||ne, Mc|y|cnc c ||fc|c cnc |cmfc|c,
Suburban Communities f|cm Mc|cennecc c
S|cugn cnc B|enwccc c Snene|c.
Intensity and Density
C|css|c|| sc|cn |ccc|cns s| |n c w|ce|
vc||ey cf cc|v|y ccnexs |eec|ng ccy|me
c| pec| pe||cc pcpu|c|cn cnc cu|| cens|y.
n|s |nc|uces:
Highest ne n|gnes emp|cymen, fccfc|| cnc,
c|, |es|cen|c| zcnes,
High cwn cen|e c| |cnspc| |ne|cncnge
env||cnmens,
Medium |ccc| cen|es cnc cc|||cc|s, w|n c
m|xec emp|cymen cnc |es|cen|c| ccse,
Low |cwe| cens|y |es|cen|c| c|ecs.
|nc|v|cuc| |ccc|cns w||| c|sc |eec c m|x cf
ces|nc|cn cnc c||g|n cnc|cce||s|cs ||n|ec
c c ccmme|c|c| cnc emp|cymen |c|e c| c
|es|cen|c| |c|e cnc func|cn.
Relative Scale of Change Impact of
Crossrail Services
ne|e c|e c|sc funccmenc| ccegc||es nc
cesc||ce ne |e|c|ve scc|e cnc |mpcc cf
cncnge f|cm new C|css|c|| se|v|ces cn ne
|mmec|ce ccnex. n|s |s ccsec cn ne |nens|y
cnc cens|y cf cc|v|y ev|cen cccy.
ne pcen|c| cncnge |s |e|cec c ne ne
ccc||cnc| se|v|ce |mp|cvemen, ne scc|e cnc
cens|y cf ceve|cpmen cnc eccncm|c cc|v|y
|n p|cce cnc p|cnn|ng pc||cy suppc| fc| fuu|e
g|cwn. nese ccn ce ccegc||sec cs:
Creating change wne|e c sucscn|c| cncnge
|n cu||en ceve|cpmen qucn||es cnc ypes cf
|cnc use ccn ce expecec,
Reinforcing directions wne|e suppc| |s g|ven
c cc|ve, |n-p|cg|ess ceve|cpmen p|cg|cmmes
c |eec cncng|ng p|cpe|y vc|ues,
Limited impact wne|e |||e cncnge c ne
cu||en ceve|cpmen ccnex ccn ce expecec.
. Concluding Themes & Crossrail Places to Watch
77
Places to Watch
Bcsec cn n|s cpp|cccn cnc c synnes|s cf ne
cnc|ys|s nc|ngs |n ne p|ev|cus sec|cns, | |s
pcss|c|e c |cen|fy ne C|css|c|| p|cces c wccn.
|ccc|cns wne|e C|css|c|| w||| c|ece c s|gn|ccn
cncnge cnc ncve gccc ceve|cpmen ccpcc|y
fc|m ne |ey c||e||c fc| ne|| |cen|cc|cn cs
P|cces c wccn. nese c||e||c escc||sn c
m|x cf p|cces, f|cm n|gn p|c|e mc||e |ecc|ng
|ccc|cns sucn cs Ccnc|y wnc|f n|cugn c |ey
|egene|c|cn cppc|un||es sucn cs /ccey wccc.
|ccc|cns w|n mec|um c| |cw |eve|s cf cc|v|y
wne|e ex|s|ng c||ec|cns w||| ce |e|nfc|cec c|
ne|e |s |cw |mpcc c|e nc ccns|ce|ec |||e|y c
cffe| s|gn|ccn p|cspecs fc| p|cpe|y mc||e
ceve|cpmen c| cncnge.
West Central East
Limited
impact
Reinforcing
directions
Creating
change
Ealing Broadway
Slough
Southall
Canary Wharf
Whitechapel
Farringdon
Bond Street
Paddington
Liverpool Street
Maidenhead
Hayes & Hartington
Heathrow Airport
Custom House
Woolwich
Abbey Wood
Stratford
West Ealing
Acton Main Line
West Drayton
Langley
Hanwell
Burnham
Taplow
Iver
Romford
Ilford
Shenfield
Brentwood
Seven Kings
Goodmayes
Chadwell Heath
Harold Wood
Forest Gate
Maryland
Gidea Park
Manor Park
78
||ve|pcc| S|ee
C|e||enwe||, nec|es C|css|c|| Sc|cn |c|||ngccn Exmcun Mc||e, nec|es C|css|c|| Sc|cn |c|||ngccn
wn|ecncpe|
Cen|c| S G||es, nec|es C|css|c||
Sc|cn cenncm Ccu| |ccc
7
wc|||ng |n pc|ne|sn|p w|n ceve|cpe|s, |ccc| cunc|||es cnc
|ey sc|enc|ce|s, C|css|c|| |s |ecc|ng p|ccemc||ng. ne
ccc|y|c effecs cf new sc|cns w||| |ev|c||se ne ccncep cf
ne sc|cn ce|ng ne cen|e cf c ccmmun|y nuc.
Appendix 1
Review of Previous Property Impact Studies of
ew Rail Infrastructure
82
Review of Previous Property Impact Studies of ew Rail Infrastructure
Purpose and Approach
/ fccussec su|vey cf ev|cence cf ne |mpcc c|
|e|c|cnsn|p ceween |cnc cnc p|cpe|y vc|ues
cnc |cnspc| |nf|cs|ucu|e |mp|cvemens wcs
unce|c|en. n|s wcs c ensu|e nc cs w|ce cn
ev|cence ccse cs p|cc|cc| wcs cssemc|ec c
ne|p |n cssess|ng ne p|cpe|y |mpccs c||s|ng
f|cm C|css|c||, |unn|ng f|cm Mc|cennecc |n ne
wes n|cugn Cen|c| |cnccn cnc ecswc|cs c
/ccey wccc cnc Snene|c |n Essex. |n pc||cu|c|,
ne ev|cence f|cm ne ||e|cu|e |ev|ew wcs c
ce usec c ne|p cssess ne pcen|c| ncu|e
cnc scc|e cf p|cpe|y |mpcc nc C|css|c||
ccu|c gene|ce.
Mucn cf ne ev|cence |ev|ewec ncs fccussec
cn pcs ccmp|e|cn cnc|ys|s [|.e. mecsu||ng wnc
ccuc||y ncppenec}, |cne| ncn cn cnc|ys|s cf
fc|eccss cf |mpccs. n|s mecns nc |nfc|mc|cn
|egc|c|ng su|cc|e wcys cf fc|eccs|ng |mpccs
c| |e|c|cnsn|ps |s ||m|ec. Neve|ne|ess, ne
ev|cence ccse cn ccuc| [c| |nfe||ec} |mpccs |s
s||| vc|ucc|e cs c mecns cf jucg|ng ne |ec||sm
cf ne mcce||ec |mpccs.
ne |ev|ew cf ev|cence ncs ceen ccsec upcn
ne mce||c| p|ccucec cs pc| cf ne sucy
G\/ ccmp|eec fc| ne Scc|sn Execu|ve
[Deve|cp|ng c Menccc|cgy c Ccpu|e |cnc
\c|ue dp||f /|cunc |cnspc| |cc||||es, 2004}, w|n
dC| p|cv|c|ng c cec||ec ||e|cu|e |ev|ew, cnc
sucsequen wc|| fc| Cen|c cn ne B|cc| Ccun|y
|cp|c |cns| Sp|ne [200}.
ne fccus wcs upcn ne mcs |ecen ev|cence
[mc|n|y pcs-10} f|cm ne dK cnc Nc|n
/me||cc. cweve|, scme |ey p|e-10 wc|| wcs
|nc|ucec |n ne |ev|ew.
ne ||e|cu|e |nc|uces ccccem|c pcpe|s cnc
ccnsu|cncy |epc|s, p|us scme mc|e pc|em|cc|
p|eces. |c| fu|ne| |ns|gn |nc ne ||e|cu|e
cn puc||c |cnspc| cnc |cnc vc|ues see /|w
cnc dC| [2002}. ne|e ncve ceen c se||es cf
|e|cec |ev|ews cc|||ec cu cn |cnspc| cnc
ccmpe||veness [||ewe|yn Dcv|es cnc dC|, 2003}
cnc cn ne |mpc|cnce cf |cnspc| |n cus|ness
|ccc|cn cec|s|cns [Ncp|e| dn|ve|s|y, 2003}.
Review Findings
Transport Improvements and Property
|cnspc| |nvesmen |esu|s |n cncngec |eve|s
cf cccess|c|||y, cnc nese |mp|cvemens c|e
|eecec |n ne ccs cene cnc|ys|s nc |s
cc|||ec cu p||c| c cny |nvesmen ce|ng mcce.
ne p||nc|pc| ccmpcnen cf cenes |s |cve|
|me scv|ngs c ne use|s cf ne sysem. n|s |n u|n
ncs seccncc|y cenes fc| emp|cye|s cs ne||
|cccu| mc||e c|ecs ccn ce exencec cnc fc|
emp|cyees wnc ncw ncve c w|ce| |cnge cf jccs
cvc||cc|e w|n|n c g|ven |me ccns|c|n. ne|e c|e
c|sc |nc|ecsec cccnmen c|ecs fc| c|| ypes cf
se|v|ces cnc fcc||||es [scncc|s, sncps cnc |e|su|e
fcc||||es fc| excmp|e}.
nese |cnspc| cenes c|e we|| |ncwn, cu
wne|e ne|e |s mucn |ess |ncw|ecge |s |n ne
cne| pcen|c| |mpccs cf |cnspc| |nvesmens,
p||nc|pc||y cn |cnc vc|ues cnc p|cpe|y vc|ues
[Bcn|se| cnc Be|ecnmcn, 2000, /|w cnc dC|,
2002}. ne nc|ngs |epc|ec ne|e fccus cn ne
|mpccs |n e|ms cf p|cpe|y vc|ue up||f, |cne|
ncn ne w|ce| eccncm|c effecs cn emp|cymen,
|eg|cnc| |nvesmen cnc pce|ns cf ccnsump|cn.
n|s sncu|c encc|e ne cssessmen mcce cf ne
C|css|c|| |mpccs c ce pu |nc c |ec||s|c ccnex.
ne|e |s nc s|ng|e cccepec menccc|cgy fc|
cssess|ng vc|ue cncnge csscc|cec w|n new
|cnspc| |nf|cs|ucu|e |nvesmen. n|s |s cue,
|n pc|, c ne ccmp|ex|y cf ne |ssues unce|
cnc|ys|s cnc pc||y cue c ne |cc| cf su|cc|e
|me-ccsec ccc. /s sucn, ne ev|cence
p|esenec ne|e neecs c ce v|ewec ccu|cus|y
cnc neecs c ce unce|sccc cs |nc|cc|ve.
|n n|s |espec | |s wc|n nc|ng nc cu||en
ccnven|cnc| n|n||ng |s nc ne|e mcy we|| ce
ccc||cnc| [vc|ue cccec} cenes csscc|cec
w|n new |cnspc| |nf|cs|ucu|e, cu nese c|e
cepencen cn cne| fccc|s ce|ng p|esen |n ne
|ccc| eccncmy. P||nc|pc| cmcng nese |s:
Suppc||ve |ccc| eccncm|c ccnc||cns
|e|c|ng c |cccu| cnc p|cpe|y mc||es,
/ suppc||ve p|cnn|ng pc||cy cnc pc|||cc|
env||cnmen nc |s ccncuc|ve c |nwc|c
|nvesmen, cnc
ne cvc||cc|||y cf ccn p||vce cnc puc||c
funcs fc| |nvesmen.
|f nese necessc|y suppc||ng ccnc||cns c|e
p|esen, nen ne |cnspc| |nvesmen m|gn
we|| |ecc c cn enncncemen |n p|cpe|y cnc
|cnc vc|ues.
Overview of Impacts
ne|e |s c g|cw|ng cccy cf emp|||cc| ev|cence
|e|c|ng c cncnges |n ccmme|c|c| cnc
|es|cen|c| p|cpe|y mc||e vc|ues cnc |cnspc|
|nvesmen. cc|e /1 p|esens cn cve|v|ew cf
scme cf nese nc|ngs.
ne |nfc|mc|cn f|cm ne suc|es excm|nec
ncve ceen summc||sec cccc|c|ng c ne
Appendix 1
83
vc||cc|es spec|ec. n|s wcs ccns|ce|ec c ce
ne ces mecns cf p|esen|ng c |c|ge qucn|y cf
|nfc|mc|cn |n c c|ges|c|e fc|mc.
| sncu|c c|sc ce ncec nc mucn cf ne
|nfc|mc|cn |s nc c||ec|y ccmpc|cc|e ceween
p|cjecs, cs cen||cns vc|y, ccc cssump|cns
c|e nc c|wcys spec|ec, ne quc||y cf ne ccc
|s m|xec, cnc ne |me spcn cve| wn|cn cncnge
|s mecsu|ec |s c|sc vc||cc|e c| nc spec|ec.
Ccmpc||scn ceween suc|es |s ne|efc|e
p|cc|emc|c cnc cfen |equ||es mce|s cf
jucgemen.
Desp|e ne cccve ccvecs, cs ccn ce seen
f|cm cc|e /1, ne ev|cence |s c|ccc|y pcs||ve
w|n mcs c|ffe|ence ce|ng fcunc ceween
ne |es|cen|c| cnc ccmme|c|c| mc||es, ne
|me cve| wn|cn |mpccs c|e p|cce, cnc
ncw c|cse c|ecs we|e c ne sc|cns. Pc|scns
B||n|e|ncff [2001} ccnc|uce nc | |s c|ec| nc
|n mcs ccses cccess c |c|| sysems |s vc|uec
cy p|cpe|y cwne|s cnc ne|e |s |||e suppc|
fc| ne sugges|cn nc p|cx|m|y c |c|| ccuc||y
cec|ecses p|cpe|y vc|ues.
|n c|ce| c ne|p jucge ne pcen|c| scc|e cf
|mpcc nc C|css|c|| mcy ncve, ne |cnge
cf |mpccs nc c|e cu||nec |n cc|e /1 c|e
summc||sec ce|cw. ne |mpccs ncve ceen
g|cupec |nc ccmme|c|c| cnc |es|cen|c| secc|s,
|cne| ncn |n e|ms cf ne |nc|v|cuc| suc|es cs
||sec |n cc|e /1. ne empncs|s ncs c|sc ceen
upcn ccuc| numce|s c| |cnges, |cne| ncn
c||ec|cns cf |mpcc. n|s sncu|c p|cv|ce mc|e
gene|c||sec gu|ccnce nc ccn ce cpp||ec c
C|css|c||. cweve|, | sncu|c ce ncec nc nese
|mpcc |cnges c|e |nc|cc|ve cn|y.
Commercial Sector
|cnc vc|ues: |nc|ecse |n vc|ues cf 23%, 120%
cnc 14% |epc|ec.
P|cpe|y ccp|c| vc|ues: ||m|ec qucn|c|ve
ccc, cu |mpccs |cngec ceween 25%-
45%
P|cpe|y |enc| vc|ues: |mpccs |cngec |nc
fc||cw|ng g|cup|ngs cc smc|| c cssess, 25-
30%, 45-50%, 100%
/c|v|y |eve|s: gene|c||y |epc|ec cs
|nc|ecsec, c|ncugn ||m|ec qucn|c|ve
ccc. |c|eccss cf 5-10% |nc|ecse |n
ceve|cpmen cc|v|y.
Residential Sector
Ccp|c| vc|ue: |mpccs |cngec |nc ne
fc||cw|ng g|cup|ngs m|n|mc|, 3.8%-10%,
15%-25%
|enc| vc|ues: ||m|ec ev|cence, cu
|nc|cc|cns cf 15%
/c|v|y |eve|s: ||m|ec qucn|c|ve ccc.
84
Case Impact distance/assessment focus Impact on Impact Source
|cnccn Juc||ee ||ne Exens|cn [J|E} Se |cc|| f|cm ne sc|cns 1000m cnc 3000m
|es|cen|c| Ccp|c| vc|ues - pcs||ve
Cnese|cn [2000}
Ccmme|c|c|
ccupcncy |eve|s f|cm esce cgens, ceve|cpe|s cnc |nvesc|s
pe|cep|cns - pcs||ve
|cnccn J|E
Se |cc|| f|cm ne sc|cns 1000m. Nce nc |mpcc g|ece|
wne|e |c|| |nf|cs|ucu|e wcs pcc| 25% |nc|ecses |n 7 cu cf 10
sc|cns.
|es|cen|c| Ccp|c| vc|ues - pcs||ve, cu vc||cc|e. |gnes fc| mc|scnees cnc cs
Cnese|cn [2002}
Ccmme|c|c|
ccupcncy |eve|s f|cm esce cgens, ceve|cpe|s cnc |nvesc|s
pe|cep|cns pcs||ve
|cnccn J|E
Nce nc s|es c|cse c sc|cns mc|e c|cc|ve c ccmme|c|c|
cnc m|xec use ceve|cpmens, cnc ncse fu|ne| f|cm sc|cns
mc|e c|cc|ve fc| |es|cen|c| ceve|cpmens
|es|cen|c|
Deve|cpmen cpp||cc|cns vc||cc|e |mpcc cy cccess|c|||y, pcen|c|
cnc ceve|cpmen n|sc|y pcs||ve, cu |n ||m|ec c|ecs
Pnc|ccn [2002}
Ccmme|c|c|
S|es c|cse c sc|cns scugn fc| m|xec use cnc ccmme|c|c|
ceve|cpmens
|ev|ew Pcpe|
Mu|| secc| ccmme|c|c| cnc |es|cen|c| ceve|cpmens c
c|ffe|en c|scnces f|cm scps
|es|cen|c| cnc ccmme|c|c|
p|cpe|y vc|ues
|n|c u|ccn cnc |eg|cnc|, ccpu||ng cgg|cme|c|cn [eccncm|c effecs}
cnc newc|| effecs [|cnspc| effecs}
w||g|ey cnc wyc
[2001}
|cnccn C|css|c|| /ssumec |mpcc c|ec se c 1|m f|cm ne sc|cns
Ccmme|c|c| /cc||cnc| cc| spcce cf 10.87 m||||cn sq me|es cy 2025
||||e| Pc||e| [2002}
|es|cen|c| 54,804 new cwe|||ngs |n sucy c|ec cy 2025
C|cyccn |cm||n| /ssumec |mpcc c|ec se c 1|m f|cm ne |cm scps |es|cen|c| p|cpe|y vc|ues Scme |ccc||sec |mpccs /|w e c|. [2003}
Snefe|c Supe||cm /ssumec |mpcc c|ec se c 1|m c|cng e|ne| s|ce cf ||ne |es|cen|c| p|cpe|y vc|ues
cuse p||ces |ecucec w|n cn|c|pc|cn cf ccns|uc|cn cf |cm ||nes, cu
negc|ve |mpcc c|scppec|ec cfe| cpen|ng
ennecu|y [18}
Snefe|c Supe||cm Supe||cm cc|||cc|
Ncn |es|cen|c| p|cpe|y vc|ues dncc|e c |cen|fy cny c|sc|ee Supe||cm |nuence. Dcc|ne [18:178}
cuse p||ces |nuence sc smc|| nc ccnnc ce sepc|ce|y c|s|ngu|snec Dcc|ne [18:17}
Mcncnese| Me|c||n| Me|c||n| cc|||cc| cuse p||ces |nuence sc smc|| nc ccnnc ce sepc|ce|y c|s|ngu|snec Dcc|ne [18:17}
c|cnc P|cx|m|y c Me|c
cx cssessmen vc|ues 45% cve|c||, 107% c|cunc sc|cns, ccmpc|ec w|n 25% e|sewne|e
cc| [2002}
Ccmme|c|c| cfce spcce |ens /cjccen, 30% 500m, 10% cve| c|y cve|cge
|es|cen|c| p||ce p|em|um c|cse c me|c 20% [mcx}
|es|cen|c| ncuse p||ces cnc
|ens
Bcscn Ccmmun|y w|n c ccmmue| |c|| sc|cn

S|ng|e-fcm||y |es|cen|c|
p|cpe|y vc|ues
Pcs||ve .7% cccve |enc
/P/ [2002} cnc
/|ms|cng [14}
New Je|sey Census |ccs se|vec cy P/C |c|| cme p||ce 10% cccve mec|cn
\c|n [11} New Je|sey /ccess c SEP/ |c|| S|ng|e fcm||y ncme p||ce 7.5%-8% cccve mec|cn
Pennsy|vcn|c Census |ccs se|vec cy SEP/ |c|| cme p||ce 3.8% cccve mec|cn
Table A1: Summary of Transport Improvement and Property Value Impacts
85
Case Impact distance/assessment focus Impact on Impact Source
wcsn|ngcn, DC & /|cnc
Sysem-w|ce ||ce|sn|p /ve|cge cfce |ens Pcs||ve
/P/ [2002} cnc
Ce|ve|c [14}
Jc|n ceve|cpmen nec| |c|| sc|cn
/nnuc| cfce |ens Pcs||ve 3/g|sqf
fce cccupcncy |ce Pcs||ve
Snc|e cf |eg|cnc| g|cwn Pcs||ve
Dc||cs P|cx|m|y c D/| [||} sc|cn
P|cpe|y vc|ues Pcs||ve 25%
/P/ [2002} cnc
we|nse|n & C|cwe|
[1}
C|css / cfce
C|css C cfce
S||p |ec||
C|css / cccupcncy 80/s f 14 c 88.5/sqf 18[11% cccve ccse}
C|css / |en 15. c 23/sqf [47% cccve ccse}
S||p |ec|| cccupcncy 4.5%
S||p |ec|| |en 4.8%
Cn|ccgc
P|cx|m|y c |cns| [M//Me|c sc|cns} \c|ue cf s|ng|e fcm||y ncmes Pcs||ve
/P/ [2002} cnc G|uen
& /sscc|ces [17}
/pc|men |en vc|ue Pcs||ve
/pc|men cccupcncy Pcs||ve
Scn ||cnc|scc
Bcy /|ec
B/|
\c|ue cf s|ng|e fcm||y ncmes Pcs||ve 3200 c 3700 cep|ec|c|cn pe| m||e c|scnce f|cm B/| sc|cn
/P/ [2002} cnc
Secwcy G|cup [1}
/pc|men |enc| Pcs||ve 15%c 2%
|cnc p||ce fc| cfce p|cpe||es Pcs||ve 74/sqf w|n|n m||e 30/sqf cve| m||e
Scnc C|c|c,
Cc||fc|n|c
wc|||ng c|scnce f|cm || Ccmme|c|c| |cnc vc|ues Pcs||ve 4/sqf [23% cccve ccse} /P/ [2002} cnc
Ce|ve|c & Dunccn
[2001/2c cnc c}
m||e f|cm Cc||c|n sc|cn Ccmme|c|c| |cnc vc|ues 25/sqf [120%} cccve mecn
|cs /nge|es m||e cc|||cc| f|cm Me|c
Mecn sc|es p||ce cf
ccmme|c|c| spcce
31 pe| sqf |eje|cng e c| [14}
Scu|ce: G\/ e c| [2004} Deve|cp|ng c Menccc|cgy c Ccpu|e |cnc \c|ue dp||f /|cunc |cnspc| |cc||||es
8
Spatial Impacts
cc|e /1 |cen|ec scme cf ne gecg|cpn|es
cf |mpcc usec c| |cen|ec |n vc||cus suc|es.
cweve|, ne|e c|e cne| |ssues c ccns|ce|
|n e|ms cf spc|c| |mpccs f|cm |cnspc|
|nf|cs|ucu|e. nus, ne cve|c|| spc|c| |mpccs cf
puc||c |cnspc| |nvesmen w||| |eec ne cve|c||
|ne|p|cy cf |nc|v|cuc| ||nes cnc sc|cns, ne||
cve||cpp|ng c| ccmpe|ng cccnmens cnc ne
|cycu cf ne c|y cs c wnc|e.
/s cn excmp|e cf n|s, |ng|cm [18} |epc|s |esu|s
cf expe||ence w|n new sucwcys |n Mcn|ec|, Scn
||cnc|scc, c|cnc cnc wcsn|ngcn, D.C. ||cm n|s
| wcs ccns|ce|ec nc ne|e wcs:
\e|y mcces effecs cn me|cpc||cn
ceve|cpmen pce|ns,
Scme ev|cence cf ceve|cpmen c|cunc
sc|cns [c|cnc cnc wcsn|ngcn},
Scme ev|cence cf CBD ceve|cpmen |n
Mcn|ec| cnc Scn ||cnc|scc.
Mucn cepencec upcn ncw ne new sc|cn ||n|s
c| enncncec cccess|c|||y c ne wnc|e sysem.
n|s |s pe||nen fc| ne C|css|c||, cs ne |cue ncs
c w|ce |cnge cf ex|s|ng puc||c |cnspc| p|cv|s|cn
|n mcs |ccc|cns, c|ncugn ne |ecp fc|wc|c |n
cccess|c|||y, quc||y cnc enncncec |ne|cncnge
|s cn |mpc|cn ccc||cnc| fccc|.
Ce|ve|c [18} ccse|ves nc |cc|c| |c|| sysems
ccn s|engnen ccwncwn cc|es. Bcn|se| cnc
Be|ecnmcn [2000:280-282} ccse|ve nc B/|
ncs ncc c ve|y mcces |mpcc |n c n|gn|y
|ccc||sec cnc |cne| uneven pce|n, w|n cen|c|
Scn ||cnc|scc cene|ng cnc mc|nc|n|ng |s
ccm|ncn pcs||cn. ne yne cnc wec| Me|c wcs
fcunc c ncve c |ccc||sec effec cn ne ncus|ng
mc||e |n c few |nne| u|ccn c|ecs, wne|e ne
c|cc|veness cf ncus|ng |nc|ecsec cnc scme
|eceve|cpmen cc| p|cce [wc|ms|ey cnc
Pe||e, 12:31}.
Bcc|ne cnc C|cne [2001:34} nce nc ne mc|e
expens|ve ne |cnc c c g|ven |ccc|cn, ne
mc|e |||e|y c g|ven s|e w||| ce ceve|cpec cense|y
cs cu||ce|s |cce cff ccns|uc|cn ccs cgc|ns
un| |cnc ccss. ence cens||es c|e expecec c
cec||ne w|n c|scnce f|cm cen|c| |ccc|cns.
wc|ms|ey cnc Pe||e [12:127} sugges nc:
|cp|c |cns| encs c cccenuce ex|s|ng
|encs. |f cn c|ec |s unce|gc|ng cn expcns|cn
c| cccm pe||cc, |cp|c |cns| ccn cccenuce
ne expcns|cn. |f cn c|ec |s cec||n|ng, |cp|c
|cns| mcy ne|p c scc|||se ne c|ec cu w||| nc
|eve|se ne cec||ne. |n cne c| wc excmp|es, ne
symc|c|c p|ccess ncs wc||ec |n |eve|se: |n ||||e
ne Me|c encc|ec pecp|e |n ne cec||n|ng c|ecs
c gc scmewne|e e|se c sncp c| wc|| .
wegene| [15} cffe|s ne exp|cnc|cn nc ne
|cnc dse-|cnspc| [|d-} feecccc| cyc|e cpe|ces
unce| ccnc||cns cf scc|ce cccess|c|||y, cu
|ess sc w|n uc|qu|cus cccess|c|||y. Bcn|se| cnc
Be|ecnmcn [2000:285} c|sc sugges nc ne
pcss|c|e exp|cnc|cn fc| ne smc|| cnc vc||cc|e
|mpcc cf u|ccn |c|| |nvesmen |s ne ccnc||cn
cf uc|qu|cus cccess|c|||y fcunc |n mcny u|ccn
c|ecs /ny ccc||cnc| |nf|cs|ucu|e, pc||cu|c||y
wne|e ne newc|| |s c||eccy we|| ceve|cpec,
mc|es ve|y |||e |mpcc cn ne cve|c|| cccess|c|||y.
Ce|ve|c cnc wu [18} ccnc|uce: ne |esu|s
cf cu| |esec|cn c|e c|sc ccns|sen w|n ne
p|cpcs||cn, nc fccc|s cne| ncn cccess|c|||y
|nc|ecs|ng|y sncpe me|cpc||cn |ccc|cnc|
cec|s|cns, sucn cs p|cnn|ng pc||cy. Mecnwn||e,
Bc|||nge| e c|. [18} c|c|m u| |esu|s p|cv|ce
ne |s nc|c ev|cence nc ccnven|ence
fc| fcce-c-fcce mee|ngs |s cn |mpc|cn
cee|m|ncn cf cfce |en. |n fcc, we nc
nc n|s fccc| |s cmcng ne mcs |mpc|cn
p|ec|cc|s cf |ccc|cnc| c|ffe|ences |n cfce |en.
n|s suggess nc puc||c |cnspc| |nvesmen
ccn suppc| g|cwn |n p|cpe|y vc|ue c| |en
wne|e | cccss |ccc|cns w|n gccc cppc|un|y
fc| fcce c fcce mee|ngs cnc gene|c| scc|c|
|ne|cc|cn. n|s |s yp|cc||y n|cugn ne c|ec|cn cf
n|gn cens|y u|ccn ncces w|n c ccncen|c|cn cf
fcc||||es cnc se|v|ces, sucn cs ncse fcunc |n ne
mcjc| |c|| e|m|nc|s cnc c |cnspc| cccess|c|e
|ccc|cns [e.g. |cnspc| ceve|cpmen c|ecs}.
ve|c||, nen, | ccn ce sc|c nc cn |mp|cvemen
|n cccess|c|||y |s ne |cg|cc| fcuncc|cn fc|, cnc
necessc|y p|e|equ|s|e cf, |nc|ecses |n p|cpe|y
vc|ue, cu |s nc cn |s cwn sufc|en. |s |mpccs
cepenc cn ccn ne scc|e cf ne |nvesmen cnc
cn ne ccn||cu|cn cf ne new ||n| c ne newc||.
Scale of Change
c|| cnc Mc|snc|| [2000} summc||se c se||es cf
suc|es nc ccnc|uce nc |cnspc| |nvesmen
|s cfen necessc|y cu nc sufc|en c gene|ce
ceve|cpmen [c||ey cnc u|cn, 15, wc|ms|ey
cnc Pe||e, 12:127, Dcc|ne 18:172, 185}.
wne|e n|s necess|y wcu|c c|e wcu|c ce |n ne
fc||cw|ng ccses:
/|ecs |cc||ng |cnspc| |nf|cs|ucu|e gene|c||y.
|n ccvcncec |cnspc| newc||s, wne|e ne|e
|s c s|gn|ccn sep cncnge |n cccess|c|||y,
87
sucn cs c ||ve| esuc|y c|css|ng [c| cncnne|
unne|} wne|e p|ev|cus|y sepc|ce eccncm|c
sysems me|ge.
/|sc |n ccvcncec |cnspc| newc|| ccnexs,
wne|e ne|e c|e cc|enec|s.
|n cne| wc|cs, |n c||eccy ccvcncec |cnspc|
s|uc|cns, | wcu|c c|e c mcjc| sep cncnge [c
c| c cccve} c see s|gn|ccn effecs. ne|w|se,
ne effecs wcu|c ce mc|g|nc|.
ne cccve pc|ns ecnces ccmmens cy |ycn
[1} nc|ng nc | |s wne|e |me scv|ngs c|e
mcce nc |nc|ecses |n p|cpe|y vc|ues c|e |||e|y c
ccc|ue. |n cne| wc|cs, |f ne cncnge |n cccess|c|||y
|s cf c sufc|en|y |c|ge cncnge, [e.g. new me|c
|n c puc||c |cnspc|-pcc| me|cpc||cn c|ec} nen
mecsu|cc|e |me scv|ngs w||| ce mcce [cy c |ecs
scme secc|s cf ne pcpu|c|cn wnc wcu|c use ne
sysem}. /|e|nc|ve|y, |f c puc||c |cnspc| |nvesmen
wcs mcce nc nc|c|y cncngec |cve| |mes c cny
s|gn|ccn ceg|ee [wnene| ceccuse cccess|c|||y
wcs c||eccy gccc |n ne c||ec|cn se|vec, ec.}, cne
wcu|c nc expec c see c |c|ge |mpcc.
Economic and Planning Context
ne cccve ev|cence |nc|cces nc c new
me|c sysem neecs c |nc|ecse cccess|c|||y |n
c|ce| c c|ece ||ses |n p|cpe|y vc|ue. cweve|,
enncnc|ng ne c|cc|veness cf c |ccc|cn,
cy |nc|ecs|ng ne cmen|y [pe|ncps v|s|c|||y,
|cen|y cnc p|es|ge cf c |ccc||y w|n |s new
me|c sc|cn} cnc/c| cvc|c|ng |ecuc|ng |ccc|
cmen|y, mcy c|sc |ecc c vc|ue |nc|ecses.
ne ccmc|nc|cn cf nese fccc|s suggess c
pcen|c| fc| p|cpe|y vc|ues c |nc|ecse cnc new
ceve|cpmen c ce |ec||sec. cweve|, nese
mcy ce necessc|y cu nc sufc|en fccc|s.
nus, c|| cnc Mc|snc|| [2000} ncec wc
pc||cu|c||y |mpc|cn ccnexuc| |ems |egc|c|ng
|cnspc| |nvesmen cn ceve|cpmen |n gene|c|
cs [1} Gene|c| eccncm|c c||mce cnc [2}
|egu|cc|y ccnex, e.g. p|cnn|ng ccn|c|. |n cne|
wc|cs, gene|c||y spec||ng, | ncs ceen fcunc
nc |nf|cs|ucu|e |nvesmen ncs |ec c |cnc use
ceve|cpmen |n cucycn eccncm|c ccnexs,
cnc nc puc||c |cnspc|-|ec ceve|cpmen |n
pc||cu|c| ncs encec c cu||sn wne|e p|cnn|ng
pc||cy fcvcu|ec puc||c |cnspc|-c||enec
ceve|cpmen cnc/c| |es||cec cc| use/cc|-
c||enec ceve|cpmen.
Ce|ve|c [18} c|cw|ng |esscns f|cm c|cnc, Scn
||cnc|scc cnc e|sewne|e, suggess nc |cns|
|ec|s||cues |cne| ncn c|eces g|cwn, cnc nc
c p|e|equ|s|e |s c nec|ny |eg|cnc| eccncmy. e
c|sc nces nc |cnc-use |mpccs c|e g|eces wnen
|cns| |nvesmens cccu| jus p||c| c cn upsw|ng
|n |eg|cnc| g|cwn. n|s mcy ce cf pc||cu|c|
|e|evcnce c C|css|c|| g|ven ne cu||en pcs||cn
|n ne eccncm|c cyc|e cnc ne expecc|cns fc|
eccncm|c |eccve|y cu||ng ne ccns|uc|cn pncse
cnc cy ne cce cf ne ||nes cpen|ng.
Bcn|se| cnc Be|ecnmcn [2000:280-282},
|ev|ew|ng ne |mpccs cf B/|, sugges nc
ceve|cpmen |mpccs c|e nc un|fc|m cnc
cn|y cccu| wne|e cne| eccncm|c ccnc||cns
c||eccy fcvcu| ceve|cpmen. ney c|cw s|m||c|
ccnc|us|cns |egc|c|ng c n|gn speec |c|| scneme
wn|cn |equ||es ne p|esence cf c cucycn |ccc|
eccncmy nc ccn c|e ccvcncge cf ne new
cccess|c|||y cppc|un||es.
wc|ms|ey cnc Pe||e [12} fcunc c ccnsensus
cf cp|n|cn cn ne effecs cf |cp|c |cns| cn u|ccn
ceve|cpmen: nc ceve|cpmen ccn cn|y ce
successfu||y cncnne||ec |f ne|e |s cemcnc
fc| p|cpe|y [12:127}. wc|ms|ey cnc Pe||e
[12:130} c|sc |epc| vc||cus excmp|es wne|e
c|ecs |n eccncm|c cec||ne c|e nc cccsec cy
c new |cns| sysem. |n yne cnc wec|, cemcnc
fc| |ncus||c| p|cpe|y |n ne ec||y 180s wcs
|cw, cnc ne Me|c ncc nc s|gn|ccn effec cn
|ccc|cn cec|s|cns. n|s |s ecncec |n ne ccse
cf ne ||gn |c|| sysem |n S |cu|s, wne|e cc|
[2002} nces nc ne |ec| esce mc||e |n c|ecs
c|cng ne |cp|c |cns| ||ne |s mc||cunc cnc ne
p||vce secc| ncs ceen |e|uccn c |nves |n
sc|cn c|ec ceve|cpmen un|| ne Me|c||n|
p|cves successfu|.
\c||cus suc|es pc|n c ne |mpc|cnce cf
suppc||ve puc||c pc||c|es ce|ng |n p|cce c
enccu|cge ceve|cpmen cemcnc c puc||c
|cnspc| sc|cns. Ccnexuc| fccc|s fcunc c ce
|e|evcn |nc|uce zcn|ng cnc cxc|cn pc||c|es,
c|sc, ne cvc||cc|||y cf |cnc [cpp|cp||ce|y
cssemc|ec} |n ne |s p|cce [see fc| excmp|e
Bcc|ne cnc C|cne, 2001:1}.
Dcc|ne [18:173} mc|es |efe|ence c suc|es,
wn|cn sncwec nc |c|| |cns| ccn ncve c
s|cng |nuence cn ne |ccc|cn, |nens|y
cnc |m|ng cf new ceve|cpmen, espec|c||y
wnen | |s suppc|ec cy pcs||ve ceve|cpmen
|ncen|ves cnc ccc|c|ncec |cnc use/|cns|
p|cnn|ng. ne |mpc|cnce cf p|cnn|ng ccnex
|s mcce cy P||| [188} c||ng zcn|ng ccnuses fc|
ceve|cpmens c|cunc c|cnc sucwcy sc|cns
cnc G|eence|g [188}.
88
cc|e /2 p|cv|ces c summc|y cf ne |mpccs
cf c se|ec|cn cf me|c cnc |c||-ccsec sysems,
|e|c|ng ne|| |mpccs c fcu| |ey ccnexuc|
fccc|s: cccess|c|||y, p|cnn|ng pc||cy |eg|me,
mc||e [eccncm|c c||mce} cnc |ccc|e/ ces|gn
c||cues. |c| excmp|e, w|n |espec c ne
J|E, ne Cnese|cn sucy ccnc|ucec nc ne
p|cnn|ng env||cnmen cnc cccess|c|||y we|e
pcs||ve fccc|s, wn||s ne ncus|ng mc||e
s|uc|cn cnc |ccc| fccc|s we|e mc|e vc||cc|e
c|cng ne J|E cc|||cc|. Neve|ne|ess, ne |mpccs
cn ccn ne |es|cen|c| cnc ccmme|c|c| mc||es
we|e pcs||ve.
ne| ev|cence f|cm ne ||e|cu|e suggess ne
fc||cw|ng c|ccc pc|ns neec c ce cc|ne |n m|nc
|n |ne|p|e|ng nc|ngs:
C||es nc cc nc ncve c s|cng ccwncwn,
cnc/c| ncv|ng c|spe|sec ||p pce|ns, mcy
nc ce cc|e c c|e fu|| ccvcncge cf ne
n|gn ccpcc|y pcen|c| cf me|c sysems,
C||es w|n c |cc| cf c puc||c |cnspc|
cu|u|e [wne|e sysems c|e |n|ccucec
|n c||es w|ncu c |cc||cn cf n|gn puc||c
|cnspc| use} mcy |ecc c |ess |mpcc cn
|cve| cnc pe|ce|vec vc|ue cf cccess|c|||y
|mp|cvemens,
S|m||c||y, scc|c-eccncm|c fccc|s mcy
m||gce cgc|ns ne fu|| pcss|c|e |mpcc cf
|cns| |nvesmen cn p|cpe|y vc|ue, wne|e
p|cpe|y cwn|ng cnc |cns|-||c|ng sec|cns cf
ne pcpu|c|cn cc nc cc|nc|ce,
ne cvc||cc|||y cf |e|c|ve|y cnecp cc| |cve|
cnc gccc |ccc |nf|cs|ucu|e mcy c|sc cffec
ne |e|c|ve |mpcc cf |cns| |nvesmen,
ccmpc|ec w|n mc|e ccs|y/ccngesec c||es.
8
Table A2: Summary of Empirical Contextual Evidence
Case Contextual Factors Impact
Source Case Mode Access. Plan Market Locale/ Design Sector Type
Cnese|cn
[2000}
J|E Me|c Pcs||ve Pcs||ve \c||cc|e \c||cc|e
|es|cen|c|.
Ccmme|c|c|
Pcs||ve
Cnese|cn [2002} J|E Me|c Pcs||ve Pcs||ve \c||cc|e
|es|cen|c|.
Ccmme|c|c|
Pcs||ve
Pnc|ccn [2002} J|E Me|c Pcs||ve Pcs||ve Pcs||ve Pcs||ve
|es|cen|c|.
Ccmme|c|c|
Pcs||ve
||||e| Pc||e|
[2002}
C|css|c|| |c|| Pcs||ve Pcs||ve Pcs||ve Pcs||ve
|es|cen|c|.
Ccmme|c|c|
Pcs||ve
|| [13} yne & wec| Me|c Pcs||ve Negc|ve Negc|ve |es|cen|c|. Pcs||ve
ennecu|y [18}
Snefe|c
Supe||cm
|| Pcs||ve |es|cen|c|. Negc|ve
Dcmm e c|
[180}
wcsn|ngcn Me|c Pcs||ve Ccmme|c|c|
|ec|| Negc|ve
|cnc|s e c| [14} B/| Me|c Pcs||ve Negc|ve Ncne
|cnc|s e c| [15} B/| Me|c Pcs||ve Negc|ve Ncne
Ne|scn 1} /|cnc Me|c Pcs||ve Pcs||ve Ccmme|c|c| Pcs||ve
Ne|scn [1} /|cnc Me|c Pcs||ve Pcs||ve /Negc|ve |es|cen|c|. Pcs||ve /Negc|ve
cc| [2002} S |cu|s || Pcs||ve Negc|ve |ec| esce Ncne
Scu|ce: G\/ e c| [2004} Deve|cp|ng c Menccc|cgy c Ccpu|e |cnc \c|ue dp||f /|cunc |cnspc| |cc||||es.
Nce: ne c|cn| ce||s |nc|cce nc nc ccmmen wcs mcce cn nese fccc|s |n ne sucy c|ec. ne |ne|p|ec|cn cf ne pcs||ve c| negc|ve effecs cf
p|cnn|ng pc||c|es |s c sucjec|ve cne, cnc |e|ces c wnene| p|cnn|ng [cnc cne| ccnexuc| fccc|s} pc||c|es c|e suppc||ve cf cncnge.
0
Conclusions
ne |ev|ew cf ||e|cu|e |evec|ec c numce|
cf cne| |ssues cf |e|evcnce. nese c|e
summc||sec ce|cw.
Mucn cf ne cnc|y|cc| cnc emp|||cc|
|esec|cn ccmes f|cm ne dS/ cnc Ccnccc,
cnc n|s ncs mc|n|y ccncen|cec cn ne
ccmme|c|c| p|cpe|y mc||e. ne quc||y
cnc cvc||cc|||y cf ccc f|cm Nc|n /me||cc
|s gccc cnc c||cws ne use cf mc|e
scpn|s|ccec menccs, |nc|uc|ng |eg|ess|cn
cnc|ys|s cnc neccn|c p||c|ng c c|cw
ccnc|us|cns, cnc nence |ecscncc|y |ccus
nc|ngs eme|ge.
ne ev|cence f|cm ne dK cnc Eu|cpe |s
mc|e vc||ec, cu cces |nc|uce |nc|v|cuc|
ccse suc|es cnc ccmp|enens|ve |ev|ews.
ne|e seem c ce |ess |me se||es c| |epecec
c|css sec|cnc| ccc cvc||cc|e fc| cnc|ys|s.
ne use cf mc|e s|mp|e |nc|ccc|s sucn
cs |cnscc|cnc| p||ce cnc|ys|s, g|cwn
cssessmen cnc p|cjecec |cecc|e vc|ues
ncs ceen exp|c|ec.
dn|| |ecen|y, dK cnc Eu|cpecn |esec|cn
ncs encec c ccncen|ce cn ne |cnspc|
|mpccs |n e|ms cf mc|e |cc||cnc| cncnges
|n cemcnc pce|ns cnc ne sw|cn|ng cf
|cve| c ne new mcce. ne|e ncs ceen |ess
|ne|es |n ne p|cpe|y mc||e effecs. Bu n|s
ncs ncw cncngec, w|n mucn cf ne |ecen
wc|| f|cm |ey |esec|cne|s cnc ne p|cpe|y
mc||e secc| |se|f ce|ng ccncen|cec cn
ne |cnc cnc p|cpe|y vc|ue up||f effecs cf
|cnspc|. n|s wc|| ncs ccncen|cec cn ne
|es|cen|c| secc|, wne|e ne|e |s |ecscncc|e
quc||y ccc f|cm ne |cnc |eg|s|y, ne
\c|uc|cn fce cnc cne| cgenc|es.
||cm ne exens|ve ||e|cu|e c|ec, | cppec|s
nc ne expecec effec cn ccn ne
|es|cen|c| cnc ccmme|c|c| p|cpe|y mc||es
|s pcs||ve, cu ne |cnge cf |mpccs |s ve|y
vc||cc|e f|cm mc|g|nc| c cve| 100% |n ne
ccmme|c|c| secc| f|cm ne Nc|n /me||ccn
ev|cence. |n ne dK ne |mpcc |s seen
cs ce|ng pcs||ve, cu ne|e ncs ceen |ess
empncs|s pu cn excc cmcuns. cweve|,
scme cf n|s up||f mcy ce cue c ne
cp|m|sm cf ne mc||es |cne| ncn ccuc|
effecs.
ne |ecmen cf |me |s |mpc|cn |n c||
suc|es. n|s |s ceccuse cncnges c|e |||e|y
|n |cnc cnc p|cpe|y vc|ues |n ccvcnce cf
ne ccmp|e|cn cf ne |cnspc| |nvesmen
cs ceve|cpe|s cnc ncuse cu||ce|s w||| |nves
|n ne expecc|cn cf |mp|cvemens |n ne
|cnspc| |nf|cs|ucu|e. Effecs m|gn c|sc ce
expecec |mmec|ce|y cfe| ne |cnspc|
|nvesmen |s cpenec, cnc fu|ne| |n ne
fuu|e cs ne fu|| cenes c|e |eccgn|sec.
Cccnmen c|ecs c|e c|sc |mpc|cn. ne
|mpcc c|ec fc| |es|cen|c| ceve|cpmens
|s w|ce| ncn ncse fc| ccmme|c|c|
ceve|cpmens. Depenc|ng cn ne |nvesmen,
|es|cen|c| |mpccs ccu|c exenc c 1000m
cccc|c|ng c p|ev|cus suc|es, wn||e ncse fc|
ccmme|c|c| ceve|cpmens c|e |||e|y c ce
ccncen|cec |n c 500m |cc|us.
/|ncugn ne cnc|ys|s ncs p|ccucec
vc||cc|e |esu|s, ne|e |s c|sc ne ques|cn
cf c||cu|cn cf |mpccs. | seems nc ne
ccnexuc| s|uc|cn |s |mpc|cn cnc sncu|c
ce seen cs cn |npu c cny cnc|ys|s. S|m||c|
|cnspc| |nvesmens w||| ncve c|ffe|en
|mpccs |n |ccc|cns wne|e ne|e |s c v|c|cn
|ccc| eccncmy cnc wne|e ne eccncm|c
ccnc||cns c|e |ess ccvcncgecus. ne |ey
ques|cn nen ceccmes, wnc cne| cc|cns
c|e neecec |n cn c|ec cpc| f|cm ne
|cnspc| |nvesmen c mc|e c mecsu|cc|e
|mpcc |n e|ms cf vc|ue up||f
|n e|ms cf ne C|css|c|| sucy c numce| cf
pcen|c| |mp||cc|cns c||se f|cm ne ||e|cu|e
|ev|ew. nese c|e summc||sec ce|cw.
|n e|ms cf cccnmen c|ec cen||cns, ne
use cf 500m, 1|m cnc w|ce| |efe|ence zcnes
cf |nuence cppec|s |ecscncc|e. n|s ncs
ceen cccpec c cssess |mpccs csscc|cec
w|n C|css|c||.
ne |me ccve|cge fc| |mpcc cssessmen
pu|pcses encs c ce c mce| cf |ccc|
c||cumscnces. |c| ne pu|pcses cf C|css|c||
| ncs ceen cssumec nc ne |mpcc
cssessmen pe||cc wcu|c ccve| ne pe||cc
f|cm ne cnncuncemen cf ne ccns|uc|cn,
n|cugn ne ccns|uc|cn pncse cnc ne ||nes
cpe|c|cn f|cm 2018.
/n |nc|cc|cn cf ne scc|e cnc fc|m cf
|mpcc nc mcy pcen|c||y c||se f|cm
C|css|c|| ccsec upcn ||e|cu|e ev|cence |s
|equ||ec. n|s |s |n c|ce| c p|cv|ce gu|ccnce
cs c ne |cnge cf |mpccs nc ccu|c ce
gene|cec f|cm ne scneme.
1
Ccmc||cge Sysemc|cs, |nc., Ce|ve|c, |., cnc
/scnue|, D. [18} Eccncm|c |mpcc /nc|ys|s cf
|cns| |nvesmens: Gu|ceccc| fc| P|cc||cne|s.
Nc|cnc| /cccemy P|ess, |epc| 35, |cns|
Cccpe|c|ve |esec|cn P|cg|cm, wcsn|ngcn,
D.C., 18.
Ce|ve|c, |. [14} |c|| |cns| cnc jc|n
ceve|cpmen: |cnc mc||e |mpccs |n
wcsn|ngcn, DC cnc /|cnc, Jcu|nc| cf ne
/me||ccn P|cnn|ng /sscc|c|cn 0[1}, pp 83-4.
Ce|ve|c, |. [18} ne |cns| Me|cpc||s: / G|ccc|
|nqu||y. wcsn|ngcn, D.C: |s|cnc P|ess.
Ce|ve|c, |. cnc Dunccn, M. [2001} |cns|s
vc|ue-cccec: effecs cf ||gn cnc ccmmue| |c||
se|v|ces cn ccmme|c|c| |cnc vc|ues. dn|ve|s|y cf
Cc||fc|n|c, d|ccn P|cnn|ng Depc|men, m|mec.
Ce|ve|c, |. cnc Dunccn, M. [2002c} Benes cf
P|cx|m|y c |c|| cn cus|ng Mc||es, Jcu|nc| cf
Puc||c |cnspc|c|cn. 5[1}, pp 1-18.
Ce|ve|c, |. cnc Dunccn, M. [2002c}. |cns|s
vc|ue-cccec: effecs cf ||gn cnc ccmmue|
|c|| se|v|ces cn ccmme|c|c| |cnc vc|ues.
|cnspc|c|cn |esec|cn Bcc|c, 81s /nnuc|
Mee|ng p|esenc|cn Jcnuc|y.
Ce|ve|c, |. cnc |cnc|s, J. [15} Deve|cpmen
|mpccs cf d|ccn |cnspc|: / dS Pe|spec|ve,
|n Bcn|se|, D. [ec.} |cnspc| cnc d|ccn
Deve|cpmen. |cnccn: E & |N Spcn, pp 13-15.
Ce|ve|c, |. cnc wu, K-|. [18} Suc-cene||ng
cnc ccmmu|ng: ev|cence f|cm ne Scn
||cnc|scc Bcy /|ec, d|ccn Suc|es 35,
pp-105-107.
Bcn|se|, D. cnc Be|ecnmcn, J. [2000} |cnspc|
|nvesmen cnc Eccncm|c Deve|cpmen,
|cnccn: dn|ve|s|y Cc||ege |cnccn P|ess.
Bcn|se|, D. cnc Be|ecnmcn, J. [2002} ne
eccncm|c ceve|cpmen effecs cf |cnspc|
|nvesmens, |n Pec|mcn, /., Mcc||e, P.,
Ne||n|cp, J. cnc G|c|g|, |. [ecs} |cnspc| P|cjecs,
P|cg|cmmes cnc Pc||c|es: Evc|uc|cn, Neecs cnc
Ccpcc||||es, /|ce|snc : /sngce.
Bc, w. [2001} \c|ue ccpu|e cs c p||c|ng cc| |n
|cnspc|c|cn eccncm|cs, ne /me||ccn Jcu|nc|
cf Eccncm|cs cnc Scc|c|cgy 0[1}, Jcnuc|y
Benjcm|n, J. D. cnc Sccy S||mcns, G. [1}
Mcss |cnspc|c|cn, /pc|men |en cnc P|cpe|y
\c|ues, ne Jcu|nc| cf |ec| Esce |esec|cn 12[1}.
Be||y J cnc S|ms | [1} Nc|n /me||ccn
excmp|es cf |nncvc|ve func|ng fc| puc||c
|cnspc| d|P
Bcc|ne, M. cnc C|cne, |. [2001} |cve| cy
Des|gn. ne |nuence cf d|ccn |c|m cn |cve|.
New c||: xfc|c dn|ve|s|y P|ess.
Bc|||nge|, C. |., |n|cnfe|c, K. |. cnc Bcwes, D. |.
[18} Spc|c| vc||c|cn |n cfce |ens w|n|n ne
/|cnc |eg|cn, d|ccn Suc|es 35, pp107-1118.
Bcyce. D. E. e c|., [172} |mpcc cf |cp|c
|cns| cn Sucu|ccn |es|cen|c| P|cpe|y \c|ues
cnc |cnc Deve|cpmen, d.S. Depc|men cf
|cnspc|c|cn.
Ccccgcn, G. [18}, ||ncnc|c| |mes,
1n Mcy 18.
Ccmc||cge Sysemc|cs, |nc. [1}. ucn|fy|ng
ne |mpccs cf c ||gn |c|| |cns| Sc|cn cn
/cjccen P|cpe|y \c|ues. dnpuc||snec mcnusc||p.
References
/||en, w. cnc Bcyce, D. [174} |mpcc cf n|gn-
speec |cns| fcc|||y cn |es|cen|c| p|cpe|y
vc|ues, |gn Speec G|cunc |cnspc|c|cn, 8, 2,
53-0.
/||en, w. B. [187} \c|ue ccpu|e |n |cns|, Jcu|nc|
cf ne |cnspc|c|cn |esec|cn |c|um, 28[1}.
/P/ [2002} |c|| |cns| cnc P|cpe|y \c|ues.
|nfc|mc|cn Cene| B||eng Numce| 1, Jcnuc|y
2002. np://www.cpc.ccm
/|ms|cng, J. |. J. [14} |mpccs cf ccmmue|
|c|| se|v|ce cs |eecec |n s|ng|e-fcm||y |es|cen|c|
p|cpe|y vc|ues. |cnspc|c|cn |esec|cn |ecc|c
[14} pp 88-8. |cnspc|c|cn |esec|cn Bcc|c,
wcsn|ngcn DC.
/|w [/|S |E/| wecne|c||s} cnc dC| [dn|ve|s|y
Cc||ege |cnccn} [2002} |cnc \c|ue cnc Puc||c
|cnspc| ||e|cu|e |ev|ew, fc| ne DPM cnc
ne ||CS, Ncvemce| np://www.||cs.c|g/|escu|ces/
|esec|cn/|cnc2.nm|.
/|w [/|S |E/| wecne|c||s}, Gecfuu|es, dC|
[dn|ve|s|y Cc||ege |cnccn}, cnc ne Symcncs
G|cup [2003} |cnc cnc P|cpe|y \c|ue cnc
Puc||c |cnspc| |nvesmen Mcpp|ng Cncnges
|n P|cpe|y \c|ues c|cunc ne C|cyccn |cm||n|,
|epc| p|epc|ec fc| ne ||CS, DPM cnc Df,
|cnccn, ccce|.
/||nscn, S. [188} |eec|cns, |n /ce, w.
[ec.} |cns|, |cnc dse cnc d|ccn |c|m. /us|n:
dn|ve|s|y cf excs.
Bcn|se|, D. [2002} Mc||ng |cnspc| wc||: Bus|ness
cnc ne |ccc| |cnspc| P|cn P|ccess, |cnccn:
||CS, Ncvemce|.
2
|/ |ece|c| |cns| /sscc|c|cn [2000} |cns|
Benes 2000 wc|||ng Pcpe|s: / Puc||c Cnc|ce
Pc||cy /nc|ys|s. wcsn|ngcn, D.C.: |ece|c| |cns|
/cm|n|s|c|cn, fce cf Pc||cy Deve|cpmen.
Gcc|e| P [2002} Secu||ng ncnce fc| c ccmp|ex
u|ccn |c|| sysem |cnccn dnce|g|cunc
G|eence|g, K. [188} |cns| cnc cncng|ng u|ccn
cnc|cce|, |n /ce, w. [ec.} |cns|, |cnc dse cnc
d|ccn |c|m. /us|n: dn|ve|s|y cf excs P|ess.
G||ecc, M. [14} ne |mpcc cf |cnspc|
|nvesmen P|cjecs dpcn ne |nne| C|y: /
||e|cu|e |ev|ew. /|ce|snc: /vecu|y.
G|uen G|uen /sscc|ces [17} ne effec cf
C/ cnc Me|c sc|cns cn |es|cen|c| p|cpe|y
vc|ues. / |epc| c ne |eg|cnc| |cnspc|c|cn
/unc||y, June, np://www.ggcsscc.ccm/
G\/ G||m|ey, Dcv|c S|mmcncs Ccnsu|cncy,
c|ges cnc wc||cce,ne Bc||e Scncc| cf
P|cnn|ng dC| [2004} Deve|cp|ng c Menccc|cgy
c Ccpu|e |cnc \c|ue dp||f /|cunc |cnspc|
|cc||||es. Scc|sn Execu|ve: |cnspc| |esec|cn
P|cnn|ng G|cup
cc|, J. [2002} ne |c|e cf |cns| |nvesmen |n
d|ccn |egene|c|cn cnc Spc|c| Deve|cpmen:
/ |ev|ew cf |esec|cn cnc Cu||en P|cc|ce. C|P
/nnuc| ccnfe|ence [Ccnccc}
c||, P. cnc Mc|snc||, S. [2000} |epc| cn |cnspc|
cnc |cnc dse/Deve|cpmen fc| ne |ncepencen
|cnspc| Ccmm|ss|cn. |cnccn: dn|ve|s|y
Cc||ege |cnccn.
c|||scn, | [2002} Eccncm|c |ne|||gence 1[4}
ne Bu||e|n cf ne Cen|e fc| |cnc pc||cy Suc|es.
ennece||y, J. [18} |cnspc| |nvesmen cnc
ne New /pp|cccnes c /pp|c|sc|, |cnccn:
ne Sc|cne|y fce.
D|cz, |. B. [1} |mpccs cf |c|| |cns| cn
P|cpe|y \c|ues. /P/ 1 |cp|c |cns|
Ccnfe|ence P|cceec|ngs Pcpe|.
DZ P|ecc Ccnsu||ng [2002} |cnc dse cnc ne
|mp||cc|cns fc| P|cnn|ng Pc||cy, |epc| cy DZ
P|ecc Ccnsu||ng fc| ne Scc|sn Execu|ve.
Due|e|, K. J. cnc B|cncc, M. J. [1} ||gn |c||
|cns| |mpccs |n Pc||cnc: ne |||s en ec|s.
P|esenec c |cnspc|c|cn |esec|cn Bcc|c, 78n
/nnuc| Mee|ng.
Ecce, C. [2003} n ne ||gn |cc| ||ncnc|c|
|mes, P|cpe|y pcge 12, 12 |ec|uc|y 2003.
Eccncm|s [2002} Gc nc|n, ycung mcn, |n ne
Eccncm|s, Jcnuc|y 3 2002.
Eu|cpecn Ccmm|ss|cn DG |EN [2000} |c|| cnc
efc|en p||c|ng |n |cnspc| - ne |c|e cf cnc|ges
cnc cxes scc| |cce|
|c|nse|n, S. [2002} Ccmpe||veness, Ccnes|cn
cnc Gcve|ncnce: Summc|y nc|ngs cf ne ES|C
C||es P|cg|cmme, |epc| fc| ES|C, m|mec, p10.
|ejc|cng, |. /. [14} |mpcc cn P|cpe|y \c|ues:
/ Sucy cf ne |cs /nge|es Me|c |c||. P|ep||n,
|cnspc|c|cn |esec|cn Bcc|c, 73|c /nnuc|
Mee|ng, wcsn|ngcn, D. C., Jcnuc|y -13.
||ncnc|c| |mes [2001} wnen vc|ues wcn ce
ce|c||ec, |.ccm, 20.07.2001.
||yvcje|g, B., B|uze||us, N. cnc |cnengce|, w.
[2003} Megcp|cjecs cnc ||s|: /n /nccmy cf
/mc||cn, Ccmc||cge: Ccmc||cge dn|ve|s|y P|ess.
Cnesn||e, P cnc Sneppc|c, S [2003} Ccp|c||sec
|n ne ncus|ng mc||e c| ncw we pcy fc| f|ee
scncc|s: ne |mpcc cf supp|y ccns|c|ns cnc
unce|c|ny, Pcpe| p|esenec c ne |cyc|
Gecg|cpn|cc| Scc|ey Mee|ng, Sepemce|.
Cnese|cn [2000} P|cpe|y Mc||e Sccp|ng
|epc|, P|epc|ec fc| ne Juc||ee ||ne Exens|cn
|mpcc Sucy dn|, dn|ve|s|y cf wesm|nse|,
wc|||ng Pcpe| Nc. 3.
Cnese|cn [2002} P|cpe|y Mc||e Sucy,
P|epc|ec fc| ne Juc||ee ||ne Exens|cn |mpcc
Sucy dn|, dn|ve|s|y cf wesm|nse|, |cnccn,
wc|||ng Pcpe| Nc. 32.
Cc||n Bucncncn cnc Pc|ne|s [2000}
Ccmpc|c|ve Evc|uc|cn cf G|eenwcys cnc
Ccnven|cnc| Bus |cnes, p|epc|ec fc| Scc|sn
Execu|ve, Deve|cpmen Depc|men |esec|cn
P|cg|cmme |esec|cn ||nc|ngs Nc. 83.
Dcc|ne, G. [18} |ec||s|ng |egene|c|cn
cenes f|cm u|ccn |nf|cs|ucu|e |nvesmen:
|esscns f|cm Snefe|c |n ne 10s, cwn P|cnn|ng
|ev|ew [2}, pp 171-18.
Dcmm, D., |e|mcn, S., |e|ne|-|cm, E., cnc
cung, J. [180} |espcnse cf d|ccn |ec| Esce
\c|ues |n /n|c|pc|cn cf ne wcsn|ngcn Me|c,
Jcu|nc| cf |cnspc| Eccncm|cs cnc Pc||cy 14[3},
pp 20-30.
Depc|men fc| |cnspc| [2003} Eccncm|c
|mpcc |epc| Gu|ccnce c Gccc P|cc|ce,
|epc| p|epc|ec fc| Df cy See| Dcv|es cnc
G|ecve, |cnccn: ne Sc|cne|y fce.
Depc|men cf ne Env||cnmen, |cnspc|
cnc ne |eg|cns DE| [18} / New Dec|
fc| |un| |cccs |n Eng|cnc: Gu|ccnce cn
3
Ne|scn, /. [1} |cns| Sc|cns cnc Ccmme|c|c|
P|cpe|y \c|ues: / Ccse Sucy w|n Pc||cy
cnc |cnc-dse |mp||cc|cns, Jcu|nc| cf Puc||c
|cnspc|c|cn 2[3} pp 77-3.
Pc|scns B||n|e|ncff [2001} ne effec cf |c|| |cns|
cn p|cpe|y vc|ues: c summc|y cf suc|es,
NE|c|| ||, C|eve|cnc, n|c |esec|cn cc|||ec cu
fc| P|cjec 2143S, cs| 7 [D|cf}
Pnc|ccn, . [2002} Juc||ee ||ne Exens|cn
Deve|cpmen |mpcc Sucy. |cnccn: dn|ve|s|y cf
wesm|nse|.
P|||, J. [188} c|cnc: n||y yec|s cf |cns|
ceve|cpmen, |n /ce, w. [ec.} |cns|, |cnc dse
cnc d|ccn |c|m. /us|n: dn|ve|s|y cf excs P|ess.
Pcupc|c, | [unccec} Eccncm|c |mpcc cf
|cnspc| |nf|cs|ucu|es cn |cnc vc|ue Scme
new sc|en|c ev|cence, Pcpe| p|epc|ec cy
D|E||, ne ||encn M|n|s|y cf |cnspc| cnc Puc||c
wc||s, Pc||s, m|mec.
|||ey, D. [2001} c|en fc| c ||ce: |c|ns, cxpcye|s
cnc ne |ecsu|y. |cnccn: |ns|ce Sc|y.
|csen, S [174} eccn|c p||ces cnc |mp||c|
mc||es: P|ccuc c|ffe|en|c|cn |n pu|e
ccmpe||cn, Jcu|nc| cf Pc|||cc| Eccncmy [1},
pp34-55.
|cyc| |ns|u|cn cf Cnc|e|ec Su|veyc|s [2003}
|unc|ng |cnccns |cnspc| Neecs ||CS
|ycn, S. [1} P|cpe|y \c|ues cnc |cnspc|c|cn
|cc||||es: ||nc|ng ne |cnspc|c|cn-|cnc dse
Ccnnec|cn, Jcu|nc| cf P|cnn|ng ||e|cu|e 13[4},
pp 412-427.
Secwcy G|cup [1} |eg|cnc| |mpcc sucy
ccmm|ss|cnec cy Bcy /|ec |cp|c |cns| D|s||c
|ew|s-wc||mcn, S., cnc B|cc, D. [17} Mecsu||ng
ne Ne|gncc|nccc Benes cf |c|| |cns|
/ccess|c|||y, |cnspc|c|cn |esec|cn |ecc|c
157, pp 147-153.
||cne|c N cnc Ccnne||cn [2000} |cnc \c|ue cnc
Ccmmun|y Bee|men cxc|cn |n B||c|n ||ncc|n
|ns|ue cf |cnc Pc||cy
||nne|e|, B. J. cnc Spence, N. /. [12} /n
cccess|c|||y cnc|ys|s cf ne |mpcc cf ne M25
|cnccn c|c|c| mcc|wcy cn B||c|n, |eg|cnc|
Suc|es 2[1}, pp 31-47.
||ewe|yn-Dcv|es cnc dC| Bc||e Scncc|
cf P|cnn|ng [2003} |cnspc| cnc C|y
Ccmpe||veness, |epc| fc| Df cnc DPM, /p|||.
Mcuc|c, | cnc G|e|g, M [2002} |cnspc| cnc
ne Scc|sn Eccncmy: Key |ssues, Emp|cymen
|esec|cn |ns|ue cnc |cnspc| |esec|cn
|ns|ue, Ncp|e| dn|ve|s|y, ccce|.
M|cne||, S|, \|c|e|s, /J cnc nu|sc|n-Gcccw|n, M
[2002} ne |mpcc cf ne Juc||ee ||ne Exens|cn
cf ne |cnccn dnce|g|cunc |c|| Newc|| cn
|cnc \c|ues, / |epc| fc| ne en|y Gec|ge
|cuncc|cn cf G|ec B||c|n |c cnc ne ||ncc|n
|ns|ue, Decemce|.
Mcn||ng, . [17} |cnspc|c|cn Eccncm|cs,
Ccmc||cge M/: Bc|||nge| P|ess.
Mcn||ng, ., [13}, Mcx|m|z|ng, Mecsu||ng, cnc
nc Dcuc|e Ccun|ng |cnspc|-|mp|cvemen
Benes: / P||me| cn C|csec- cnc pen-
Eccncmy Ccs-Bene /nc|ys|s, |cnspc|c|cn
|esec|cn B, \c|. 27, N|. , pp.413-424.
Ncp|e| dn|ve|s|y [2003} |cnspc| cnc Bus|ness
|ccc|cn, |epc| fc| ne Df cnc DPM, /p|||.
ncuse p||ces, Jcu|nc| cf P|cpe|y \c|uc|cn cnc
|nvesmen 12}, pp 144-158.
||||e| Pc||e| [2002} C|css|c||: P|cpe|y \c|ue
Enncncemen. P|epc|ec fc| Ccnc|y wnc|f G|cup
P|c., |cnccn.
|ng|cm, G.K. [18} Pce|ns cf me|cpc||cn
ceve|cpmen: wnc ncve we |ec|nec d|ccn
Suc|es 35, pp101-1035.
Knccp, G., cp||ns, |. cnc Pcn, /. [1}. Dces
|cnspc|c|cn P|cnn|ng Mce| Exp|c|c|cns |nc
ne Effecs cf P|cnnec |cnspc|c|cn |nf|cs|ucu|e
cn |ec| Esce Sc|es, |cnc \c|ues, Bu||c|ng
Pe|m|s, cnc Deve|cpmen Sequence. ||ncc|n
|ns|ue cf |cnc Pc||cy |esec|cn Pcpe|.
|ccs|c, S. [12} Puc||c |cnspc| |nvesmen
cnc |es|cen|c| p|cpe|y vc|ues |n e|s|n||,
Sccnc|ncv|cn cus|ng & P|cnn|ng |esec|cn [2},
pp 217-22.
|cnc|s, J., Ce|ve|c, |., Guncnu|u|c, S.,
|cuzenne|se|, D. cnc Zncng, M. [15} |c||
|cns| |nvesmens, |ec| Esce \c|ues, cnc |cnc
dse Cncnge: / Ccmpc|c|ve /nc|ys|s cf ||ve
Cc||fc|n|c |c|| |cns| Sysems. Mcncg|cpn 48,
|ns|ue cf d|ccn cnc |eg|cnc| Suc|es, dn|ve|s|y
cf Cc||fc|n|c c Be||e|ey.
|cnc|s, J., Guncnc|u|c, S. cnc Zncng, M. [14}
Ccp|c||zc|cn cf |cns| |nvesmens |nc S|ng|e-
|cm||y cme P||ces, wc|||ng Pcpe|, dn|ve|s|y cf
Cc||fc|n|c |cnspc|c|cn Cene|.
|ev|ne, J. cnc |nmcn, /. [2004} ne mc||e
fc| |cnspc|c|cn-|cnc use |neg|c|cn: cc
ceve|cpe|s wcn smc|e| g|cwn ncn |egu|c|cns
c||cw |cnspc|c|cn, 31[4}, pp. 40-427
4
\c|n, ||cnc|c [13} Cncng|ng Ccp|c||zc|cn cf
CBD-||enec |cnspc|c|cn Sysems: Ev|cence
f|cm Pn||cce|pn|c, 170 188, Jcu|nc| cf d|ccn
Eccncm|cs 33, pp 31-37.
wc|ms|ey, D./. cnc Pe||e, K.E. [12} ne Effecs
cf |cp|c |cns| cn Puc||c |cnspc| cnc d|ccn
Deve|cpmen. |cnccn: MS.
wegene|, M. [15} /ccess|c|||y cnc
Deve|cpmen |mpccs, |n Bcn|se|, D. [ec}
|cnspc| cnc d|ccn Deve|cpmen. |cnccn: E &
|N Spcn, pp 157-11.
we|nse|n B | cnc C|cwe|, .|. [1}. ne |n||c|
Eccncm|c |mpccs cf ne D/| || Sysem.
Cene| fc| Eccncm|c Deve|cpmen cnc
|esec|cn, dn|ve|s|y cf Nc|n excs.
wc|sey S [2000} |unc|ng puc||c |cnspc|
|nf|cs|ucu|e |n ne dK: p||vce ncnce cnc ||s|
|cnsfe| /||ens /|nu| |cc|nscn
w||g|ey, M. cnc wyc, P. [2001} |cnspc| pc||cy
cnc p|cpe|y vc|ues, Pcpe| p|esenec c ||CS
Cu|ng Ecge Ccnfe|ence, 5-7 Sepemce|, 2001.
|u. C.. cnc wcng, S.K. [2005} ne Effecs cf
Expecec |cnspc| |mp|cvemens cn cus|ng
P||ces. d|ccn Suc|es 42, pp113-125.
[B/|} Ju|y 1. ne Secwcy G|cup, Scn
||cnc|scc, C/ np://www.secwcy.ccm/
S|mcn [1} B||eng: ne P||vce ||ncnce
|n||c|ve /n |n|ccuc|cn ne |ns|u|cn cf
C|v|| Eng|nee|s
Sm|n. J. [2001} Dces puc||c |cns| |c|se s|e
vc|ues c|cunc |s scps encugn c pcy fc| |se|f
[we|e ne vc|ue ccpu|ec} np://www.vp|.c|g
c||ey, |. cnc u|cn, B. [15} |cnspc| Sysems,
Pc||cy cnc P|cnn|ng. / Gecg|cpn|cc| /pp|cccn,
c||cw: |cngmcn.
|| |cnspc| |esec|cn |ccc|cc|y [13} ne
|cnge| e|m Effecs cf ne yne cnc wec| Me|c,
P|epc|ec cy ne dn|ve|s|y cf Newccs|e upcn
yne, 13.
dcce|s B cnc N|j|cmp P [2002} dnccnven|cnc|
func|ng cf u|ccn puc||c |cnspc| |cnspc|c|cn
|esec|cn Pc| D:|cnspc| cnc Env||cnmen.
\c|ume 7, |ssue 5, Sep 2002, Pcges 317 - 32
dn|ve|s||es cf /ce|ceen cnc Cc|c|ff [2001}
|cnspc| Pc||c|es fc| |u|c| Scc|cnc: ne
cssessmen cf pc||c|es |n |e|c|cn c |u|c|
ceve|cpmen cnc susc|ncc|||y ccjec|ves, |epc|
fc| Scc|sn Execu|ve Cen|c| |esec|cn dn|,
Deve|cpmen Depc|men |esec|cn P|cg|cmme
|esec|cn ||nc|ngs Nc.11.
\|c|e|mcn, |., Sp|c|e|mcnn, K. cnc wegene|, M.
[1} /ccess|c|||y cnc eccncm|c ceve|cpmen
|n Eu|cpe, |eg|cnc| Suc|es 33[1}, pp 1-1.
\|v|e| J [1} d|ccn |cnspc| P||c|ng Puc||c
|cnspc| |ne|nc|cnc| 5/
\c|n, |. [11} |cnspc|c|cn, Sc||ng cnc cuse
\c|ues, /|EdE/ Jcu|nc| 117[1}.
5
Appendix 2
Crossrail Stations Dened Zones of Inuence Map
8
Appendix 3
Residential Forecasts raphs
102
103
104
105
10
107
108
10
110
111
112
113
114
115
11
117
118
11
120
121
122
123
124
125
12
127
128
12
130
131
132
133
134
135
13
137
138
13
140
141
142
143
144
145
Appendix 4
Ofce Forecasts raphs
148
14
150
151
152
153
154
155
15
157
158
15
10
11
12
13
14
15
1
17
18
1
170
171
172
173
174
Appendix 5
Retail Forecast raphs
17
177
178
17
180
181
182
183
184
185
18
187
188
18
10
11
12
13
14
15
1
17
18
1
200
201
Appendix
Development Activity and Planning Policy
204
Appendix Development Opportunity and Activity Analysis
Station Borough/District Market Character Policy Drivers Future Development Activity Potential
Pccc|ngcn C|y cf wesm|nse| Pccc|ngcn sc|cn s|s w|n|n ne ex|s|ng Pccc|ngcn
Spec|c| Pc||cy c|ec |n wesm|nse| cnc c|cse|y ccnnecec
c ne /40.
ne c|ec |s c ccmp|ex m|x cf ccmme|c|c| emp|cymen
cc|v||es |n c|cse p|cx|m|y c |es|cen|c| uses cnc c
s|gn|ccn |eve| cf nce| cnc v|s|c| ccccmmccc|cn.
S Mc|ys csp|c| |s c|sc w|n|n c|cse p|cx|m|y c ne sc|cn
cnc |s ccjccen c cn exens|ve |cyc| Mc|| sc||ng cnc
mc|| ce||ve|y cen|e. Me|cncn Squc|e, c |ecen m|xec use
ceve|cpmen, wn|cn fc|ms c |ey pc| cf ne Pccc|ngcn
Bcs|n ceve|cpmen |s c|sc |n ne |mmec|ce sc|cn v|c|n|y.
Cc|e S|cegy [/ccpec 2011}
dnce|c||ng wc |ev|ews |n 2012/2013 c |eec ne NPP|
[Nc|cnc| P|cnn|ng Pc||cy ||cmewc||} cnc ne CMP [C|y
Mcncgemen P|cn} pc||ces
ne sc|cn |s |cccec w|n|n ne Pccc|ngcn Spec|c| Pc||cy /|ec
[PSP/}, wn|cn ncs ceen |n ex|sence s|nce 188
ne ceve|cpmen cf ne c|ec ncs c||eccy ceen gu|cec cy
spec|c pc||ces, cnc c|e |neg|cec w|n ne ex|s|ng puc||c
|cnspc| ||n|s
Pccc|ngcn Mc|ne ||ne sc|cn ncs cn cccpec p|cnn|ng c||ef
|ncc|pc|c|ng ne pcen|c| cf C|css|c||
ne Spec|c| Pc||cy /|ec ncs ceen |n p|cce fc| c numce| cf yec|s
cnc cs c |esu| ncs gu|cec ne |eceve|cpmen cf ne en||e c|ec.
Mc|e |ecen|y ne Ccunc|| ncve p|ccucec c C|css|c||
ceve|cpmen c||ef c |eec ne p|cjec. Gene|c||y ne|e |s
c m|x cf ncus|ng enu|es |n ne new ceve|cpmens w|n ne
C|cwn esce c||ng cpp|cx 100 new |es|cen|c| un|s |n ne cu||
pc| cf Me|cncn Squc|e, cs we|| cs ve|y n|gn enc penncuses
cve||cc||ng ne ccs|n. G|ven |s p|cx|m|y c ne Ecgwc|e |ccc
[/5} ne c|ec |s ve|y c|cc|ve c cve|secs |nvesc|s.
ne|e c|e c numce| cf cu||en P|cnn|ng B||efs fc| spec|c s|es
w|n|n ne Pccc|ngcn Bcs|ng Spec|c| Pc||cy /|ec wn|cn w|||
gu|ce ne pcen|c| |eceve|cpmen cf cu||c|ngs.
Scme pcen|c| cnc |mpcc:
ne Pccc|ngcn c|ec, pc||cu|c||y Pccc|ngcn Bcs|n ncs c
n|gn p|c|e c ne |nvesmen, cccup|e| cnc ceve|cpmen
mc||e c||eccy c||s|ng f|cm ex|s|ng ceve|cpmen p|cjecs,
ccmp|eec scnemes cnc suppc||ve pc||cy.
C|css|c|| w||| p|cv|ce cn enncncec |eve| cf cccess|c|||y
cnc |mp|cvemens c jcu|ney |me c Pccc|ngcn,
ncweve| n|s w||| ce c |e|c|ve|y mcces enncncemen
g|ven ne |cnge cf cne| |c||, unce|g|cunc cnc cus
newc|| c||eccy |n ex|sence |n n|s c|ec. cweve| n|s c|ec
ncs c||eccy expe||encec c ccmp|enens|ve p|cg|cmme
cf new ceve|cpmen, s|e |egene|c|cn cnc g|cwn |n ne
pcs ceccce.
Ex|s|ng p|cnn|ng pc||c|es c|e ccncuc|ve cwc|cs m|xec
use ceve|cpmen cnc |nens|cc|cn. ne cvc||cc|||y
cf s|es cnc |cnc c ce||ve| fuu|e g|cwn w||| ce c
ccns|c|n|ng fccc|.
ne SD ceve|cpmen |n Pccc|ngcn w||| suppc|
ceve|cpmen cc|v|y cnc mcx|m|se ne |mmec|ce
cppc|un|y fc| cens|cc|cn cf uses cn ne Pccc|ngcn
||cng|e s|e. Scme 30,000 sqm cf new cfce cc|spcce |s
p|cpcsec, sucjec c p|cnn|ng, negc|c|cns.
Bcnc S|ee C|y cf wesm|nse| Bcnc S|ee |s c n|gn vc|ue |ec|| cnc ccmme|c|c| c|ec
|cccec w|n|n ne wes Enc |n |cnccn. | |s |n c|cse p|cx|m|y
c ccn xfc|c S|ee cnc |egen S|ee wn|cn cgene|
|ep|esen ne |c|ges cnc n|gnes vc|ue |ec|| ces|nc|cn |n
ne dK.
ne w|ce| c|ec Zcne cf |nuence c|cunc Bcnc S|ee sc|cn
|nc|uces Mcyfc|| wn|cn ncs c m|xec cnc|cce| |nc|uc|ng
ccn n|gn vc|ue cfce ccccmmccc|cn, ccnsu|ce cnc
emccssy cc|v||es cnc p||me |es|cen|c| p|cpe|y.
ne sc|cn ncs c||eccy unce|gcne c mcjc| |efu|c|snmen
cnc en|c|gemen c p|cv|ce g|ece| ccpcc|y fc| ne
unce|g|cunc newc|| cs we|| cs |neg|c|ng cn |ne|cncnge
fc| C|css|c|| ||n|s.
ne C|css|c|| s|e ncs c||eccy ceen s|gn|ccn|y ceve|cpec
c |nc|ecse ne ccpcc|y cf ne unce|g|cunc sc|cn cs we||
cs |neg|c|ng c |c|e|ng nc|| fc| C|css|c|| cnc enncncec
|ne|cncnge.
G|cwn cnc ceve|cpmen cf ne sc|cn c|ec |s suppc|ec |n
ne wesm|nse| Cc|e S|cegy fc| c m|x cf uses |nc|uc|ng |ec||,
|e|su|e, ccmme|c|c| cfce cc|spcce cnc |es|cen|c|.
Scme pcen|c| cnc |mpcc c||ec|y c||s|ng f|cm C|css|c||:
ne new C|css|c|| sc|cn w||| p|cv|ce c s|gn|ccn
enncncemen c ne Bcnc S|ee c|ec |n e|ms cf quc||y
cnc |me cf jcu|ney.
ve| Sc|cn ceve|cpmen s|es c|ece ne ccs|s fc| new
m|xec use cc|spcce c ce c|ecec w|n|n ne |mmec|ce
Sc|cn Cc|e Zcne cf |nuence.
Mc|e w|ce|y, ne ex|s|ng s|engn cf ne Bcnc S|ee |ec||
mc||e, w||| ce c s|gn|ccn c||ve| cf fuu|e ceve|cpmen
pcen|c| cc|v|y. n|s w||| wc|| |n cncem w|n ne Ccunc||,
C|cwn Esce cnc cne| mcjc| |cnccwne| |ne|ess |n ne
ccn|nuec |enewc| cnc enncncemen cf p|cpe|y |n
n|s c|ec. ne new C|css|c|| sc|cn w||| suppc| n|s cu |s
p|cpe|y |mpcc |n |sc|c|cn w||| |||e|y ce |e|c|ve|y mcces.
Appendix
Table 1: Central Section Paddington to Stratford
205
cenncm Ccu| |ccc C|y cf wesm|nse| cenncm Ccu| |ccc |s |cccec c ne ecse|n enc cf
xfc|c S|ee cnc fc|ms c c|s|nc|ve c|ec w|n|n ne xfc|c
S|ee, Bcnc S|ee cnc |egen S|ee cen|e cs c wnc|e.
| c|sc ccs cs c n|nge zcne c ne w|ce| M|c cwn c|ec
cen|ec cn c|cc|n.
cenncm Ccu| |ccc |s cu||en|y cnc|cce||sec cs c
p|cv|c|ng c m|xu|e cf |ec||, |e|su|e, cfce cnc |es|cen|c|
|cnc uses c c n|gn cens|y. ne|e c|e c numce| cf
p|cpe||es cnc s|es w|n|n ne |nne| Sc|cn Zcne cf |nuence
wne|e |e-ceve|cpmen cnc |nens|cc|cn ccu|c cccu|
g|ven ne w|ce c|ve|s|y cf ex|s|ng uses.
ne quc||y cnc c|cc|veness cf cenncm Ccu| |ccc |s
pe|ce|vec c ce cf c |cwe| g|cce ncn ne wese|n enc cf
xfc|c S|ee cnc ne m|x cnc vc|ue cf |ec||/|e|su|e cc|v||es
ne|e |nc|cces mc|e cf c vc|ue cffe|.
ne ex|s|ng cenncm Ccu| |ccc unce|g|cunc sc|cn ncs
cn cccpec p|cnn|ng c||ef wn|cn gu|ces ne ceve|cpmen
cf c new puc||c p|czc cus|ce Cen|e Pc|n cwe| |n c|ce| c
enncnce cyc|e cnc cus cccess, cs n|s |s cne cf |cnccns
mcs ccngesec |cnspc| |ne|cncnges.
ne s|e ncs c||eccy ceen s|gn|ccn|y ceve|cpec c |nc|ecse
ne ccpcc|y cf ne unce|g|cunc sc|cn cs we|| cs |neg|c|ng
c |c|e|ng nc|| fc| C|css |c|| cnc cccess.
ne ceve|cpmen ncs c|sc |nc|ucec c new puc||c p|czc c
ne|p |ecuce ne ex|s|ng cnc fuu|e ccnges|cn cf ne c|ec.
\e|y s|gn|ccn pcen|c| cnc |mpcc:
C|css|c|| w||| p|cv|ce s|gn|ccn new cnc ccc||cnc|
|cnspc| ccpcc|y cnc enncncec cccess|c|||y c ne
cenncm Ccu| |ccc c|ec.
Ccncuc|ve p|cnn|ng pc||cy cnc p|cpe|y mc||e
pe|cep|cns |eccgn|se ne cppc|un|y fc| |egene|c|cn cnc
enncncemen cf ne c|ec, |nc|uc|ng ne |e-ceve|cpmen
cf ex|s|ng s|es w|n sucscn|c| |cen mc||e vc|ue. |uu|e
ceve|cpmen cnc |nens|cc|cn |mpcc |s ne|efc|e
ccns|ce|ec c ce s|gn|ccn. n|s w||| ce fu|ne| suppc|ec
cy ne C|css|c|| ve| S|e Deve|cpmen c cenncm Ccu|
|ccc [wes} fc| 2 |es|cen|c| un|s cnc |ec|| spcce |n
xfc|c S|ee fc| wn|cn pe|m|ss|cn ncs ceen g|cnec.
|ccus cf ne Ccunc|| cnc New wes Enc Ccmpcny cn ne
enncncemen cnc |enewc| cf cenncm Ccu| |ccc w|||
wc|| |n cncem w|n C|css|c|| cccess|c|||y enncncemens
c c||ve ne |e-ceve|cpmen cf ex|s|ng s|es cnc p|cpe||es
fc| |ec||, |e|su|e cnc |es|cen|c| m|xec uses.
Mc|e w|ce|y, ne new C|css|c|| sc|cn w||| css|s |n
suppc||ng cnc c||v|ng ceve|cpmen cc|v|y |n ne M|c-
cwn c|ec cen|ec cn c|cc|n.
|c|||ngccn |B |s||ngcn wc|| ncs c||eccy cegun cn |c|||ngcn Sc|cn fc| C|css|c||,
wn|cn |nvc|ves s|gn|ccn ccnnec|cns c ne ex|s|ng |c||
newc|| [ccn unce|g|cunc cnc Mc|n ||ne}.
|c|||ngccn sc|cn |s c ne nec| cf c ccmp|ex c|ec wn|cn
|nc|uces ccmme|c|c| cfce spcces, c|ec|ve |ncus||es |n
ccn Gc|cen, |es|cen|c| c|ecs cnc |s pc| cf ne w|ce|
Cncnce|y |cne cnc M|c-cwn c|ec cs we|| cs cc|ce||ng c
ne C|y.
|c|||ngccn c|sc enccmpcsses ne m|xec |es|cen|c| cnc
emp|cymen c|ecs fc| |s||ngcn, |nc|uc|ng Bunn||| cnc
C|e||enwe||.
|uu|e ceve|cpmen cppc|un|y s|es c|e ev|cen |nc|uc|ng
wc cf ne |c|ges p||vce|y cwnec ceve|cpmen s|es |n ne
c|ec, ne |cyc| Mc|| Mcun P|ecscn Sc||ng fce cnc ne
Guc|c|cn Newspcpe| cu||c|ng. ne|e |s c|sc ne p|cx|m|y cf
|c|||ngccn c Sm|ne|cs Mc||e wne|e ne|e c|e cppc|un||es
fc| ceve|cpmen cnc |enewc| cf ne Mc||e c|ec.
Cc|e S|cegy /ccpec 2011}
ne |cnccn P|cn |cen|es |c|||ngccn cs cn /|ec fc|
|nens|cc|cn.
ne Ccunc|| ncve p|epc|ec cn /|ec /c|cn P|cn wn|cn |s cue
c ce cccpec |n 2013 wn|cn ses cu pc||cy gu|ccnce cn ne
ype cf ceve|cpmen wn|cn w||| ce cccepcc|e |n cnc c|cunc
ne C|css|c|| sc|cn.
Gu|c|ng pc||c|es see| c p|cmce g|cwn cnc ceve|cpmen
cf s|es su||cunc|ng ne sc|cn fc| ccmme|c|c| cnc |ec|| uses.
ney c|sc suppc| ne |mp|cvemen cf ne puc||c |cnspc|
|ne|cncnge ceween c|ffe|en mcces
Puc||c |ec|m cnc |cncsccpe enncncemens c|e suppc|ec
|n cnc c|cunc ne sc|cn s|e c |mp|cve cccess cnc |ecuce
ccnges|cn
ne C|y cf |cnccn Cc|e S|cegy c|sc |cen|es ne |c|||ngccn/
Sm|ne|c c|ec fc| ceve|cpmen |nens|cc|cn, p|cpcs|ng new
cc|spcce fc| 2,500 jccs cnc 850 new |es|cen|c| un|s. | nces
nc ne mcjc||y cf n|s ceve|cpmen sncu|c ce |n ne |s||ngcn
cnc Ccmcen c|ecs cf ne /|ec fc| |nens|cc|cn.
C|css|c|| w||| p|cv|ce c sucscn|c| enncncemen c ne
|c|||ngccn c|ec |n e|ms cf cccess|c|||y cnc quc||y cf jcu|ney.
ne |mmec|ce Sc|cn c|ec ncs p|cnn|ng pc||c|es
nc c||eccy |eccgn|se ne |c|e nc ne new sc|cn
w||| ncve cnc p|cmce c |cnge cf fuu|e ceve|cpmen
pc||cu|c||y fc| ccmme|c|c| cnc |ec|| uses. ne ve| S|e
Deve|cpmen c |c|||ngccn [Ecs} fc| scme 11,000 sqm
g|css nc |s p|cpcsec w||| cc cs cn |mmec|ce ccc|ys
fc| ccmme|c|c| |egene|c|cn ne|e cnc mc|e w|ce|y fc|
Sm|ne|c Mc||e |n ne |cnge| e|m.
ne w|ce| pcs||cn cf |c|||ngccn, w||| suppc| ne g|cwn cf
emp|cymen cnc m|xec use |nens|cc|cn cf |c|||ngccn
|ccc, ccn Gc|cen cnc fu|ne| ce|c |n C|e||enwe|| cnc
c|cc|n.
Enncncec cccess cnc |ne|cncnge ceween C|css|c||,
ne dnce|g|cunc cnc ncmes||n| w|||, cgene| w|n ne
cvc||cc|||y cf s|es su|cc|e fc| m|xec use |e-ceve|cpmen,
se|ve c p|cmce new |es|cen|c| cnc cfce ceve|cpmen
w|n|n ne w|ce| c|ec.
||ve|pcc| S|ee C|y cf |cnccn ||ve|pcc| S|ee Sc|cn p|cv|ces c c||ec ||n| |nc ne C|y
cf |cnccns cc|e cfce mc||e cnc ne nec| cf ne dK
ncnc|c| se|v|ces |ncus|y. ne sc|cn |s |n c|cse p|cx|m|y
cnc p|cv|ces cccess c C|y |||nge |ccc|cns |nc|uc|ng
Snc|ec|cn cnc cc|ney.
||ve|pcc| S|ee |s cnc|cce||sec cy ccmme|c|c| cfce
emp|cymen uses wn|cn p|eccm|nce ne |cnc use m|x.
ne| uses, |nc|uc|ng cus|ness nce| scc|, |ec|| cnc |e|su|e
se|v|ces pc||cu|c||y c g|cunc cc| |eve|, cnc c g|cw|ng
|eve| cf |es|cen|c| ceve|cpmen.
Cc|e S|cegy [/ccpec Sepemce| 2011}.
||ve|pcc| S|ee Sc|cn |s s|ucec w|n|n ne Nc|n cf ne C|y
pc||cy c|use|, w|n ne Ecse|n C|use| c|ec c ne scun cnc
ecs cf ne sc|cn |se|f.
| |s c|sc w|n|n ne cenec C|y |||nge ppc|un|y /|ec
ne Cc|e S|cegy |cen|es ne cenes nc C|css|c|| w||| c||ng,
|nc|uc|ng |s c|cc|veness fc| new ceve|cpmen.
Pc||cy suppc|s p|cpcsc|s fc| new n|gn quc||y cfce emp|cymen
cnc |es|cen|c| g|cwn suppc||ng ne C|y |||nge ppc|un|y /|ec
C|css|c|| w||| suppc| cn |mp|cvec |eve| cf cccess cnc
quc||y cf jcu|ney c ||ve|pcc| S|ee |n ne nec| cf ne
C|y. cweve|, n|s c|ec |s c||eccy sucjec c mcny
|e-ceve|cpmen, |nens|cc|cn cnc |egene|c|cn
ceve|cpmen p|cpcsc|s cnc |ecen ccmp|eec
ceve|cpmens |n ne sc|cns Cc|e Zcne cf |nuence.
C|css|c|| w||| suppc| fuu|e cfce cc|spcce w|n|n ne
Ecse|n C|use| c|ec c ne scun cf ||ve|pcc| S|ee.
20
||ve|pcc| S|ee C|y cf |cnccn ne c|ec ncs c||eccy ceen sucjec c exens|ve
ceve|cpmen cnc |nens|cc|cn cfen c ve|y n|gn cens||es.
ne|e c|e we|| ccvcncec p|cns |n p|cce fc| ne |egene|c|cn
cnc |e-ceve|cpmen cf |emc|n|ng cppc|un|y s|es |n ne
Sc|cns |nne| Zcne cf |nuence cs we|| cs ne ue| Zcne.
|uu|e ceve|cpmen p|cpcsc|s c|e csscc|cec ccn w|n ne
g|cwn cf ne cfce supp|y, cu c|sc fu|ne| |es|cen|c| cnc
|e|cec |ec||/|e|su|e p|cv|s|cn.
w|n|n ne Ecse|n C|use|, pc||cy |cen|es cnc p|cmces c
numce| cf c|| cu||c|ng s|es. New cfce cc|spcce |s c|sc
empncs|sec cnc suppc|ec |n n|s c|ec c mee ||s|ng cemcncs
f|cm c g|cw|ng wc||fc|ce cnc n|s |s c ce ccmp|emenec cy c
m|x cf uses |nc|uc|ng |ec|| cnc |e|su|e ceve|cpmen.
ne ve| S|e Deve|cpmen p|cpcsc|s c B|cme|c S|ee
w||| ne|p secu|e new cfce cc|spcce ceve|cpmen.
Mc|e w|ce|y, |n ne Nc|n cf ne C|y c|ec cnc ceycnc,
C|css|c|| w||| ne|p suppc| ne ccn|nuec cncnge cnc
|e-sncp|ng cf C|y |||nge |ccc|cns s|ecn|ng nc|n cnc
ecswc|cs cwc|cs |c S|ee cnc Snc|ec|cn. Sucn
|ccc|cns c|e |||e|y c see ceve|cpmen cc|v|y p|cmc|ng
ccmme|c|c| cfce cnc |es|cen|c| m|xec uses.
wn|ecncpe| |B cwe| cm|es wn|ecncpe| sc|cn |s cu||en|y |cccec |n cn c|ec cf cwe|
cm|es w|n c s|cng ne||cge cnc ccnse|vc|cn cnc|cce|.
ne sc|cn |s s|ucec nec| c ne |gn S|ee cnc ne |cyc|
|cnccn ncsp|c|.
ne ex|s|ng cnc|cce| cnc |c|e / func|cn cf n|s c|ec |s
ccmp|ex w|n |cwe| vc|ue cnc pcc| quc||y p|cpe||es |n
c|cse p|cx|m|y c new-cu||c ceve|cpmens.
ne cens|y cnc |nens|y cf uses ne|e |eecs ne n|sc||c
ncu|e cf n|s c|ec cf Cen|c| |cnccn.
Pc||ces w|n|n ne Cc|e S|cegy see| c ceve|cp cnc
|egene|ce wn|ecncpe| |gn S|ee, c cenec D|s||c Cen|e
|n ne |cnccn P|cn cnc Cc|e S|cegy.
ne sc|cn c|ec |s w|n|n ne |cnccn P|cns C|y |||nge /c|v|y
/|ec ces|gnc|cn
Pc||ces see|s c ensu|e nc C|css|c|| w||| suppc| wn|ecncpe|
c ceccme c |eg|cnc| |cnspc| nuc p|cv|c|ng cccess c new
|es|cen|c| ceve|cpmen cnc emp|cymen cppc|un||es g|ven
ne p|cx|m|y c ne |ymp|c c|ec cnc ne mcjc| ceve|cpmen
cppc|un||es p|cv|cec cy ne |cyc| |cnccn csp|c|
Pc||ces c|sc see| c |neg|ce ne ceve|cpmen cf ne C|css|c||
sc|cn w|n w|ce| env||cnmenc| |mp|cvemens c ne puc||c
|ec|m cnc puc||c spcces
ne wn|ecncpe| Mcse|p|cn cccpec |n 2007 cnc upccec |n
2010 see|s c |neg|ce ne ceve|cpmen cf ne sc|cn
ne Cc|e S|cegy |cen|es g|cwn |n ne c|ec cf scme 1,340
new ncmes |n wn|ecncpe| cnc sucscn|c| |ec|| g|cwn cs c
func|cn cf wn|ecncpe|s |c|e cs c D|s||c Cen|e
Ccncuc|ve, s|cng|y suppc||ve p|cnn|ng pc||cy p|cv|ces
ne ccs|s fc| C|css|c|| c ncve c |cnsfc|mc|cnc| effec |n
ne wn|ecncpe| c|ec.
Pc||cy suppc|s |es|cen|c| cnc ccmme|c|c| emp|cymen
cppc|un||es cnc nese c|e |||e|y c ce c|cugn fc|wc|c cs
pc| cf m|xec use ceve|cpmen cf |c|ge| s|es cnc n|cugn
ne |nens|cc|cn cf ex|s|ng |cnc uses.
Cncnge c||ven cy C|css|c|| w||| ce suppc|ec cy ne |cnge,
vc|ue cnc cvc||cc|||y cf ceve|cpmen s|es cnc p|cpe||es
|n c|cse p|cx|m|y c C|y cnc C|y |||nge c|ec mc||es.
S|cfc|c |B Newncm S|cfc|c, cs pc| cf ne |cwe| |ee \c||ey ppc|un|y
/|ec |s |cen|ec cs ne mcs |mpc|cn s|ng|e s|ceg|c
|egene|c|cn |n||c|ve fc| |cnccn cnc cn u|ccn |enewc|
cnc||enge |nc|uc|ng ne 2012 |ymp|c cnc Pc|c|ymp|c
Gcmes cnc ne|| |egccy.
/ mcse|p|cn ncs ceen p|epc|ec fc| ne S|cfc|c c|ec.
ne v|s|cn
fc| S|cfc|c Cen|c| |s fc| | c ce cn |neg|c| pc| cf c n||v|ng
Me|cpc||cn Cen|e, wn|cn w||| ce c nuc fc| su||cunc|ng
ccmmun||es, c gcewcy c ne |ymp|cs cnc |ymp|c
|egccy, cnc c ces|nc|cn |n |s cwn ||gn.
/ s|cng ccnnec|cn |s c ce fc|mec ceween ne ex|s|ng
Me|cpc||cn cwn Cen|e w|n ne| g|c|n |ec||, wc||spcce
cnc cu|u|c| cc|v||es, cnc S|cfc|c C|y, w|n |c|ge scc|e
new sncpp|ng cnc |e|su|e fcc||||es. n|s w||| c|ece c
v|c|cn p|cce nc w||| se|ve cn |ne|nc|cnc| cnc |eg|cnc|
ccmmun|y, g|ven s|ceg|c |cnspc| ccnnec|cns c||eccy |n
p|cce, wn||s |ec|n|ng c c|s|nc|ve Ecs Enc cnc|cce|.
Cc|e S|cegy [/ccpec Jcnuc|y 2012}.
|cnccn P|cn |cen|es S|cfc|c cs pc| cf ne |cwe| |ee \c||ey
ppc|un|y /|ec w|n pcen|c| fc| 30,000 jccs cnc 4,500 new
|es|cen|c| un|s cy 201.
| |s ces|gncec cs c Me|cpc||cn cwn Cen|e |n ne
|cnccn P|cn cnc Cc|e S|cegy w|n ne v|s|cn c c|ece cn
Emp|cymen uc.
Cc|e S|cegy pc||cy |cen|es S|cfc|c cs c cen|e fc| s|ceg|c
|ec|| g|cwn, fccus|ng cfce cnc ne cc|cugns c||es cu||c|ng
ceve|cpmen |n ne c|ec.
ppc|un||es fc| |e|nfc|c|ng S|cfc|c cs cn cfce nuc w||| ce
pu|suec, cs we|| cs cppc|un||es fc| n|gn cens|y |es|cen|c|
ceve|cpmen cnc cu|u|c|, ecucc|cnc| cnc ccmmun|y uses
ne S|ceg|c S|es cf S|cfc|c Nc|n, S|cfc|c wce|f|cn,
|ymp|c uc|e| cnc Cnccncm \|||cge snc|e c v|s|cn c
|cnsfc|m ne c|ec c ceccme c v|c|cn n|gn quc||y cnc
susc|ncc|e m|xec use c|y c|s||c nc |s fu||y |neg|cec |nc ne
u|ccn fcc||c.
S|gn|ccn pcen|c| cnc |mpcc:
S|cfc|c ncs c ve|y sucscn|c| ceve|cpmen cgencc nc
|s se cu |n cu||en p|cnn|ng pc||c|es. ne cwn Cen|e cnc
c|ec c|cunc ne C|css|c|| sc|cn ncs c||eccy ceneec
f|cm exens|ve ceve|cpmen nc ncs |cnsfc|mec ne
cnc|cce|, ncu|e cnc |c|e/func|cn cf ne c|ec.
S|cfc|cs v|s|c|||y cnc p|c|e w||| ceccme |ne|nc|cnc||y
|eccgn|sec n|cugn ne ceve|cpmen cf ne |ymp|c
Pc|| cnc 2012 Gcmes. wnen ccup|ec w|n ne exce||en
|eve|s cf cccess|c|||y cnc mcce cnc|ce c||eccy cvc||cc|e,
C|css|c|| w||| suppc| ne |egene|c|cn cnc ceve|cpmen,
|nc|uc|ng |nens|cc|cn cf |emc|n|ng cwn Cen|e
cppc|un|y s|es cnc c|sc ncve c fu|ne| ccc|y|c effec |n
ne w|ce| Ccnn|ng cwn, |cyc| Dcc|s cnc |c|| cc|||cc| c|ec
s|ecn|ng ecswc|cs cwc|cs Mc|y|cnc cnc Mcnc| Pc||.
207
S|cfc|c |B Newncm S|ceg|c s|es c|e |cen|ec |n ne S|cfc|c cnc wes cm
c|ec w|n|n ne Cc|e S|cegy. nese c|e ccns|ce|ec c fc|m
ne ccs|s fc| ne P|cns v|s|cn cnc ceve|cpmen ccjec|ves. ne
s|ceg|c s|es c|e:
S|cfc|c Nc|n c new |es|cen|c| ne|gnccu|nccc
S|cfc|c wce|f|cn c m|xec use |es|cen|c|, cfce cnc
|e|su|e c|ec
|ymp|c uc|e| ne |ymp|c Scc|um cnc su||cunc|ng
s|es.
Cnccncm \|||cge c new |es|cen|c| ne|gnccu|nccc
S|cfc|c Cen|c| |ec||-|ec ceve|cpmen cnc cne|
ccmpc|c|e cwn Cen|e uses
Cc|pene|s D|s||c cus|ness, ccmme|c|c| emp|cymen,
ecucc|cn cnc suppc||ng uses
Sugc| cuse |cne cnc n|ee M|||s emp|cymen, |es|cen|c|,
ccmmun|y uses cnc c c|ec|ve |ncus||es fccus
Pucc|ng M||| |cne M|xec use emp|cymen uses [c||gnec
c C|css|c|| sc|cn} c|cngs|ce |es|cen|c| cnc c new |ccc|
Cen|e
|s|e cf Dcgs/Ccnc|y
wnc|f Sc|cn
|B cwe| cm|es ne new C|css|c|| sc|cn |s |cccec w|n|n ne nc|n ccc| cf
wes |nc|c ucy cnc w||| p|cv|ce ne cppc|un|y fc| n|gn
cens|y cu||c|ng cccve wn|cn w||| p|cv|ces new |ec|| spcces,
c puc||c pc|| cnc ccmmun|y fcc||||es.
ne |s|e cf Dcgs cnc pc||cu|c||y Ccnc|y wnc|f c|e
cnc|cce||sec cy |cp|c, cense cnc ve|y s|gn|ccn
ccmme|c|c|, |ec|| cnc |es|cen|c| ceve|cpmen f|cm
ne 180s c cce. wc|||ng c cn cve|c|| mcse|p|cn cnc
s|gn|ccn g|cwn p|cpcsc|s |n p|cnn|ng pc||cy, ne c|ec ncs
ccme c |ep|esen ne nex mcjc| g|cwn pncse fc| |cnccns
ncnc|c| cnc cus|ness se|v|ces cs we|| cs c suc-|eg|cnc|
|ec|| cnc |e|su|e |ccc|cn.
|es|cen|c| ccccmmccc|cn |s p|cv|cec ccn w|n|n ne
|mmec|ce sc|cn su||cunc|ngs, cu c|sc mc|e w|ce|y c c
numce| cn ||ve|s|ce s|es |n ne |s|e cf Dcgs.
Deve|cpe| |ne|es cnc pc||cu|c||y ne ccjec|ves cf Ccnc|y
wnc|f G|cup cs ne mcjc| |cnccwne| |nc|cce nc c fu|ne|
evc|u|cn |n ne cnc|cce| cnc ncu|e cf |cnc uses w|n|n ne
|s|e cf Dcgs |s c||eccy unce|wcy.
Cc|e S|cegy [/ccpec 2011}.
ne |cnccn P|cn cnc ne Bc|cugns Cc|e S|cegy see| c
suppc| ne ceve|cpmen cf ne |s|e cf Dcgs cy wc|||ng |n
pc|ne|sn|p w|n C|css|c||, |mp|cv|ng cus ccnnec|cns cnc
cccess c ne D|| newc||
Ccnc|y wnc|f |s cenec cs c Mcjc| Cen|e |n ne |cnccn P|cn
cnc Bc|cugn Cc|e S|cegy
ne |s|e cf Dcgs |s |cen|ec cs cn c|ec fc| new |es|cen|c|
ceve|cpmen c|cngs|ce fu|ne| expcns|cn cf ccmme|c|c|
cfce cnc |ec|| / |e|su|e uses
/n |ne||m P|cnn|ng Gu|ccnce /|ec /c|cn P|cn wcs cccpec |n
2007 fc| ne |s|e cf Dcgs. n|s |cen|ec nc ne puc||c |cnspc|
ccpcc|y up c 201 w|n C|css|c|| w||| p|cv|ce ccequce
|cnspc| ccpcc|y fc||cw|ng ne cn|c|pcec ceve|cpmen
|eve|s |n ne c|ec
| |s escc||snec |n pc||cy cs cn c|ec su|cc|e fc| ne |ccc|cn cf
c|| cu||c|ngs cnc n|gn cens|y ceve|cpmen
Pc||c|es enccu|cges ne ceve|cpmen cf up c 1,00sqm
cf new ccmpc||scn |ec|| cc|spcce |nc|uc|ng new p|cv|s|cn
w|n|n ne Mcjc| Cen|e c Ccnc|y wnc|f
ne Ccunc|| w|sn c |ec|n cnc cu||c ne g|ccc| |epuc|cn cf
Ccnc|y wnc|f, wn||e us|ng ne new |cnspc| ||n|s c cee|
|neg|ce w|n ne su||cunc|ng |ccc| env||cnmen.
|s|e cf Dcgs/Ccnc|y wnc|f C|css|c|| sc|cn w||| ce||ve|
c sucscn|c| ccpcc|y cnc cccess|c|||y |nc|ecse c
ne |mmec|ce sc|cn env||cnmen cnc mc|e w|ce|y
cc|css ne wnc|e |s|e cf Dcgs. ne sc|cns |ccc|cn
w|n|n ne cen|e cf Ccnc|y wnc|f w||| ce||ve| ccc||cnc|
|cue cnc|ces cnc |ne|-ccnnec|v|y cnc p|cv|ce ne
ccs|s fc| fuu|e ccmme|c|c|, |ec||, |e|su|e cnc |es|cen|c|
ceve|cpmen cc|v|y.
|c|ge c|ecs w|n|n ne cwne|sn|p cnc ccn|c| cf ne
Ccnc|y wnc|f G|cup, ccup|ec w|n escc||snec, p|ccc|ve
p|c-g|cwn p|cnn|ng pc||c|es cnc c n|gn |eve| cf v|s|c|||y
cf ne c|ec w||| suppc| |nvesmen cnc ceve|cpmen |n
fuu|e.
208
Mc|cennecc |cyc| Bc|cugn cf
w|ncsc| & Mc|cennecc
Mc|cennecc |s c mcjc| cwn w|n|n ne ncmes \c||ey. |s c|cc|ve
se|ng cnc cccess|c|||y, w|n ccnven|en ||n|s c |cnccn, ecn|cw
cnc ne |es cf ne ccun|y, mc|e | c fccus fc| ccmme|c|c| cnc
|es|cen|c| ceve|cpmen.
ne cwn Cen|e /|ec /c|cn P|cn ses cu ne ccs|s fc|
cncnge, |cen|fy|ng c se||es cf sucscn|c| fuu|e ceve|cpmen
cppc|un||es cs we|| cs ne c|ec|cn cf c new puc||c |cnspc|
|ne|cncnge. ne fccus fc| fuu|e g|cwn |s cn |ec||, cfce cnc
|es|cen|c| ceve|cpmen |n |cen|ec s|es.
Mc|cennecc cwn Cen|e //P [cccpec Sepemce| 2011}.
|cen|ec cs cn ex|s|ng Mcjc| cwn Cen|e
/ new puc||c |cnspc| |ne|cncnge |s c ce ceve|cpec c
ne ex|s|ng |c||wcy sc|cn.
|cen|es s|x |ey ceve|cpmen s|es |n ne cwn cen|e fc| c
vc||ey cf |ec||, cfce cnc |es|cen|c| uses.
B|cccwcy c|ec:
25,000 sqm |ec|| cc|spcce
,000 sqm cfces
10 |es|cen|c| un|s
wes S|ee:
21,000 sqm cfces
310 |es|cen|c| un|s
c|| |ccc:
14,000sqm cfces
10 |es|cen|c| un|s
|c||wcy Sc|cn
15,750 sqm cfces
50 |es|cen|c| un|s
|gn S|ee Ecs/ c|| S|ecm
,500sqm cfces
100 |es|cen|c| un|s
Scffe|cn wcy
,000 15,000 sqm cfces
4,000 sqm ncn-cfce emp|cymen
|gn S|ee cnc N|cnc|scn Cen|e c |emc|n ne fccus fc|
|ec|| ceve|cpmen.
S|gn|ccn pcen|c| cnc |mpcc f|cm C|css|c||:
ne ex|s|ng |c||wcy sc|cn cnc cwn Cen|e |ccc|cn w|||
ce enncncec cy |mp|cvec cccess cnc |ecucec jcu|ney
|mes cy C|css|c||.
ne c||ec ccnnec|cn ceween Mc|cennecc cnc
ecn|cw w||| ce s|gn|ccn |n |espec cf p|cmc|ng
|es|cen|c| ceve|cpmen fc| emp|cyees cf ne /||pc|,
|e|nfc|c|ng ne ex|s|ng c|use| cf ecn|cw emp|cyees
||v|ng |n cnc c|cunc Mc|cennecc
S|gn|ccn ceve|cpmen cppc|un||es cvc||cc|e w|n|n ne
|mmec|ce sc|cn c|ec cnc mc|e w|ce|y |n ne cwn Cen|e.
Ccncuc|ve p|cnn|ng pc||cy suppc||ve cf g|cwn.
Appendix
Table 2: Western Surface Section Development Market Potential
20
cp|cw Scun Buc|s D|s||c cp|cw |s s|ucec |n ne wes cf Scun Buc|s D|s||c cnc |s
mcs c|cse|y ccnnecec |n eccncm|c cnc pnys|cc| e|ms c
Mc|cennecc. ne sc|cn c|ec |s se w|n|n c |gn|y c|cwn u|ccn
ccuncc|y cnc |s mc|e w|ce|y su||cuncec cy G|een Be| |cnc.
Cc|e S|cegy cccpec [|ec|uc|y 2011}
M||| |cne, cp|cw [c ne wes cf ne ex|s|ng sc|cn} |s
|cen|ec cs c 23 / G|een Be| ceve|cpmen cppc|un|y
s|e su|cc|e fc| |es|cen|c|, ccmme|c|c|, nce| cnc |e|cec
cpen spcce p|cv|s|cns.
|cw pcen|c| cnc |mpcc:
Sc|cn c|ec |s w|n|n smc|| se|emen su||cuncec cy G|een
Be|. Escc||snec cnc|cce| cf ne c|ec |nc|cce ||m|ec
cppc|un|y fc| ceve|cpmen |nuencec cy C|css|c||
Bu|nncm Scun Buc|s D|s||c Se|f-ccnc|nec u|ccn c|ec |n ne wes cf Scun Buc|s D|s||c.
/n escc||snec c|ec cf |es|cen|c| cnc emp|cymen cc|v|y,
mc|e w|ce|y ccnnecec c eccncm|cc||y, pnys|cc||y cnc |n
ceve|cpmen mc||e e|ms c S|cugn. ne |ne|-|e|c|cnsn|p w|n
S|cugn |s pc||cu|c||y s|cng. ne sc|cn c|ec |s w|n|n c |c|ge|y
|es|cen|c| c|ec, w|n ccmme|c|c| emp|cymen |cnc c ne scun
cnc |s s|ucec |n S|cugn Bc|cugn |cne| ncn Scun Buc|s D|s||c.
Cc|e S|cegy cccpec [|ec|uc|y 2011}
Bu|nncm |s |cen|ec cs cne cf n|ee p||nc|pc| c|ecs
fc| new ceve|cpmen |n Scun Buc|s D|s||c. 183 new
|es|cen|c| un|s 200 202.
|uu|e ceve|cpmen ccpcc|y |n Bu|nncm |s ncec c ce
|cw cy ne Cc|e S|cegy cue c ne ex|s|ng cens||es cf
ceve|cpmen c|ncugn ne|e |s ccpcc|y w|n|n ne cwn
cen|e fc| fuu|e ccmpc||scn gcccs sncpp|ng [1,250 sqm}
cnc emp|cymen cc|spcce.
Sncps cnc se|v|ces p|cv|ce fc| |ccc| neecs w|n ne w|ce|
cccnmen c|en up cy Mc|cennecc cnc S|cugn.
Bu|nncm Sc|cn |se|f |s s|ucec |n S|cugn Bc|cugn. ne
Cc|e S|cegy wcs cccpec |n Decemce| 2008 cnc
Deve|cpmen cppc|un||es c|e |cen|ec cnc p|cnn|ng
pc||cy |s ccncuc|ve, cu Bu|nncm Sc|cn c|ec ncs c w|ce|
|e|c|cnsn|p w|n S|cugn mc||e.
ppc|un||es c|e |||e|y c ce ||m|ec c smc|| scc|e
|es|cen|c| cnc |e|cec |ec|| ceve|cpmens.
S|cugn S|cugn Bc|cugn Ccunc|| S|cugn |s c ccmpcc u|ccn c|ec ceve|cpec c|cng ne ecs-wes
|ccc cnc |c|| cc|||cc|. | |s c mcjc| cwn w|n cn ex|s|ng n|gne|
c|ce| |ec||, |e|su|e cnc ccmme|c|c| cffe|. ne cwn cen|e,
ccjccen c S|cugn sc|cn |s |cen|ec fc| ccmp|enens|ve
|egene|c|cn cnc |e-ceve|cpmen cve| ne pe||cc c 202 c
suppc| new |ec||, emp|cymen cnc |es|cen|c| uses, wc|||ng |n
cncem w|n S|cugn |cc|ng Esce pc||cu|c||y.
ne cuwc|c expcns|cn cf new ceve|cpmen |n S|cugn |s
ccns|ce|ec c ce n|gn|y ccns|c|nec cnc w||| c||ve mc||e
cemcnc fc| ne few |emc|n|ng ceve|cpmen cppc|un|y cnc
|nens|cc|cn s|es.
Cc|e S|cegy cccpec [Decemce| 2008}
S|cugn sc|cn |s |cen|ec cs c |eg|cnc| |cnspc| uc
S|cugn cwn Cen|e |s c |eg|cnc| |eve| sncpp|ng cen|e
cnc |cen|ec cs c cen|e fc| mcjc| cncnge w|n c
ccmp|enens|ve |egene|c|cn p|cg|cmme p|cpcsec cve|
ne pe||cc c 202. C|css|c|| |s ncec c fc|m cne cf ne
p||nc|pc| c||v|ng fccc|s |n suppc||ng n|s enncncemen.
ne spc|c| s|cegy w||| cu||c upcn mcjc| cwn cen|e
|egene|c|cn scnemes sucn cs ne ec| cf S|cugn p|cjec
cnc p|cmce c susc|ncc|e, ccmp|enens|ve|y p|cnnec,
n|gn-quc||y, n|gn-cens|y, m|xec-use env||cnmen cnc
ensu|e nc ne necessc|y |nf|cs|ucu|e cnc ccmmun|y
fcc||||es/se|v|ces c|e |cccec |n n|gn|y cccess|c|e |ccc|cns.
3,000 new |es|cen|c| un|s |n ne cwn Cen|e cy 202
[cens||es cccve 70 cpn}.
10,000 new jccs c ce c|ecec |n ne cwn Cen|e n|cugn
use cf ex|s|ng cc|spcce cnc new pe|m|ss|cns ye c ce
ccns|ucec.
Ccmp|enens|ve p|cg|cmme cf cwn cen|e |egene|c|cn
|s |cen|ec w|n suppc||ve p|cnn|ng pc||cy cnc |cen|ec
ceve|cpmen cppc|un|y s|es.
S|cugn cwn Cen|e |s c |eg|cnc| nuc cnc c||gnec c
S|cugn |cc|ng Esce.
Ccns|c|nec cppc|un||es fc| cuwc|c expcns|cn cf S|cugn
w||| c||ve |nc|ecsec fccus cnc cens|y cf ceve|cpmen |n
cwn cen|e cnc c|cunc ne sc|cn.
Enncncec jcu|ney |me cnc cccess|c|||y c Cen|c|
|cnccn mc||es p|cv|cec cy C|css|c|| w||| css|s
|n cncng|ng pe|cep|cns cf S|cugn fc| |es|cen|c|,
ccmme|c|c| cfce cnc |ec|| |nvesmen.
|cng|ey S|cugn Bc|cugn |cng|ey |s cn ex|s|ng u|ccn se|emen fc|m|ng pc| cf c
ccn|nucus ce| cf ceve|cpmen w|n S|cugn cwn Cen|e
c ne wes. Ex|s|ng |cnc-uses |n |cng|ey c|e ccm|ncec cy
ccmme|c|c| emp|cymen spcce c |cng|ey Pc|| cnc |cng|ey
Bus|ness Cen|e. |u|ne| c ne scun, |cng|ey |s c cnc|cce||sec
cs cn ex|s|ng |es|cen|c| |ccc|cn. c ne nc|n, cpen ccun|ys|ce
p|cecec cy G|een Be| |emc|ns p|e-ccm|ncn.
ne cuwc|c expcns|cn cf new ceve|cpmen |n |cng|ey cs pc|
cf S|cugn Bc|cugn |s n|gn|y ccns|c|nec cnc w||| c||ve mc||e
cemcnc fc| ne few |emc|n|ng ceve|cpmen cppc|un|y cnc
|nens|cc|cn s|es.
Cc|e S|cegy cccpec [Decemce| 2008}
|cng|ey |s nc |cen|ec spec|cc||y fc| new |es|cen|c|
c| |ec||/ccmme|c|c| emp|cymen ceve|cpmen. New
|es|cen|c| ceve|cpmen |s c ce fccusec |n S|cugn cwn
Cen|e cnc |cen|ec u|ccn exens|cns e|sewne|e |n ne
Bc|cugn. New |es|cen|c| ceve|cpmen cppc|un||es w|||
ne|efc|e ce ||m|ec c |n|| ceve|cpmen, c| scnemes nc
cepc| f|cm ne cccpec Cc|e S|cegy pc||c|es.
ne ex|s|ng emp|cymen cc|spcce p|cv|cec |n |cng|ey
|s |cen|ec cnc p|cecec |n ne Cc|e S|cegy cs Ex|s|ng
Bus|ness /|ecs. ne Pc||cy |es|ss ne |css cf cny sucn
spcce, wn|cn see|s c ccn|c| cnc ||m| ne cncnge cf use
cf emp|cymen |cnc fc| cne| pu|pcses.
Pc||cy ccs|s p|cv|ces fc| g|cwn cnc ceve|cpmen, cu
|cng|ey |s nc |cen|ec cs c p||nc|pc| fccus fc| fuu|e
g|cwn.
Deve|cpmen c||s|ng f|cm C|css|c|| |s |||e|y c ce n|cugn
s|e |nens|cc|cn cnc |n|| fc| |es|cen|c| pu|pcses.
210
|ve| Scun Buc|s D|s||c |ve| sc|cn |s s|ucec c scme c|scnce f|cm |ve| ecn cnc
v|||cge cen|e. /n exens|ve |es|cen|c| c|ec ||es c ne scun,
w|n ne |c||wcy ||ne fc|m|ng c ccuncc|y c ceve|cpmen c
ne nc|n. Beycnc ne |c||wcy, ne c|ec |s cnc|cce||sec cy
g|eene|c |cnc, w|n|n ne G|een Be| cnc sucscn|c| ex|s|ng
ccmme|c|c| emp|cymen esces c ne nc|n-wes cnc nc|n
[ne ||cgewcy |cc|ng Esce}. ne M25 mcc|wcy |s |cccec
scme 500m c ne ecs.
Cc|e S|cegy cccpec [|ec|uc|y 2011}.
ne c|ec su||cunc|ng ne sc|cn, cne| ncn ne ex|s|ng
|es|cen|c| cnc ccmme|c|c| emp|cymen |ccc|cns
c|e w|n|n ne G|een Be| cnc ne|efc|e p|cecec f|cm
|ncpp|cp||ce ceve|cpmen.
/ s|e fc| c Mu||-mccc| fcc|||y |s |cen|ec |n ne Cc|e
S|cegy P|cpcsc| Mcp, cn c s|e ccuncec cy c||cw |||
|cne cnc Mcns|cn |cne.
Deve|cpmen |n cnc |mmec|ce|y su||cunc|ng |ve| sc|cn
wcu|c ce pcss|c|e cs pc| cf |nens|cc|cn cf ex|s|ng
|es|cen|c| uses, cu s|es c|e nc spec|cc||y |cen|ec.
|ve| Sc|cn |s se w|n|n c smc|| |es|cen|c| c|ec, c|vc|cec
f|cm |ve| ecn cnc v|||cge cen|e cnc su||cuncec cy
Me|cpc||cn G|een Be| |cnc.
ppc|un||es fc| ceve|cpmen c|e |||e|y c ce |es||cec
c smc|| |es|cen|c| |n|| cnc |nens|cc|cn scnemes wne|e
s|es c|e cvc||cc|e/ |cen|ec.
wes D|cycn |B ||||ngccn wes D|cycn sc|cn |s w|n|n ne ex|s|ng, cenec |ews|ey / wes
D|cycn D|s||c Cen|e c|ec. ne sc|cn c|ec |s cnc|cce||sec cy
ex|s|ng |ec||, ccmme|c|c| cnc |es|cen|c| ceve|cpmen c cn
u|ccn cens|y.
ne cen|e suppc|s 2,33 sq m g|css cf |ec|| cc|spcce, ne
mcjc||y cf wn|cn |s |cccec |n c ||nec| fcsn|cn c|cng |gn S|ee/
Sc|cn |ccc. ne|e c|e wc ces|gncec P||mc|y Sncpp|ng /|ecs
cnc fcu| Seccncc|y Sncpp|ng /|ecs w|n|n ne cenec cwn cen|e.
ne cen|e c|sc ncs cve| 12,000 sqm. cf cfce spcce, c|ncugn
mucn cf ne scc| |s cge|ng. wn||s ne|e c|e c numce| cf s|ng|e
cccup|e|s, mucn cf ne |emc|n|ng spcce fc| |c|ge| un|s ncs
ceen ccnve|ec |nc smc||e| un|s cnc se|v|cec su|es.
/cc||cnc| ceve|cpmen |s suppc|ec n|cugn ne |D| Cc|e
S|cegy cu |n c mcnne| ccns|sen w|n ne ccjec|ves cf ne
ecn|cw ppc|un|y /|ec w|n|n wn|cn wes D|cycn s.
ne cyes wes D|cycn Cc|||cc| exencs f|cm wes D|cycn
c cyes cwn Cen|e n|cugn c ne /312 c Sp||nge|c |ccc.
wne|e |cc||cnc| mcnufccu||ng ncs |ef ne c|ec, |cg|s|cs cnc
c|s||cu|cn cc|v||es ncve |nc|ecsec, cene|ng f|cm |s p|cx|m|y
c ecn|cw /||pc|.
Cc|e S|cegy Sucm|ss|cn ve|s|cn pcs Excm|nc|cn [Mcy 2012}
wes D|cycn |s |cen|ec cs c D|s||c Cen|e su|cc|e fc|
cn |nc|ecse |n |ec||, |e|su|e cnc |e|cec cwn cen|e uses.
1,50 sqm cf ccc||cnc| |ec|| cc|spcce |s suppc|ec |n
ne Cc|e S|cegy.
ne Cc|e S|cegy ccn|ms nc |ews|ey & wes D|cycn
|s c su|cc|e |ccc|cn fc| m|xec-use ceve|cpmen w|n
mcce|n cus|ness ccccmmccc|cn, |nc|uc|ng cffc|ccc|e
un|s.
ne Cen|e s|s w|n|n ne ecn|cw ppc|un|y /|ec
[wn|cn c|sc |nc|uces Scc||ey Pc|| cnc cyes} |cen|ec |n
ne |cnccn P|cn.
ne P|cn enccu|cges ne ceve|cpmen cf c|use|s cf
eccncm|c g|cwn cnc see|s c c|ece scme 35,000 jccs
|n ne ecn|cw ppc|un|y /|ec cy 201 cnc scme
5,800 |es|cen|c| un|s.
ne cyes-wes D|cycn cc|||cc| w|n|n ne ecn|cw
ppc|un|y /|ec ccnc|ns |eceve|cpmen cppc|un||es
fc| c |cnge cf pcen|c| uses, |nc|uc|ng smc|| cus|ness
pc||s, |cg|s|cs cnc m|xec-uses.
wes D|cycn |s cn |cen|ec cwn cen|e cnc ncs
ccncuc|ve pc||cy fc| fu|ne| |ec||, |e|su|e cnc |e|cec
cwn cen|e uses.
|es|cen|c| ceve|cpmen mcy fc|m pc| cf m|xec use
ceve|cpmen p|cpcsc|s |n ne cwn cen|e.
ne|e |s mc|e s|gn|ccn ceve|cpmen pcen|c| mc|e
w|ce|y |n ne cyes-wes D|cycn cc|||cc| cf ne ecn|cw
ppc|un|y /|ec, ncweve| n|s |s c scme c|scnce f|cm
ne C|css|c|| sc|cn cnc |||e|y c ce |nuencec / sncpec
cy mc|e gene|c| wes |cnccn g|cwn p|essu|es cnc
ne p|eccm|ncn effecs cf ecn|cw /||pc| cn ne
su||cunc|ng suc-|eg|cn.
ecn|cw /||pc| |B ||||ngccn ecn|cw |s cne cf ne wc||cs |c|ges |ne|nc|cnc| c||pc|
nucs cnc ncs cn exens|ve eccncm|c cnc pnys|cc| n|ne||cnc
fc|m|ng c s|cng c|use| cf ccmme|c|c|, nce| cnc |e|cec
emp|cymen cc|v||es.
ne /||pc| cc|v||es [ccn cn-s|e cnc mc|e w|ce|y} p|cv|ce ne
fcuncc|cn fc| ne eccncmy cs c mcjc| emp|cye| cf mc|e ncn
8,000 pecp|e cnc c supp|y cnc|n |yncn p|n.
ne /||pc| ncs ceen sucjec c exens|ve new ceve|cpmen
|nc|uc|ng ne new e|m|nc| ||ve cnc enncncemens c ne c|ce|
e|m|nc|s cnc fcc||||es. |uu|e expcns|cn cf ne /||pc| |nc|uc|ng
new |unwcy ccpcc|y c| e|m|nc| fcc||||es |emc|ns ne sucjec cf
exens|ve cecce cnc c pcs||cn c|en cy ne cu||en Gcve|nmen
nc nc fu|ne| |unwcy ccpcc|y sncu|c ce p|cv|cec c ecn|cw.
Cc|e S|cegy Sucm|ss|cn ve|s|cn pcs Excm|nc|cn [Mcy 2012}
ecn|cw /||pc| |s |cen|ec cs ne cen|e cf ne ecn|cw
ppc|un|y /|ec |n ne |cnccn P|cn. ne |cnccn P|cn
suppc|s ne |c|e cnc func|cn cf ne /||pc| cnc |s
su||cunc|ngs fc| cv|c|cn cnc eccncm|c g|cwn pu|pcses.
ne cyes-wes D|cycn cc|||cc| w|n|n ne ecn|cw
ppc|un|y /|ec ccnc|ns |eceve|cpmen cppc|un||es
fc| c |cnge cf pcen|c| uses, |nc|uc|ng smc|| cus|ness
pc||s, |cg|s|cs cnc m|xec-uses.
us|ce ne ccuncc|y ne|e |s c |equ||emen c cc|cnce
cemcnc fc| nce| cnc emp|cymen uses |n c|ce| c mcncge
eccncm|c g|cwn. ne ces|gncec emp|cymen c|ecs c|cng
Bcn |ccc c|e p|cecec cs |ccc||y S|gn|ccn |ncus||c|
|ccc|cns, wn||e ne ecn|cw pe||mee|, spec|cc||y Bcn
|ccc, B/ wce|s|ce, c|mcncswc|n cnc c|cng ne Scun
wes |ccc, w||| ce p|cmcec cs |ey cfce |ccc|cns.
Scme c||ec ceve|cpmen pcen|c| cnc |mpcc c||s|ng
f|cm C|css|c||, cu w|ce| enncncemens cf ccnnec|v|y
cf ne /||pc| c Cen|c| |cnccn cnc n|cugn |cns| c
ne wes [pc||cu|c||y c ex|s|ng |es|cen|c| ccmmun||es
c|cunc Mc|cennecc cnc S|cugn fc| wncm ecn|cw |s ne||
wc||p|cce} cnc ecs cf |cnccn w||| ncve |nc||ec eccncm|c
cenes cnc |nc|ecsec cccess|c|||y fc| fuu|e emp|cymen:
Ccncuc|ve p|cnn|ng pc||cy cnc ex|s|ng suppc||ng
|nf|cs|ucu|e p|cv|ce ne ccs|s fc| g|cwn cf ecn|cw
/||pc| cnc |s n|ne||cnc.
211
ecn|cw /||pc| |B ||||ngccn ne|e |s pc||cu|c| p|essu|e cn emp|cymen |cnc fc| nce|
uses |n ne ecn|cw c|ec cnc nce| ceve|cpmen w||| ce
c||ecec c |ccc|cns cus|ce ne c||pc| ccuncc|y cnc
cus|ce cf ces|gncec emp|cymen c|ecs.
ne ccpcc|y es|mces fc| ne ppc|un|y /|ec |ep|esen
ne c|ccc pcen|c| cf ne c|ec cnc w||| ce sucjec c
mc|e cec||ec es|ng.
|B ||||ngccn suppc|s ne ppc|un|y /|ec ces|gnc|cn
n|cugn |s Cc|e S|cegy wn|cn |cc|s c fccus cn fuu|e
emp|cymen c|ec|cn [scme 35,000 new jccs c|e
p|cpcsec} c|cng w|n w|ce| ||n|cges c ne newc|| cf
ex|s|ng cen|es |n cyes, wes D|cycn cnc c Scc||ey
Pc||.
cyes & c|||ngcn |B ||||ngccn cyes |s cn escc||snec D|s||c Cen|e w|n |cng-scnc|ng
emp|cymen s|es cnc |e|cec ccmme|c|c| cc|spcce
ccnnecec c |s c|cse juxcpcs||cn w|n ecn|cw /||pc|.
ne ex|s|ng cen|e cce|s mc|n|y fc| mc|e |ccc| |ec||
ccnven|ence neecs cnc ncs cn ex|s|ng cfce supp|y cc|spcce
cf mcs|y seccncc|y quc||y.
ne Cen|e ncs scme 30,00 sq m g|css cf |ec|| cc|spcce cnc
40,000 sqm. cf cfce spcce. ne |n|ccuc|cn cf ne ecn|cw
Ccnnec Se|v|ce ncs c|ecec g|ece| ||n|s cnc c|ccec
|nvesmen.
wn||e ne|e ncve ceen successes |n |ecen yec|s w|n ne c|||vc|
cf cus|nesses csscc|cec w|n ecn|cw cnc ne ene|c|nmen
secc|s, ne|e |emc|ns c s|gn|ccn supp|y cf n|gn quc||y cfce
spcce.
ne|e ncs c||eccy ceen s|gn|ccn ceve|cpe| |ne|es |n cyes
w|n mcjc| new |nvesmen c |cnccn Gce [B|yn |ccc} cnc
yce Pc|| [M||||ngcn |ccc}. Bc||ymc|es |gn Pc|n ceve|cpmen
|s c m|xec-use scneme w|n c |cnge cf cffc|ccc|e ncus|ng
p|cv|s|cn c|mec c ncus|ng |ccc| fcm|||es.
ne cnc|cce| cf ne sc|cn c|ec cnc w|ce| su||cunc|ngs ncs
ceen sucjec c cncnge cs new m|xec use ceve|cpmen
p|cpcsc|s ncve ceen p|cmcec, |nc|uc|ng ne fc|me| nc|n EM|
s|e cnc B|yn |ccc w|n g|ece| |eve|s cf |es|cen|c| ceve|cpmen
|n|ccucec.
Cc|e S|cegy Sucm|ss|cn ve|s|cn pcs Excm|nc|cn [Mcy
2012}
ne cwn Cen|e |s |cen|ec cs c D|s||c Cen|e cnc |s
p|cecec fc| c |cnge cf cpp|cp||ce uses ccmpc|c|e
w|n ne cen|e, |nc|uc|ng |ec||, |e|su|e, ccmme|c|c|
emp|cymen cnc |es|cen|c| ceve|cpmen.
ne |cnccn P|cn |cen|es c neec fc| 8,80 new ncmes up
c 201 cc|css ne Bc|cugn, w|n |es|cen|c| ceve|cpmen
ccpcc|e cf fc|m|ng c ccmpc|c|e use w|n|n ne cenec
cwn Cen|e c|ecs.
ne |cnccn P|cn ecn|cw ppc|un|y /|ec |cen|es nc
cyes cwn cen|e p|cv|ces sccpe fc| ne c|ec|ve/mec|c
secc| cnc fc| SME wc||spcce.
3,350 sqm ccc||cnc| |ec|| cc|spcce |s suppc|ec |n ne
Sucm|ss|cn Cc|e S|cegy.
C|css|c|| sc|cn ccnnecs c||ec|y c ne cwn cen|e wn|cn
ncs c suppc||ng pc||cy ccs|s fc| new ceve|cpmen cnc
ne p|cv|s|cn cf new |ec||, |es|cen|c| cnc ccmme|c|c|
cfce ceve|cpmen.
P|cec|cn cf cwn cen|e uses cnc cc|v||es n|cugn
pc||cy w||| c||ec fuu|e g|cwn cwc|cs vcccn cnc unce|-
usec s|es, |nc|uc|ng |e-use cf fc|me| ccmme|c|c| cfce
cc|spcce fc| |es|cen|c| pu|pcses.
Scunc|| |B Ec||ng Scunc|| |s |cen|ec cs c D|s||c |ec|| Cen|e se|v|ng
c p|eccm|ncn|y |ccc| cnc spec|c||s |ec|| mc||e. | |s
cnc|cce||sec cy c n|gn |eve| cf |ncepencen sncps cnc
cus|nesses.
ne su||cunc|ng c|ec cf ne sc|cn ncs c w|ce m|x cf we||
escc||snec |es|cen|c| c|ecs, S||n emp|e, ecucc|cn,
emp|cymen cnc |ec|| fcc||||es. c ne wes |s ne Scunc|| Gcs
wc||s s|e wn|cn |s c ve|y sucscn|c| ceve|cpmen cppc|un|y
w|n|n ne cwne|sn|p cf Nc|cnc| G||c.
Scunc|| Gcs wc||s, cs pc| cf ne Scunc|| ppc|un|y
/|ec ncs ne |cen|ec ccpcc|y fc| 4,000 ncmes cnc
2,000 new jccs w|n|n ne |cnccn P|cn.
ne ppc|un|y /|ec |s |cen|ec cs ncv|ng sccpe
c enncnce ne |ccc| env||cnmen cnc ccmp|emen
Scunc||s cu||en s|engns, |nc|uc|ng |s enn|c |cen|y cnc
||n|s w|n Scun /s|c, cy |n|ccuc|ng c mc|e c|ve|se |ec||
cffe| cnc secu||ng c sucscn|c| up||f |n ncus|ng ccpcc|y
cs we|| cs |mp|cvemens |n scc|c| |nf|cs|ucu|e.
S|gn|ccn pcen|c| cnc |mpcc c||s|ng f|cm C|css|c||:
Enncncec sc|cn cnc |mp|cvec jcu|ney |me/quc||y w|||
css|s |n |egene|c|cn cnc |nens|cc|cn cf Scunc|| D|s||c
Cen|e.
Ex|s|ng, ccncuc|ve p|cnn|ng pc||cy cnc |cen|ec
s|es/p|cpe||es fc| |e-ceve|cpmen w||| suppc| fuu|e
ceve|cpmen pcen|c|.
Scunc|| Gcs wc||s s|e w|n|n ne Scunc|| ppc|un|y
/|ec |emc|ns cn un-ceve|cpec c|cwne|c s|e cf ve|y
s|gn|ccn ccpcc|y. S|engnenec |cnspc| ||n|s cnc
|ne|-|e|c|cnsn|p cf ne s|e c Scunc|| sc|cn w||| css|s |n
suppc||ng m|xec use, |es|cen|c|-|ec |egene|c|cn cf n|s
s|e.
212
cnwe|| |B Ec||ng cnwe|| sc|cn |s s|ucec w|n|n cn escc||snec |es|cen|c| c|ec
cf Ec||ng cnc c|cse c ne cnwe|| D|s||c Cen|e.
ne Sc|cn c|ec |s w|n|n c cenec Ccnse|vc|cn /|ec, cnc
mc|e w|ce|y ne cnc|cce| cnc quc||y cf ne ex|s|ng pce|n
cf ceve|cpmen ||m|s ne exen cf |c|ge| fuu|e ceve|cpmen
cppc|un||es.
cnwe|| |s c m|xec c|ec w|n c sucscn|c| |es|cen|c| ccmmun|y,
wn||e ne |ccc| |ec|| cen|e p|cv|ces cve| 3,500 jccs.
Mc|e w|ce|y, cnwe|| |s w|n|n p|cx|m|y c Ec||ng Gene|c| csp|c|
wn|cn |s ccn c mcjc| emp|cye|, cen|e fc| nec|n cc|e p|cv|s|cn,
cu pcen|c||y c|sc c fuu|e |egene|c|cn cnc ceve|cpmen
cppc|un|y.
cnwe|| |s cenec cs c D|s||c Cen|e w|n ne cppc|un|y
fc| cn ccc||cnc| 3,300 5,00 sqm cf |ec|| cc|spcce
cnc 10 new |es|cen|c| un|s
| |s nc |cen|ec cs c mcjc| |ccc|cn fc| fuu|e g|cwn c|
ceve|cpmen w|n|n ne Bc|cugn.
ne ex|s|ng |ec|| p|cv|s|cn w||| ce mcncgec c
ccnsc||cce p|cv|s|cn cnc ensu|e ne|e |s c m|x cf uses
|nc|uc|ng |es|cen|c| use.
ne Cc|e S|cegy |cen|es ne cppc|un|y c enncnce
cccess c ne Sc|cn cnc ne |c|e nc C|css|c|| mcy p|cy
|n n|s |espec.
Pc||c|es c|sc see| c p|cmce cnc |espec ne ex|s|ng
ne||cge cnc cnc|cce| cf ne cnwe|| c|ec.
cnwe|| ncs |cen|ec cppc|un||es fc| ceve|cpmen
cnc cu||en p|cnn|ng pc||cy suppc|s g|cwn, cu n|s |s
se cgc|ns ne escc||snec |es|cen|c| cnc|cce|, ev|cen
ccnse|vc|cn cnc ne||cge |ssues fcunc w|n|n ne
|mmec|ce sc|cn env||cnmen cnc ne ||m|ec |cnge cf
ceve|cpmen s|es |n cnwe|| Cen|e cnc mc|e w|ce|y |n ne
Sc|cns Zcne cf |nuence.
Enncncec jcu|ney |me cnc quc||y cf se|v|ce w||| suppc|
mc||e vc|ue cnc cc|v|y cnc |ne|es fc| p||mc|||y |es|cen|c|
ceve|cpmen.
wes Ec||ng |B Ec||ng wes Ec||ng Sc|cn |s w|n|n c|cse p|cx|m|y c ex|s|ng |ec||
cc|v||es, |nc|uc|ng c sucscn|c| wc||cse sc|e cnc se w|n|n cn
c|ec cf sucscn|c| |es|cen|c| ceve|cpmen.
|ecen |es|cen|c| ceve|cpmens ncve |nc|ecsec ne cens|y cf
ncmes c|cunc ne Sc|cn, |nc|uc|ng ne c|ec|cn cf m|c cnc
n|gne| ||se |es|cen|c| c|cc|s |mmec|ce|y ccjccen c ne sc|cn.
Mc|e w|ce|y, wes Ec||ng ncs cn exens|ve, ||nec| |ec|| n|gn
s|ee s|ecn|ng wes c ecs, cwc|cs Ec||ng B|cccwcy. | |s
cnc|cce||sec cy |ncepencen cnc mu||p|e |ec||e|s w|n
ex|s|ng |es|cen|c| c|ecs c ne nc|n cnc scun cf ne |gn
S|ee. ne G|een Mcn |cne esce |ep|esens c |c|ge |es|cen|c|
|egene|c|cn cppc|un|y s|ucec c ne nc|n cf ne |gn S|ee
cwc|cs |s wese|n enc.
wes Ec||ng |s cenec cs c D|s||c Cen|e |n ne |cnccn
P|cn cnc ne Cc|e S|cegy. | |s pc||cu|c||y suppc|ec fc|
vc|ue cnc ccnven|ence gcccs cgene| w|n |e|su|e cnc
suppc||ng fccc cnc c||n|.
Ccnsc||cc|cn cnc suppc| fc| ne ex|s|ng ccmme|c|c|
cfce cffe| s|ucec cn dxc||cge |ccc [ceween wes
Ec||ng |gn S|ee cnc Ec||ng B|cccwcy} |s suppc|ec
c ensu|e ne|e |s sufc|en, n|gn quc||y ccmme|c|c|
cc|spcce p|cv|s|cn |n ne Bc|cugn c ccn|nue c c|cc
mcjc| cccup|e|s.
ne G|een Mcn |cne esce |s |cen|ec fc|
ccmp|enens|ve |enewc| w|n p|cns fc| c fu|ne| 242 new
ncmes c ce ccns|ucec cs we|| cs ne |e-p|cv|s|cn cf ne
p|ev|cus |eve| cf ncus|ng.
wes Ec||ng |s cn |cen|ec cen|e cnc ne C|css|c||
sc|cn |s |n c|cse p|cx|m|y. Pcen|c| |s ||m|ec cy ne
|cc| cf cvc||cc|e |c|ge s|es fc| mcjc| ceve|cpmen |n
ne |mmec|ce v|c|n|y cf ne Sc|cn. |ecen ccmp|eec
|es|cen|c| cnc |ec|| ceve|cpmens ncve c||eccy
|nens|ec ne use cnc cc|v|y cn s|es |n c|cse p|cx|m|y
c ne sc|cn.
Mc|e w|ce|y, C|css|c||s enncncec se|v|ce cnc jcu|ney
|me |mp|cvemens w||| suppc| |es|cen|c| ceve|cpmen
cnc |nens|cc|cn ccup|ec c ex|s|ng |n||c|ves c
|egene|ce ne G|een Mcn |cne Esce |n wes Ec||ng.
ne sc|cns c|scnce f|cm ex|s|ng ccmme|c|c| cfce
cc|spcce cn dxc||cge |ccc |nc|cces nc C|css|c||s
ceve|cpmen |s un|||e|y c ncve c s|gn|ccn effec cn
|e-use c| ccnve|s|cn cf ccmme|c|c| cc|spcce c ne
wese|n enc cf dxc||cge |ccc.
Ec||ng B|cccwcy |B Ec||ng Ec||ng B|cccwcy |s cn escc||snec Me|cpc||cn cwn Cen|e w|n
cn exens|ve |ec||, emp|cymen cnc |e|su|e cffe|. | |s cncnc|ec
cy mu||p|e |ec||e| |ep|esenc|cn cs we|| cs Ec||ng Suc|cs [c
ne scun cf ne Cen|e} cnc cy exens|ve ccmme|c|c| cfce
emp|cymen c|cng dxc||cge |ccc [|nc|uc|ng Ec||ng Ccunc||
cfces}. ne Cen|e |s ne |c|ges |n ne Bc|cugn cnc w|n|n ne
cp 10 fc| |cnccn cs c wnc|e.
P|cns fc| |egene|c|cn cnc ceve|cpmen cf ne Cen|e ncve
ceen ccvcncec cve| ne pcs ve yec|s w|n new |es|cen|c|
cpc|mens unce| ccns|uc|cn cnc new|y ccmp|eec c
D|c|ens c|c cn dxc||cge |ccc. ne| p|cjecs |nc|uce ne
p|cpcsec Ec||ng B|cccwcy scneme wn|cn enccmpcsses ne
|eceve|cpmen cf c c|y c|cc| cen|ec cn Ec||ng B|cccwcy
sc|cn cnc pc| cf ne p||mc|y |ec|| c|ec. ne fc|me| Ec||ng
C|nemc s|e cffe|s c fu|ne| cppc|un|y.
Mc|e w|ce|y, Ec||ng B|cccwcy |s s|ucec |n c|cse p|cx|m|y c we||
escc||snec |es|cen|c| c|ecs cnc g|eenspcces cf wc|pc|e Pc||
cnc Ec||ng Ccmmcn.
Denec cs c Me|cpc||cn cwn Cen|e |n ne |cnccn P|cn
cnc Bc|cugn Cc|e S|cegy.
ffe|s s|gn|ccn s|es fc| |egene|c|cn cnc |e-
ceve|cpmen, |nc|uc|ng m|xec use scnemes w|n
sucscn|c| |eve|s cf new |es|cen|c| un|s, enncncec |ec||
cffe| cnc suppc||ng |e|su|e uses. Key s|es c|e c|use|ec
w|n|n ne cwn Cen|e c|ec cf ne B|cccwcy, Bcnc S|ee
cnc exenc|ng weswc|cs c|cng dxc||cge |ccc.
Sucscn|c| c|ecs su||cunc|ng Ec||ng B|cccwcy sc|cn
c|e |nc|ucec w|n|n cenec Ccnse|vc|cn /|ecs cnc
ne|e c|e c numce| cf ||sec cu||c|ngs cnc cne|s cf |ccc|
c|cn|ecu|c| me||.
ne Cc|e S|cegy c||ecs nc new cfces |n ne Bc|cugn
sncu|c ce fccusec w|n|n ne Ec||ng B|cccwcy c|ec
[|nc|uc|ng dxc||cge |ccc} c |ec|n c c|||cc| mcss.
Ec||ng B|cccwcy Me|cpc||cn cwn Cen|e ncs ccvcncec
pc||c|es cnc p|cns nc |cen|fy c s|gn|ccn ccpcc|y cnc
cppe|e fc| |ec||, |e|su|e, ccmme|c|c| cnc |es|cen|c|
ceve|cpmen.
|cnc cnc ceve|cpe| |ne|ess c|e c||eccy cc|ve w|n|n
Ec||ng B|cccwcy cwn cen|e cnc ne enncncemens c
cccess|c|||y cnc ccnnec|v|y nc C|css|c|| w||| c||ng sugges
nc ne |mmec|ce sc|cn c|ec cnc ne w|ce| cwn Cen|e
c|ec s|ecn|ng wes |nc dxc||cge |ccc w||| cene f|cm
g|cw|ng cemcnc cs cu||en m|xec use ceve|cpmens c|e
ccmp|eec p||c| c ne cpen|ng cf C|css|c||.
213
Ec||ng B|cccwcy |B Ec||ng ne fc||cw|ng c|e p|cpcsec:
3,200 new |es|cen|c| un|s
0,000 sqm new cfce cc|spcce
50,000 sqm new |ec|| cc|spcce
,500 new cfce ccsec jccs
/ccn Mc|n ||ne |B Ec||ng /ccn Mc|n ||ne s|s w|n|n c ccmp|ex c|ec cf ex|s|ng
emp|cymen cnc |ncus||c| cc|v||es, |es|cen|c| c|ecs cnc c|cse
c ne /40 cnc Pc|| |cyc| c|ecs cf Ec||ng. ne sc|cn |s |cccec
scme c|scnce f|cm /ccn D|s||c Cen|e cnc ne wc |ccc|cns
c|e nc s|cng|y ccnnecec |n cn eccncm|c c| func|cnc| sense,
|s cnc|cce||s|cs sugges nc ne|e |s ne cppc|un|y fc|
|egene|c|cn cnc |enewc| cf ex|s|ng s|es c c mcces scc|e,
c enccu|cge c w|ce| m|x cf uses, wn||e p|cec|ng spec|c
cc|v||es sucn cs ne cemen/cgg|egces wc||s.
wc|| c enncnce cccess|c|||y cnc ||n|cges c su||cunc|ng c|ecs
w||| suppc| ne cen||cn cnc |c|e/func|cn cf ne /ccn Mc|n
||ne c|ec.
|cen|ec cs cne cf ne fccc| pc|ns fc| new |es|cen|c|
ceve|cpmen |n ne Bc|cugn cs pc| cf ne /40/
Pc|| |cyc| Cc|||cc|
P|cmce ne m|xec use |egene|c|cn cf ne s|e
|mmec|ce|y c ne scun cf ne ex|s|ng sc|cn
|ec|n ne cemen/cgg|egces wc||s c ne nc|n cf ne
sc|cn cs cn |mpc|cn |c||necc fcc|||y fc| ne c|s||cu|cn
cf ccns|uc|cn mce||c|s |n |cnccn.
C|ece c sense cf p|cce cnc |cen|y c|cunc ne sc|cn cs
pc| cf cn cve|c|| |egene|c|cn fc| /ccn |es|cens.
ppc|un||es ex|s fc| |eceve|cpmen cnc |nens|cc|cn
cf |cnc uses |n cnc c|cunc ne C|css|c|| sc|cn, ncweve|
nese c|e |||e|y c ce c c mcces scc|e cue c ne
sc|cns c|scnce f|cm /ccn cwn Cen|e cnc ne
c|s|ccc|cn cf ne sc|cn f|cm ne /40/Pc|| |cyc| c|ec.
P|cnn|ng pc||cy |s suppc||ve cf fuu|e ceve|cpmen, cu
c|sc see|s c |ec|n ne cemen/cgg|egce wc||s c ne
nc|n cf ne sc|cn ||m||ng |eceve|cpmen pcen|c|.
214
Cuscm cuse |B Newncm Cuscm cuse |s c cenec ne|gnccu|nccc c|ec w|n|n ne w|ce|
|cyc| Dcc|s pc| cf Newncm. ne c|ec ncs cn exens|ve cnc
ccmp|ex n|sc|y cs c ccmme|c|c| cnc |ncus||c| c|ec w|n|n ne
|cyc| Dcc|s. w|n ne c|ec|cnce cf pc|-cc|v||es cnc |ncus||c|
p|ccesses, ne|e ncs ceen c g|ccuc| p|ccess cf |eceve|cpmen
fc| new uses, |nc|uc|ng |es|cen|c|, ccmme|c|c|, |e|su|e cnc
ecucc|cn cs we|| cs fc| ccnfe|enc|ng/exn|c||cn spcce c Exce|
cnc ne dn|ve|s|y cf Ecs |cnccn.
/ fccusec cnc c|geec cpp|cccn c |egene|c|cn cnc |nwc|c
|nvesmen |nc ne c|ec ncs sn|fec ne ncu|e cnc cnc|cce| cf
ne c|ec cwc|cs c c|ccce| ccsec eccncmy cnc c cen|e fc|
ceve|cpmen [c|cngs|ce Ccnn|ng cwn c ne nc|n}.
w|n expcns|cn cf ne Dcc||cncs ||gn |c||wcy, ne g|cwn
cf Exce| cnc ne |cnccn-|eve| fccus cn g|cwn cf ne |cyc|
Dcc|s, Cuscm cuse cnc mc|e w|ce|y Ccnn|ng cwn ncve c
c|||cc| pcs||cn |n ne fuu|e g|cwn cf n|s c|ec cf Ecs |cnccn
cs | p|cv|ces |cnc/s|es cnc c m|xu|e cf ne||cge cnc mcce|n
ceve|cpmen ccpcc|e cf c|cc|ng new |nvesmen.
Cc|e S|cegy [/ccpec Jcnuc|y 2012}.
w|n|n ne |cen|ec /|c cf ppc|un|y cnc fc|m|ng
pc| cf ne s|gn|ccn Ccnn|ng cwn cnc Cuscm cuse
p|cg|cmme cf |eceve|cpmen cnc |egene|c|cn.
Cuscm cuse fc|ms pc| cf ne w|ce| |cyc| Dcc|s
ppc|un|y /|ec [Denec |n ne |cnccn P|cn} wn|cn |s c
fccus fc| |egene|c|cn cnc new ceve|cpmen, |nc|uc|ng
scme ,10 new cwe|||ngs cnc 11,000 new jccs. Cuscm
cuse w||| fc|m cne cf cn |ne|-ccnnecec se||es cf
ne|gnccu|ncccs w|n|n ne |cyc| Dcc|s c|ec.
Cc|e S|cegy pc||cy p|cpcses nc Cuscm cuse w|||
ceccme cn |nens|ec |es|cen|c| ccmme|c|c|/cus|ness
spcce, mc||ng use cf C|css|c||s pcen|c| wn|cn w||| fc|m
ne nuc|eus cf c |enewec cnc expcncec |ccc| cen|e
w|n |mp|cvec pnys|cc| cnc func|cnc| ||n|s c ExCe|, cnc
cpen spcce ||n||ng c ne p|cpcsec /c|v|y S|ee c ne
nc|n-wes, cnc n|cugn c se||es cf cpen spcces c Cuncy
Pc|| c ne scun-wes.
Deve|cpmen |s c ce |nens|ec c ne mcs cccess|c|e
|ccc|cns |n ne |cyc| Dcc|s, |nc|uc|ng Ccnn|ng cwn cnc
Cuscm cuse mc||ng ne ces use cf ex|s|ng |cnc cnc s|es.
Cuscm cuse sc|cn |s p|cpcsec c ccnnec w|n ne
ex|s|ng ||eemcscns |ccc| Cen|e c ceccme cn enncncec
|ccc| cen|e mc||ec cy cne c| wc c||e| cu||c|ngs, w|n cn
cffe| c||ecec c cnc we|ccm|ng c ccn |ccc| |es|cens cnc
v|s|c|s c ExCe| cnc cne| |cyc| Dcc|s ces|nc|cns.
Cuscm cuse |s se w|n|n ne Ccnn|ng cwn cnc |cyc|
Dcc|s c|ec. | |s ne fccus fc| susc|nec cnc exens|ve
|egene|c|cn cnc p|cnnec new |nvesmen. P|cnn|ng
pc||cy |s wnc||y c||gnec c n|s g|cwn cgencc cnc
suppc||ve cf g|cwn.
Cuscm cuse C|css|c|| sc|cn w||| ce||ve| c sucscn|c|
ccpcc|y cnc cccess|c|||y |nc|ecse cccve nc cu||en|y
cvc||cc|e. | w||| cene ne |es|cen|c| cnc ccmme|c|c|
mc||e |n ne |mmec|ce sc|cn Zcne cf |nuence cnc
mc|e w|ce|y cc|css ne wnc|e |cyc| Dcc|s c|ec.
ne sc|cns |ccc|cn ccjccen c Exce| ccnfe|ence/
exn|c||cn spcce cnc ne cvc||cc|||y cf |c|ge s|es fc|
ceve|cpmen p|cv|ce ne ccs|s fc| ve|y s|gn|ccn|y
|nc|ecsec ceve|cpmen mc||e cc|v|y fc| |es|cen|c| cnc
ccmme|c|c| emp|cymen uses |n cncem.
wcc|w|cn |B G|eenw|cn wcc|w|cn C|css|c|| sc|cn w||| ce cu|| |n||c||y cs c ccx sc|cn
ceve|cpmen w|n ne cc|||y c ce ceve|cpec |nc c fu|| sc|cn
|n ne fuu|e.
wcc|w|cn |s cu||en|y se|v|cec cy ne D|| cnc ne mc|n||ne
|c||wcy newc|| cnc |s ne Bc|cugns mc|n cen|e fc| sncpp|ng
cnc ccmmun|y se|v|ces cnc cfce emp|cymen. | |s
|nc|ecs|ng|y c p|cce wne|e pecp|e wcn c ||ve cs c |esu| cf new
|es|cen|c| ceve|cpmens sucn cs ne |cyc| /|senc|.
ne Sc|cns |ccc|cn ccjccen c wcc|w|cn cwn Cen|e w||| ne|p
suppc| cwn cen|e |es|cen|c| cnc m|xec uses.
ne D|cf Cc|e S|cegy |s cue c ce puc||snec |n cuumn
2012.
Scvec pc||ces cf ne dDP [200} cpp|y
ne pc||ces w|n|n ne eme|g|ng Cc|e S|cegy p|cv|ce
spec|c pc||ces cn ne ceve|cpmen cf wcc|w|cn cwn
cen|e cnc ne ceve|cpmen cf mc|e ccmpc||scn |ec||
cnc ccmp|emenc|y cwn cen|e uses nc ccn ccn||cue
c ne even|ng cc|v|y w|n|n ne cen|e.
Pc||ces w||| c|sc enccu|cge ne cpp|cp||ce fcc||||es wn|cn
ncve ne pcen|c| c exenc ne cpen|ng ncu|s cf ne cwn
Cen|e, enccu|cge ceve|cpmen nc w||| enncnce ne
v|c||y cf ne cwn Cen|e cnc c|ece cn even|ng eccncmy.
C|css|c|| p|cv|ces c |cnsfc|mc|cnc| cncnge |n ne |eve|
cnc quc||y cf cccess|c|||y c wcc|w|cn cnc |s w|ce| c|ec.
P|cnn|ng pc||cy |s ccncuc|ve c new ceve|cpmen
g|cwn cnc cc|v|y w|n|n ne |mmec|ce C|css|c|| sc|cn
env||cnmen cnc mc|e w|ce|y |n e|ms cf suppc||ng
wcc|w|cn c g|cwn |nc c Me|cpc||cn cwn Cen|e. ne
|mp|cvec cccess sncu|c css|s ne cwn Cen|e c exenc |s
cccnmen, |c|se |s p|c|e cnc v|s|c|||y c ne cccup|e| cnc
|nvesc| mc||e cnc suppc| m|xec use ceve|cpmen cc|v|y.
Appendix
Table 3: Eastern Surface Section Custom House to Abbey Wood: Development Market Potential
215
wcc|w|cn |B G|eenw|cn ne |cnccn P|cn |eccgn|ses wcc|w|cns cc|||y c ceccme
c Me|cpc||cn cwn Cen|e
C|css|c|| ncs ne cppc|un|y c ne|p ccn|eve n|s cnc
|mp|cve ne supp|y cnc cemcnc cf ne cwn cen|es cffe|
|es|cen|c| ceve|cpmen cppc|un||es w||| |||e|y ce cf
|ne|es c ne ceve|cpmen mc||e g|ven ne sucscn|c|
jcu|ney |me |ecuc|cns c Cen|c| |cnccn, C|y cnc |s|e
cf Dcgs cccve nc cu||en|y ccn|evcc|e. nese c|e |||e|y
c ce fccusec |n ccn ne |cyc| /|senc| ceve|cpmen
scneme cnc n|cugn c c||ec ceve|cpmen cppc|un|y
fc| new n|gn cens|y |es|cen|c| ccccmmccc|cn cn c s|e
ccjccen c ne C|css|c|| sc|cn |n ne cwn Cen|e.
/ccey wccc |B G|eenw|cn /ccey wccc |s cnc|cce||sec cy |es|cen|c| esces cf vc||cus
quc||y cnc |ep|esen|ng ceve|cpmen cve| ne wnc|e pcs-wc|
pe||cc.
n|s |es|cen|c| c|ec |s ve|y exens|ve, su||cunc|ng ne sc|cn cnc
s|ecn|ng ccn scun cnc nc|nwc|cs n|cugn ncmesmecc
c ne ||ve| ncmes. ne c|ec ncs ceen sucjec c |es|cen|c|
ceve|cpmen cnc c |cnge cf cens||es, |ne|spe|sec w|n
ccmme|c|c| emp|cymen uses, ecucc|cn fcc||||es sucn cs ne
Bex|ey Bus|ness /cccemy cnc MP Be|mc|sn.
ne /ccey wccc \|||cge p|cv|ces c |ccc| se|v|ce nuc w|n c
smc|| |cnge cf sncps cnc se|v|ces.
Bcsc|| wcccs cnc |senes /ccey wcccs c|e exens|ve c|ecs
cf puc||c cpen spcce |n ne w|ce| c|ec c ne scun cf ne
C|css|c|| sc|cn.
ne D|cf Cc|e S|cegy |s cue c ce puc||snec |n /uumn
2012
Scvec pc||ces cf ne dDP [cccpec 200} cpp|y
ne dDP ncs nc spec|c pc||ces cn ne ceve|cpmen
cf /ccey wccc cu nc ne ceve|cpmen w||| ne|p ne
|ccc| pcpu|c|cn cccess ne |es cf |cnccn cnc ecse
ccnges|cn cn ne |cnspc| newc||
ne D|cf Cc|e S|cegy cnc ne |cnccn P|cn |cen|es
/ccey wccc cs cn ppc|un|y /|ec
ne Ccunc|| ce||eve nc ne ceve|cpmen cf /ccey wccc
w||| ce |ec cy ne ceve|cpmen cf ne C|css|c|| sc|cn cs
n|s w||| |mp|cve ne cccess|c|||y ccn c G|eenw|cn cnc c
ne |es cf |cnccn
Pc||ces c|sc sce nc /ccey wccc Sc|cn mcy ce cn
cpp|cp||ce |ccc| fc| c|| cu||c|ngs
/ccey wccc w||| cene f|cm c ve|y sucscn|c|
|mp|cvemen |n |cnspc| cccess|c|||y cnc jcu|ney |me
w|n ne cpen|ng cf ne C|css|c|| ||ne.
ne |cnccn P|cn cnc D|cf Cc|e S|cegy p|cv|ce c s|cng
gu|ce cnc see| c ne |eve| cf ceve|cpmen cn|c|pcec
cnc p|cmcec |n /ccey wccc. n|s pc||cy ccs|s |nc|uces
ne use cf g|ece| cens||es cf ceve|cpmen c|cunc ne
sc|cn |se|f |n ne Cc|e Zcne cf |nuence.
ne new cnc enncncec |eve| cf cccess f|cm C|css|c||
w||| cene ne w|ce| c|ec ceycnc ne |mmec|ce
sc|cn zcne w|n pcs||ve mc||e effecs c suppc|
ne ceve|cpmen, |nens|cc|cn cnc |enewc| cf pcc|
quc||y |es|cen|c| esces cnc cu-ccec ccmme|c|c|
emp|cymen cc|spcce.
ne|e |s ne|efc|e c c|ec| ccs|s c expec sucscn|c|
ceve|cpmen mc||e cc|v|y p||mc|||y fc| |es|cen|c| uses
cs ne C|css|c|| |cue |s ccns|ucec cnc cfe| cpen|ng.
21
Mc|y|cnc |B Newncm Mc|y|cnc |s |cen|ec cs ne gcewcy c S|cfc|c Me|cpc||cn
cwn Cen|e. ne |c|e cf Mc|y|cnc |s c ce enncncec cy |s
ces|gnc|cn cs c |ccc| Cen|e c p|cv|ce cn enncncec |eve| cf
|ccc| |ec|| cnc se|v|ces |nf|cs|ucu|e cnc c ccp|c||se cn ne
ceve|cpmen cf C|css|c||.
ne c|ec |s cu||en|y cnc|cce||sec cs cn ex|s|ng |es|cen|c|
c|ec cn ne cc|ce| cf S|cfc|c cwn Cen|e. | ncs c ||m|ec
ceve|cpmen cppc|un|y g|ven ne pce|n cnc cu||-up ncu|e
cf ex|s|ng uses. Neve|ne|ess, ne Bc|cugn |eccgn|ses ne |c|e
cnc func|cn nc Mc|y|cnc ccn p|cy |n fuu|e w|n enncncec
cccess|c|||y c||s|ng f|cm C|css|c||.
Cc|e S|cegy [/ccpec Jcnuc|y 2012}
Des|gncec cs c |ccc| Cen|e se|v|ng |ccc| cnc cc||y |ec||
se|v|ce neecs cnc emp|cymen cppc|un|y c ccp|c||se
cn C|css|c|| ceve|cpmen
Mc|y|cncs cnc|cce| cnc |c|e/func|cn w||| ce suppc|ec cnc
enncncec cy C|css|c||, cu new ceve|cpmen cppc|un|y
s|es c|e ||m|ec cnc fuu|e g|cwn w||| neec c |espec ne
cnc|cce| cnc ncu|e cf ne ex|s|ng |cnc use pce|n.
|es|cen|c| ceve|cpmen |s |||e|y c fc|m ne mcjc||y
cf fuu|e ceve|cpmen cc|v|y c||s|ng f|cm C|css|c||s
enncncec |cnspc| cccess|c|||y.
|c|es Gce |B Newncm |c|es Gce |s cnc|cce||sec cs cn ex|s|ng, p|eccm|ncn|y
\|cc||cn cnc Ecwc|c|cn |es|cen|c| c|ecs suppc|ec cy |ccc|
|eve| |ec|| fcc||||es cnc ccmmun|y |nf|cs|ucu|e w|n|n ne
cenec D|s||c Cen|e.
ne ncu|e cf ne c|ec suggess nc fuu|e ceve|cpmen
cppc|un||es w||| ce fc| |es|cen|c| uses ccp|c||s|ng cn ne
|e-use cf ex|s|ng s|es cnc pc||cu|c||y ne |eceve|cpmen
cf 10s/170s cfce cc|spcce cn |cmfc|c |ccc. New
ceve|cpmen |n |c|es Gce fc|ms pc| cf ne mcncgec cncnge
cpp|cccn se cu |n ne Bc|cugns Cc|e S|cegy
|c|es Gce ncs c s|cng func|cnc| cnc se|v|ce |e|c|cnsn|p w|n
S|cfc|c cwn Cen|e c ne wes.
|c|es Gce Supp|emenc|y P|cnn|ng Dccumen [2010} fc|ms
ne cec||ec gu|ccnce fc| fuu|e ceve|cpmen |n ne c|ec.
|c|es Gce |s cenec cs c D|s||c Cen|e |n ne |cnccn
P|cn cnc ne Cc|e S|cegy.
ne Cc|e S|cegy |cen|es c mcncgec cncnge
cpp|cccn c |c|es Gce wne|e new ceve|cpmen |s nc
p||c|||sec c| fccusec, cu ne p||nc|p|es cf |egene|c|cn
cnc |e-use/ces use cf ex|s|ng s|es |s |eccgn|sec.
ne Cc|e S|cegy escc||snes nc |c|es Gce cwn cen|e
w||| ceccme cn c|cc|ve cnc v|c|cn cen|e, w|n ccfes,
ccmmun|y cnc cu|u|c| fcc||||es cnc |ncepencen sncps
cgene| w|n c smc|| c mec|um-s|zec fcccsc|e c ccc c
ne m|x cnc quc||y cf cffe|. /|cngs|ce ccmme|c|c| uses,
new cwn cen|e ncus|ng w||| exenc scfe|, mc|e ccnv|v|c|
cc|v|y |nc ne even|ng. ne cwn cen|e env||cnmen cnc
new ceve|cpmen w||| ccmp|emen, |neg|ce w|n cnc
|e|nfc|ce |s c|cc|ve ne||cge |cen|y cnc pcpu|c||y cf
|ccc| ne|gnccu|ncccs.
Mcs cncnge |s fccusec c|cse c ne Sc|cn cnc cn
ex|s|ng |es|cen|c| esces.
P|cnn|ng pc||cy |s escc||snec cnc ccncuc|ve c
new ceve|cpmen |espec|ng ne cnc|cce| cf n|s
p|eccm|ncn|y |es|cen|c| c|ec.
|es|cen|c| ceve|cpmen |s |||e|y c fc|m ne mcjc||y
cf fuu|e ceve|cpmen cc|v|y c||s|ng f|cm C|css|c||s
enncncec |cnspc| cccess|c|||y c |c|es Gce. ne
|e-ceve|cpmen cf ex|s|ng, ccec ccmme|c|c| cfce
cc|spcce cn |cmfc|c |ccc |ep|esens cne ne mcs
|||e|y |e-ceve|cpmen cnc |nens|cc|cn cppc|un||es
nc C|css|c|| w||| css|s |n ccc|ys|ng.
Mcnc| Pc|| |B Newncm Mcnc| Pc|| |s c |es|cen|c| c|ec ccup|ec w|n ccmme|c|c| cnc
|ec|| fcc||||es cn |cmfc|c |ccc.
|c|ge scc|e ceve|cpmen |s nc p|cmcec w|n|n ne Bc|cugn Cc|e
S|cegy cs ne pc||cy p|cmces g|cwn e|sewne|e |n Newncm.
ne cnc|cce||s|cs cf Mcnc| Pc|| |nc|cce nc mcs cncnge w||| ce
c|cunc ne new C|css|c|| sc|cn wn|cn |s cn|c|pcec c |ecene
cnc |e|nv|gc|ce Mcnc| Pc|| cs c cenec |ccc| Cen|e, c|ec|ng
c mc|e s|gn|ccn fccus c ne c|ec fc| ne |ccc| ccmmun|y.
Cc|e S|cegy [/ccpec Jcnuc|y 2012}
Mcnc| Pc|| |s c cenec |ccc| Cen|e p|cv|c|ng cc||y |ec||
cnc ccmmun|y se|v|ces/fcc||||es.
|eceve|cpmen |s nc p|cmcec |n ne Cc|e S|cegy
c cn exens|ve ceg|ee cnc ne P|cn |eccgn|ses ne
ccm|ncnce cf cne| cen|es |nc|uc|ng S|cfc|c, |c|es
Gce cnc ||fc|c mc|e w|ce|y.
Mcnc| Pc||s ex|s|ng, ceve|cpec |es|cen|c| cnc|cce| w|||
||m| |c|ge scc|e new ceve|cpmen cppc|un||es c||s|ng
f|cm C|css|c||.
Appendix
Table 4: Eastern Subsurface Section: Maryland to Sheneld: Development Market Potential
217
Mcnc| Pc|| |B Newncm /sscc|cec |egene|c|cn cenes cnc smc||e| w|ncfc|| s|es w|||
suppc| ne puc||c |ec|m, |nc|uc|ng cpen spcce p|cv|s|cn cnc
ccnse|vc|cn cnc enncncemen cf ne||cge csses, |nc|uc|ng
ne Ccnse|vc|cn /|ec c|cse c ne Sc|cn, wne|e ney ccn
ccn||cue c ne ces||cc|||y cf ne c|ec c ||ve.
Mcs cncnge cnc |nncvc|cn w||| ce fccusec c|cng |ey |cues
wne|e cnc|cce| ncs ceen e|ccec cve| |me.
ne Bc|cugn Cc|e S|cegy pc||c|es cc nc p|cmce Mcnc|
Pc|| cs c g|cwn |ccc|cn, neve|ne|ess scme ||m|ec
|es|cen|c| |nens|cc|cn cnc |n|| ceve|cpmens ccn ce
cn|c|pcec ccp|c||s|ng cn ne |mp|cvec jcu|ney |mes
cnc quc||y p|cv|cec cy C|css|c||.
||fc|c |B |ecc||cge ||fc|c |s cnc|cce||sec cs c Me|cpc||cn Cen|e su||cuncec cnc
c|cse ||n|ec c ex|s|ng |es|cen|c| c|ecs. | |s cne cf ne |c|ges cwn
cen|es |n |cnccn cnc ne sc|cn |s n|gn|y cccess|c|e cnc ||n|ec
c ne Cen|e. ne |cnge cnc m|x cf |ec|| cnc |e|su|e fcc||||es
cc||espcncs w|n |s scus, |nc|uc|ng mu||p|e |ec||e| |ep|esenc|cn
cs we|| cs c c|ccc m|x cf |e|su|e cnc ccmmun|y fcc||||es.
ne ex|s|ng ccmme|c|c| cfce scc| |s exens|ve cu w|n
ev|cence cf s|gn|ccn cve|-supp|y cnc scc| quc||y |ssues
cue, |n pc| c ne cge cf ne scc| cnc ne |css cf fc|me| mcjc|
emp|cye|s cve| |me. ||fc|c p|cv|ces ne mcjc||y cf cfce spcce
w|n|n |B |ecc||cge cnc ne p|cec|cn/p|cmc|cn cf ne ces
spcce ccup|ec w|n ne |cen|cc|cn cf c|e|nc|ve uses fc| cne|
spcce |s p|cmcec n|cugn ne Cc|e S|cegy cnc ||fc|c /|ec
/c|cn P|cn.
||fc|c cwn Cen|e fc|ms ne wese|n enc cf ne C|css|c|| Cc|||cc|
|cen|ec |n |B |ecc||cge nc s|ecnes ecswc|cs enccmpcss|ng
unce|-usec ccmme|c|c| |cnc/s|es c Cnccwe|| ecn.
Cc|e S|cegy [/ccpec Mc|cn 2008}
C|css|c|| Cc|||cc| /|ec /c|cn P|cn [/ccpec Sepemce| 2011}
Denec cs c Me|cpc||cn cwn Cen|e |n ne |cnccn P|cn
cnc ne Bc|cugn Cc|e S|cegy.
Denec cs cn ppc|un|y /|ec |n ne |cnccn P|cn w|n
s|gn|ccn ccpcc|y fc| new ncus|ng cnc emp|cymen g|cwn.
Pc||cy p|cv|ces ne ccs|s fc| exens|ve ceve|cpmen
|nc|uc|ng 23,000 sqm cf new |ec|| cc|spcce, up c 4,500
|es|cen|c| un|s [3,300 cy 201}.
ne Cc|e S|cegy ses cu nc ||fc|c cwn Cen|e w|||
s|engnen |s |c|e cs c p|cspe|cus Me|cpc||cn Cen|e,
p|cv|c|ng ne fu|| |cnge cf ccmme|c|c| cnc |ec|||ng
fcc||||es c Bc|cugn |es|cens, cs we|| cs ceccm|ng c
|ecc|ng |ccc|cn fc| cus|nesses |n |cnccn. / mcjc|
|nc|ecse |n |es|cen|c| pcpu|c|cn w||| cccu| |n ||fc|c cnc
scme cne| cwn cen|es cnc cc|efu| cen|cn w||| ce
pc|c c mccn n|s w|n ce||ve|y cf pnys|cc| cnc scc|c|
|nf|cs|ucu|e cnc |mp|cvec |cnspc| cnc cccess.
ne Cc|e S|cegy v|s|cn fc| ||fc|c |cen|es ne mcjc|,
p|vcc| |c|e nc ne cwn Cen|e s|es w||| p|cy |n c||v|ng
fc|wc|c new ceve|cpmen. ne s|es ccmc|ne c |cnge
cf ex|s|ng p|cpe||es fc| cncnge cf use / |eceve|cpmen
cs we|| cs sucscn|c| |nens|cc|cn cppc|un||es mc||ng
g|ece| use cf ne|gn cnc mcss|ng.
||fc|c cwn cen|e |s |cen|ec cs fc|m|ng ne wese|n
enc cf ne C|css|c|| Cc|||cc| /|ec /c|cn P|cn c|ec cnc
ne ccs|s fc| c||v|ng ne enncncemen cf ne Cc|||cc|
s|ecn|ng ecswc|cs cc|css c |c|ge c|ec cf unce|-u|||sec
cnc vcccn ccmme|c|c| emp|cymen s|es.
C|css|c|| w||| suppc| ne g|cwn cf ||fc|c n|cugn c cncnge
|n ne |nvesmen, ceve|cpe| cnc |es|cen|c| pe|cep|cns
cf ne cen|e.
ne c|cse p|cx|m|y cf ne C|css|c|| sc|cn c ne cwn
Cen|e w||| |e|nfc|ce ||n|s w||| ce cenec|c| c fuu|e |ec||
cnc ccmme|c|c| v|c||y cnc v|cc|||y cf ceve|cpmen
w|n|n ne c|ec.
P|cnn|ng pc||cy |s ve|y we|| escc||snec w|n ne Cc|e
S|cegy cnc cwn Cen|e //P p|cv|c|ng c c|ec|
cnc c||ec gu|ce c ne s|e cppc|un||es, |eve|s cf
ceve|cpmen cnc use cf |nc|ecsec cens||es |n ne cwn
Cen|e cnc c|cunc ne sc|cn c p|cmce fuu|e g|cwn.
|es|cen|c| ceve|cpmen |s |||e|y c ce pc||cu|c||y
suppc|ec w|n ccncuc|ve p|cnn|ng pc||cy, ne cvc||cc|||y
cf s|es fc| |e-ceve|cpmen cnc |nens|cc|cn cnc ne
cccess|c|||y enncncemens nc C|css|c|| w||| c||ng.
Seven K|ngs |B |ecc||cge Seven K|ngs |s cn |cen|ec |ccc| Cen|e p|cv|c|ng c |cnge cf cc||y
ccnven|ence |ec|| cnc ccmmun|y fcc||||es neecs. ne sc|cn
c|ec |s cnc|cce||sec cs c cense|y pcpu|cec, cnc we|| escc||snec
|es|cen|c| c|ec. ne pce|n cf |cnc uses cnc cc|v|y c|e we||
escc||snec cnc ne|e |s c n|gn cens|y cf ex|s|ng |cnc use ne|e.
Seven K|ngs |ccc| |s cen|ec cn ne |gn |ccc cnc ncs pcs||ve
cnc|cce||s|cs wn|cn ccn ce cu|| upcn, |nc|uc|ng c s|cng |ccc|
|cen|y. | |s ne c|ec w|n ne mcs pcen|c| fc| cncnge cnc
|egene|c|cn w|n|n ne C|css|c|| Cc|||cc| //P g|cup cf sc|cns
|n |B |ecc||cge [exc|uc|ng ||fc|c cwn Cen|e}. |mp|cvemens
c ne c|cc|veness cnc v|c|cncy cf ne cen|e c|e ccns|ce|ec
pc|cmcun c ne |ev|c||sc|cn cf n|s cnc|cce| c|ec, cu ne c|ecs
cf n|gn cwnsccpe quc||y c ne ecse|n cnc wese|n enc cf ne
cnc|cce| c|ec c|e c ce p|cecec f|cm unsympcne|c cncnge.
C|css|c|| Cc|||cc| /|ec /c|cn P|cn [/ccpec Sepemce|
2011}
Seven K|ngs |s |cen|ec cs c |ccc| Cen|e |n ne |cnccn
P|cn cnc Bc|cugn Cc|e S|cegy.
ne /|ec /c|cn P|cn c||ccces seve|c| ppc|un|y S|es fc|
fuu|e ceve|cpmen w|n|n ve cnc|cce| c|ecs:
Ecs cf ||fc|c
Seven K|ngs |ccc| Cen|e
Gcccmcyes |ccc| Cen|e
G|cve
Seven K|ngs ncs |cen|ec ceve|cpmen cppc|un|y
s|es w|n|n ne C|css|c|| Cc|||cc| //P. ne |ccc| Cen|es
|cen|cc|cn cs c fccc| nuc fc| sucscn|c| ccc||cnc|
|es|cen|c| cnc cne| ceve|cpmen w||| suppc| mc||e
ceve|cpmen cc|v|y.
218
Seven K|ngs |B |ecc||cge Seven K|ngs wcs ncmec cs cne cf 3 G|ec Spcces |n
Ncvemce| 200. ne cen|ep|ece cf p|cpcsc|s c Seven K|ngs
c|e ne c|ec|cn cf cn c|cc|ve squc|e cnc fccc| pc|n |n f|cn
cf ne |c||wcy sc|cn.
Deve|cpmen cppc|un|y s|es c|e |cen|ec |n ne C|css|c||
Cc|||cc| //P wn|cn p|cv|ces c |cnge cf cppc|un||es fc| fuu|e
|es|cen|c| cnc m|xec use ceve|cpmen, mc||ng ne ces
use cf ex|s|ng s|es cnc cncng|ng unce|-usec ccmme|c|c|
emp|cymen s|es c m|xec uses.
Cnccwe|| ecn
ne spc|c| v|s|cn |n ne //P fc| Seven K|ngs ses cu nc
Seven K|ngs w||| ceccme c v|c|cn cnc c|cc|ve p|cce
c ||ve cnc wc||, w|n cn |mp|cvec |ec|| cffe|, |ee ||nec
s|ees, cn |nsp|||ng new |cncmc|| cu||c|ng cnc new
puc||c spcce c ne nec| cf ne cen|e c c|ece c fccc|
nuc. n|s w||| cu||c cn cn c|ec cf n|gn quc||y cwnsccpe
cen|ec c|cunc Seven K|ngs Sc|cn.
ne /PP |cen|es nc up c 1,500 new |es|cen|c| un|s
ccn ce p|cv|cec c|cng ne wnc|e C|css|c|| Cc|||cc|
c|ec, cf wn|cn 421 w||| ce w|n|n ne Seven K|ngs c|ec.
Deve|cpmen cf |es|cen|c| scnemes w||| usuc||y ce cs
pc| cf c m|xec use cpp|cccn c s|es, pc||cu|c||y |n c|cse
p|cx|m|y c ne C|css|c|| sc|cns cu |n ne w|ce| c|ec,
scncc|cne |es|cen|c| ceve|cpmen |s cccepcc|e.
ne //P p|cecs cnc see|s c enncnce |ec|| cnc se|v|ce
p|cv|s|cn fc| Seven K|ngs |ccc| Cen|e.
Gcccmcyes |B |ecc||cge Gcccmcyes |s c |ccc| Cen|e se w|n|n cn escc||snec
|es|cen|c| c|e c ne scun cf ne sc|cn. c ne nc|n, ne|e
c|e |c|ge| c|cc|s cf |ec|| cnc ccmme|c|c| cc|v|y |ecc|ng c
ne |gn |ccc. ne pce|n cf |cnc uses cnc cc|v|y c|e we||
escc||snec cnc ne|e |s c n|gn cens|y cf ex|s|ng |cnc use ne|e.
Cc|||cc| //P wn|cn p|cv|ce c |cnge cf cppc|un||es fc| fuu|e
w|n|n Gcccmcyes |ccc| Cen|e ne|e c|e cppc|un||es c
fu|ne| enncnce ne cen|e cy ccnnec|ng | c new, n|gn quc||y
ceve|cpmen cn ne |ec|| Pc|| cnc |gn |ccc cnc |mp|cv|ng
ccnnec|v|y cnc ||n|cges c |ccc| pc||s, cpen spcces cnc
ccmmun|y fcc||||es.
C|css|c|| Cc|||cc| /|ec /c|cn P|cn [/ccpec Sepemce|
2011}
Ecs cf ||fc|c
G|cve
Cnccwe|| ecn
ne //P spc|c| v|s|cn ses cu nc Gcccmcyes w||| ce
|ev|c||sec, w|n new n|gn quc||y cu||c|ngs w|n c m|x cf
uses, cnc c scfe| cnc c|cc|ve peces||cn env||cnmen
ensu||ng g|ece| ccnnec|v|y ceween ne |gn |ccc cnc
ne |c||wcy sc|cns. New emp|cymen uses w||| p|cv|ce
cppc|un||es fc| sc|-up cus|nesses cnc |nvesmen |nc
ne c|ec
ne /PP |cen|es nc up c 1,500 new |es|cen|c| un|s ccn
ce p|cv|cec c|cng ne wnc|e C|css|c|| Cc|||cc| c|ec, cf
wn|cn 585 c|e p|cpcsec |n Gcccmcyes. Deve|cpmen
cf |es|cen|c| scnemes w||| usuc||y ce cs pc| cf c m|xec
use cpp|cccn c s|es, pc||cu|c||y |n c|cse p|cx|m|y c
ne C|css|c|| sc|cns cu |n ne w|ce| c|ec, scncc|cne
|es|cen|c| ceve|cpmen |s cccepcc|e.
p|cv|s|cn fc| Gcccmcyes |ccc| Cen|e.
Gcccmcyes ncs |cen|ec ceve|cpmen cppc|un|y s|es
w|n|n ne C|css|c|| Cc|||cc| //P fc| up c 585 |es|cen|c|
un|s.
C|css|c|| mcy c|sc suppc| ne |ev|c||sc|cn cf ne sc|cn
c|ec cs ne cccpec p|cnn|ng pc||cy enccu|cges c m|x cf
uses |nc|uc|ng new ccmme|c|c| emp|cymen cc|spcce
cs c ccune|pc| c new |es|cen|c| ceve|cpmen. ne
cvc||cc|||y cf s|es fc| ceve|cpmen cnc |nens|cc|cn w|||
suppc| mc||e ceve|cpmen cc|v|y |n n|s |ccc|cn.
21
Cnccwe|| ecn |B |ecc||cge Cnccwe|| ecn |s cn escc||snec D|s||c Cen|e, w|n ne sc|cn
c ne scun cf ne cen|e se w|n|n c |es|cen|c| ne|gnccu|nccc.
c ne scun cf ne sc|cn, ne c|ec |s cnc|cce||sec
p|eccm|ncn|y cs |es|cen|c| c|ncugn cn c|ec cf ex|s|ng
ccmme|c|c| emp|cymen cc|v|y s|ecnes ecswc|cs c|cng
ne scune|n ccuncc|y cf ne |c||wcy ||ne |ecc|ng |nc c ve|y
sucscn|c| ||gn |ncus||c|, mcnufccu||ng cnc |ec|| wc|encuse
emp|cymen c|ec cen|ec cn ||esnwce| |ccc.
Cnccwe|| ecn |nc|uces c we||- escc||snec |gn S|ee, w|n
scme c|cn|ecu|c||y s|cng |ec|| pc|cces c|cng eccn s|ce cf ne
|gn |ccc. ne p|cm|nen fecu|e |n ne c|ec |s ne |ne|sec|cn
cf wcngey |ccc cnc Sc|cn |ccc wn|cn p|cv|ces c sucscn|c|
p|ece cf unce|-u|||sec ||cngu|c| sncpec |cnc, w|n cppc|un|y
fc| c new n|gn quc||y |cncmc|| ceve|cpmen sucjec c
|espec|ng ne se|ng cf ne Evc c| puc||c ncuse, wn|cn |s c
|ce \|cc||cn |ccc| |cncmc|| cu||c|ng c ne ecse|n enc cf ne
cfc|emen|cnec c|ec.
Cc|||cc| //P wn|cn p|cv|ce c |cnge cf cppc|un||es fc| fuu|e
Cc|e S|cegy [/ccpec Mc|cn 2008}.
C|css|c|| Cc|||cc| /|ec /c|cn P|cn [/ccpec Sepemce| 2011}
Cnccwe|| ecn |s |cen|ec cs c D|s||c Cen|e |n ne
|cnccn P|cn cnc Bc|cugn Cc|e S|cegy.
Ecs cf ||fc|c
G|cve
Cnccwe|| ecn
ne //P spc|c| v|s|cn ses cu nc Cnccwe|| ecn w||| ce
|ev|c||sec, w|n new n|gn quc||y cu||c|ngs w|n c m|x cf uses,
cnc c scfe| cnc c|cc|ve peces||cn env||cnmen ensu||ng
g|ece| ccnnec|v|y ceween ne |gn |ccc cnc ne |c||wcy
sc|cns. New emp|cymen uses w||| p|cv|ce cppc|un||es fc|
sc|-up cus|nesses cnc |nvesmen |nc ne c|ec
ne /PP |cen|es nc up c 1,500 new |es|cen|c| un|s
ccn ce p|cv|cec c|cng ne wnc|e C|css|c|| Cc|||cc| c|ec,
cf wn|cn 101 c|e c ce w|n|n ne Cnccwe|| ecn sc|cn
c|ec. Deve|cpmen cf |es|cen|c| scnemes w||| usuc||y
ce cs pc| cf c m|xec use cpp|cccn c s|es, pc||cu|c||y
|n c|cse p|cx|m|y c ne C|css|c|| sc|cns cu |n ne w|ce|
c|ec, scncc|cne |es|cen|c| ceve|cpmen |s cccepcc|e.
p|cv|s|cn fc| Cnccwe|| ecn D|s||c Cen|e.
Cnccwe|| ecn |s cn escc||snec D|s||c Cen|e w|n c
|cnge cf ex|s|ng se|v|ces cnc fcc||||es suppc||ng ne
|es|cen|c| c|ec.
ne p|cnn|ng pc||cy suppc|s new emp|cymen uses,
|nc|uc|ng fc| smc||e| cus|nesses w|n c mc|e ||m|ec
suppc| fc| |es|cen|c| ceve|cpmen w|n|n ne c|ec us|ng
|nens|cc|cn cnc |n|| s|e cppc|un||es.
|cmfc|c |B cve||ng |cmfc|c |s c cenec Me|cpc||cn cwn Cen|e. ne sc|cn
s|s c ne nec| cf ne cwn Cen|e |n c|cse p|cx|m|y c ne
p||mc|y |ec||, |e|su|e cnc ccmme|c|c| cc|v||es. c ne scun
cnc scun-ecs cf ne sc|cn ne|e c|e escc||snec |es|cen|c|
ne|gnccu|ncccs. c ne scun wes, scme 1|m c|scn f|cm ne
sc|cn c|e mcjc| |es|cen|c| ceve|cpmen s|es cu||en|y unce|
ccns|uc|cn cnc |ecen|y ccmp|eec c |ccnu|cn |ccc.
|ecen |es|cen|c| ceve|cpmens |n |cmfc|c cwn cen|e c ne
B|ewe|y, ne /x|s cnc ne Mc||x ncve p|cvec c ce successfu|
cnc ccc||cnc| scnemes cn Nc|n S|ee cnc ne Mc||e P|cce
c|e |ey cs pc| cf mcjc| new m|xec use scnemes.
ne v|s|cn fc| |cmfc|c cwn cen|e |s nc | w||| ccn|nue c ce
Ecs |cnccns p|em|e| cwn cen|e n||v|ng cn ne ccmpe||cn
cffe|ec cy S|cfc|c c ne wes cnc |c|es|ce cnc B|uewce| c
ne ecs |n Essex cnc Ken.
S|gn|ccn cncnge cnc |nvesmen |n ne |cs en yec|s c see
|cmfc|c cwn Cen|e ||se c ceccme ne |c|ges sncpp|ng
cen|e |n ne suc-|eg|cn cnc ne fcu|n |c|ges |n |cnccn w|n c
cccnmen s|ecn|ng |nc Ecs |cnccn cnc Essex.
ne Cen|e |s c ce ne fccus fc| |ec||, cfce cnc |es|cen|c|
ceve|cpmen cnc ne Cc|e S|cegy cnc cwn /|ec /c|cn P|cn see|
c suppc| ne ccn|nuec g|cwn, v|c||y cnc v|cc|||y cf ne Cen|e.
|cmfc|c cwn /|ec /c|cn P|cn [/ccpec 2008}
/ cenec Me|cpc||cn Cen|e |n ne |cnccn p|cn cnc
Bc|cugn Cc|e S|cegy.
|cen|ec |n ne Cc|e S|cegy cs ne mcjc| |ccc|cn fc|
new |es|cen|c| ceve|cpmen |n |B cve||ng, w|n 1,500
new |es|cen|c| un|s p|cpcsec. Key |es|cen|c| s|es |nc|uce
/nge| wcy, B||cge C|cse, Ccmc S|ee Cc| Pc|| cnc
Nc|n S|ee |cen|ec s|es. |nens|cc|cn c|cng \|cc||c
|ccc cnc Scun S|ee, cnc |n ne /|cnc Bcu|evc|c cnc
|egc|n /venue c|ec ccu|c y|e|c c fu|ne| 500 un|s.
|cmfc|c cwn Cen|e |s c|sc ne p||nc|pc| |ccc|cn fc| new
|ec|| ccmpc||scn ceve|cpmen, w|n up c 30,000 sqm
cc|spcce p|cpcsec cy 2018.
ne //P |cen|es nc new cfce ceve|cpmen w||| ce
enccu|cgec mc||ng use cf n|gne| cens||es cf ceve|cpmen
cvc||cc|e w|n|n ne cwn Cen|e. | |cen|es nc ex|s|ng
cfce cc|spcce p|cv|s|cn sncu|c ce p|cecec f|cm c ne
|css wnen |eceve|cpmen scnemes c|e p|cmcec.
|cmfc|cs ces|gnc|cn cs c Me|cpc||cn cwn Cen|e,
ccup|ec w|n |B cve||ngs scec pc||c|es c p|cmce
s|gn|ccn new |es|cen|c| cnc m|xec use ceve|cpmen
w|n|n ne cwn Cen|e ccjccen c ne C|css|c|| sc|cn w|||
ne|p suppc| mc||e |ne|es cnc cc|v|y.
C|css|c||s enncncec ccnnec|v|y c |cmfc|c cwn Cen|e
w||| ce cenec|c| |n |e-sncp|ng cnc n|gn||gn|ng ne pcen|c|
|n |cmfc|c. Ccup|ec w|n |ecen cnc cu||en ceve|cpmen
scneme w|n|n cnc su||cunc|ng ne cwn Cen|e, n|s
ccmc|nc|cn sncu|c s|gn|ccn|y enccu|cge ceve|cpmen
mc||e cc|v|y, pc||cu|c||y fc| |es|cen|c| uses.
220
G|cec Pc|| |B cve||ng G|cec Pc|| ncs c suc-u|ccn |es|cen|c| ne|gnccu|nccc
cnc|cce|. ne sc|cn |s se w|n|n we|| escc||snec, |cwe| cens|y
|es|cen|c| c|ecs c ne nc|n cnc scun.
ne cnc|cce| cf ne c|ec |s se cu cnc p|cecec |n ne G|cec
Pc|| Spec|c| Cnc|cce| /|ec wn|cn |s fccusec cn ne Mc|n |ccc
cnc Bc|gc|es |cne cs we|| cs ne dn|cc|n Puc||c cuse. n|s c|ec
|s p|cecec |n e|ms cf |ec|n|ng ne ex|s|ng |es|cen|c| ncu|e
cnc cens|y f|cm suc-c|v|s|cn cnc |nens|cc|cn fc| |es|cen|c|
c| cne| uses.
G|cec Pc||, ccn c|cunc ne sc|cn cnc mc|e w|ce|y |s nc
|cen|ec fc| mcjc| ceve|cpmen c| g|cwn. ne cnc|cce| cs cn
escc||snec |es|cen|c| ne|gnccu|nccc |s c ce p|cecec.
Pc|s cf G|cec Pc|| [cen|ec cn ne Mc|n |ccc} c|e
p|cecec w|n|n c cenec Ccnse|vc|cn /|ec sucjec c c
Spec|c| Cnc|cce| /|ec SPD.
ne c|ec cf G|cec Pc|| |s nc |cen|ec fc| mcjc| g|cwn,
|cne| ne Cc|e S|cegy p|cpcses ne p|cec|cn cf ne
ex|s|ng suc-u|ccn cnc|cce|.
G|cec Pc|| sc|cn |s scme c|scnce f|cm |s |ccc| cen|e
cnc p|cnn|ng pc||cy p|cces c s|cng ceg|ee cf ccns|c|n
cn fuu|e ceve|cpmen |n c|ce| c |espec ne ex|s|ng suc-
u|ccn pce|n cnc cnc|cce| cf ne c|ec.
|uu|e mc||e cc|v|y w||| |||e|y ce |es||cec c smc||scc|e
|es|cen|c| |n||, pcen|c||y ccp|c||s|ng cn ne vc|ues
gene|cec y C|css|c||s enncncec |eve|s cf cccess|c|||y cnc
ne ex|s|ng quc||y cnc cnc|cce| cf ne G|cec Pc|| c|ec.
c|c|c wccc |B cve||ng S|m||c| c G|cec Pc||, c|c|c wccc |s c we|| escc||snec, suc-
u|ccn |es|cen|c| c|ec. ne pce|ns cnc cens||es cf |cnc uses
c|e mcu|e cnc n|s cnc|cce| |s suppc|ec cnc p|cecec w|n|n
ne Bc|cugns Cc|e S|cegy.
c ne nc|n cf ne sc|cn ne|e |s cn ex|s|ng |ec|| cnc
ccmmun|y fcc||||es pc|cce [cenec cs c Mcjc| |ccc| Cen|e}
nc se|ves |ccc|, cc||y ccnven|ence cnc fccc/c||n| neecs.
Mc|e w|ce|y, c ne ecs, ne Bces cnc E|ms |ncus||c| Esces
p|cv|ce ccmme|c|c| ||gn |ncus||c| cnc cus|ness emp|cymen
cc|spcce |nc|uc|ng scme |ec|| wc|encus|ng cc|v||es.
c|c|c wccc, ccn c|cunc ne sc|cn cnc mc|e w|ce|y |s nc
|cen|ec fc| mcjc| ceve|cpmen c| g|cwn. ne cnc|cce| cs cn
escc||snec |es|cen|c| ne|gnccu|nccc |s c ce p|cecec.
c|c|c wccc |s cn |cen|ec Mcjc| |ccc| Cen|e |n ne
Bc|cugn Cc|e S|cegy.
ne c|ec cf c|c|c wccc |s nc |cen|ec fc| mcjc| g|cwn,
|cne| ne Cc|e S|cegy p|cpcses ne p|cec|cn cf ne
ex|s|ng suc-u|ccn cnc|cce|.
ne Bces cnc E|ms emp|cymen s|es c|e |cen|ec cs
Seccncc|y |ncus||c| /|ecs cnc c|e scfeguc|cec cnc
p|cecec fc| B C|css emp|cymen uses un|ess | ccn ce
p|cvec nc ney ccnnc suppc| fuu|e cus|ness neecs.
c|c|c wccc |s cn |cen|ec Mcjc| |ccc| Cen|e cu
p|cnn|ng pc||cy cces nc cu||en|y enccu|cge |c|ge| |eve|s
cf fuu|e g|cwn |n n|s |ccc|cn. Pc||cy see|s c p|cec ne
ex|s|ng cnc|cce| cnc func|cns cf ne c|ec, |nc|uc|ng ne
Seccncc|y |ncus||c| /|ecs fu|ne| f|cm ne sc|cn.
/ny fuu|e ceve|cpmen mc||e cc|v|y c||s|ng n|cugn
C|css|c||s enncncec |cnspc| cccess|c|||y w||| ce
empe|ec cy ne pc||cy ccs|s cnc ne |cc| cf cvc||cc|||y
cf |n||/|nens|cc|cn s|es.
B|enwccc B|enwccc Bc|cugn
Ccunc||
ne sc|cn c|ecs cnc|cce| |s m|xec w|n ccn |es|cen|c| cnc
ccmme|c|c| emp|cymen, |ccc| |ec||/ccmmun|y fcc||||es cnc
mc|e |ncus||c| emp|cymen cc|v||es.
B|enwccc sc|cn |s cve| 500m c|scnce c ne scun cf
B|enwccc cwn Cen|e cnc wn||e | ccs cs c gcewcy c ne
cwn, ne pnys|cc| c|scnce |ecuces ne |ne|-||n|cge nc ne
sc|cn ncs w|n ne cwn Cen|e.
Mc|e w|ce|y, B|enwccc |s |cen|ec cs ne cn|y s|zecc|e se|emen
|n ne Bc|cugn w|n c pcpu|c|cn cf scme 50,000 pecp|e.
ne mc|n sncpp|ng c|ec |n ne Bc|cugn |s B|enwccc cwn cen|e
|se|f, cen|ec cn ne |gn S|ee. S||ng w|n|n ne n|e|c|cny cf
sncpp|ng cen|es ce|cw ne ve suc-|eg|cnc| cen|es, B|enwccc
|s ne n|gnes c|ce| P||nc|pc| cwn Cen|e |n Essex.
ne cwn cen|e fecu|es c gccc |cnge cf nc|cnc| mu||p|e
|ec||e|s, cs we|| cs c |cnge cf se|v|ces cnc c numce| cf
|ncepencen spec|c||s sncps, ccc|ng c |s c|cc|veness.
B|enwccc |ccc| Deve|cpmen P|cn [|ssues & p|cns
Ccnsu|c|cn, Ncvemce| 200}
B|enwccc |ep|ccemen |ccc| P|cn [/ccpec /ugus 2005}
B|enwccc cwn Cen|e |s |cen|ec cs ne mc|n |ec||
|ccc|cn |n ne Bc|cugn.
B|enwccc cwn Cen|e cnc B|enwccc Sc|cn c|e
|cen|ec cs ne mc|n cfce cc|spcce |ccc|cns |n ne
Bc|cugn. P|cpcsc|s fc| new cfce emp|cymen cc|spcce
w||| neec c cemcns|ce nc ney c|e pc| cf c w|ce| m|x
cf uses, pc||cu|c||y suppc||ng ne |mpc|cnce cf g|cunc
cc| |ec||/ccmmun|y/|e|su|e se|v|ces.
P|cn pc||c|es fccus fuu|e mcjc| |ec|| cnc cne|
ccmpc|c|e uses |nc B|enwccc cwn Cen|e, cu w|n
||m|ec ccpcc|y fc| fuu|e g|cwn cue c |cnc supp|y cnc
|cfc ccnges|cn/pc|||ng |ssues cs we|| cs ne ncu|e/
cnc|cce| cf ne su||cunc|ng |es|cen|c| c|ecs cnc ne
neec c |espec ne |gn S|ee Ccnse|vc|cn /|ec.
ne c|ec |mmec|ce|y c|cunc B|enwccc Sc|cn |s |cen|ec
cs c |ccc| Cen|e p|cv|c|ng cc||y neecs ccnven|ence |ec||
cnc |e|cec ccmmun|y se|v|ces cnc fcc||||es.
ne Bc|cugns ncus|ng pc||c|es c|e cu-ccec cs ne
cccpec |ccc| P|cn mcce p|cv|s|cns up c 2011 cnc ne
eme|g|ng |ccc| Deve|cpmen P|cn ncs ye c ce ccmp|eec.
B|enwccc sc|cn c|ec cffe|s ||m|ec cppc|un||es fc|
new ceve|cpmen, c|ncugn ne|e c|e s|es nc ccu|c
ce ccmme|c|c| emp|cymen cfce s|es ccns|ce|ec fc|
|e-ceve|cpmen |n ne fuu|e.
P|cnn|ng pc||cy |n B|enwccc |s nc sufc|en|y ccvcncec
f|cm ne ccec |ccc| P|cn |n c|ce| c c||ec cnc ne|p
sncpe ceve|cpmen mc||e cc|v|y. Neve|ne|ess, ne
enncncec v|s|c|||y cnc cccess|c|||y nc C|css|c|| w||| c||ng
|n ccnnec|ng B|enwccc c Cen|c| |cnccn, C|y cnc |s|e
cf Dcgs |ec|| cnc emp|cymen cppc|un||es suggess nc
n|s |ccc|cn w||| p|cve c|cc|ve fc| |es|cen|c| ceve|cpmen.
221
Snene|c B|enwccc Bc|cugn
Ccunc||
Snene|c |s |cen|ec cs cn |mpc|cn |ccc| Cen|e w|n|n
B|enwccc Bc|cugn fc|m|ng pc| cf ne w|ce| newc|| cf cen|es.
ne sc|cn c|ec |s p|eccm|ncn|y su||cuncec cy |es|cen|c| uses
c ne nc|n cnc scun, wn||e ne |ccc| Cen|e |ec|| uses s|ecn
weswc|cs f|cm ne sc|cn c|ec c|cng ucn |ccc. ne pce|n
cf |cnc uses cnc |s c|s||cu|cn |s we|| escc||snec.
ne |es|cen|c| ne|gnccu|ncccs c|e cnc|cce||sec cy |cwe|
cens|y cnc |c|ge| p|cpe||es mcny w|n sucscn|c| gc|cen cnc
pc|||ng spcces. | |s c mcu|e suc-u|ccn c|ec.
ne|e c|e few ev|cen s|es fc| |e-ceve|cpmen c| |nens|cc|cn
cvc||cc|e |n ne |mmec|ce v|c|n|y cf ne sc|cn, c|ncugn p|cnn|ng
pc||c|es p|cmce ne v|c||y cnc v|cc|||y cf ne |ccc| Cen|e
|nc|uc|ng ensu||ng nc ne|e |s cn cpp|cp||ce m|x cf uses.
B|enwccc |ccc| Deve|cpmen P|cn [|ssues & p|cns
Ccnsu|c|cn, Ncvemce| 200}.
B|enwccc |ep|ccemen |ccc| P|cn [/ccpec /ugus 2005}.
Snene|c |s |cen|ec cs c |ccc| Cen|e w|n|n ne Bc|cugn
|ccc| P|cn.
Pc||c|es see| c p|cec ne v|c||y cnc v|cc|||y cf
ne Cen|e cnc c ensu|e nc fuu|e ceve|cpmen |s
cpp|cp||ce c ne |c|e cnc func|cn cf ne Cen|e.
fce ceve|cpmen p|cpcsc|s c|e suppc|ec p|cv|cec
ney cemcns|ce nc ney c|e pc| cf c w|ce| m|x cf uses,
pc||cu|c||y suppc||ng ne |mpc|cnce cf g|cunc cc|
|ec||/ ccmmun|y/ |e|su|e se|v|ces.
ne Bc|cugns ncus|ng pc||c|es c|e cu-ccec cs ne
cccpec |ccc| P|cn mcce p|cv|s|cns up c 2011 cnc ne
eme|g|ng |ccc| Deve|cpmen P|cn ncs ye c ce ccmp|eec.
Snene|c |ep|esens ne ecse|n exen cf ne C|css|c||
|cue. wn||e ne ex|s|ng cen|e |s c||eccy ccnnecec v|c
ne |c||wcy sysem, C|css|c|| w||| ce||ve| c fc| g|ece| |eve|
cnc quc||y cf se|v|ce cnc ccpcc|y ncn cu||en|y ex|ss.
Deve|cpmen cppc|un||es w||| ce |es||cec w|n|n ne
|mmec|ce sc|cn c|ec, c|ncugn ne |ccc| Cen|e cffe|s
p|cpe||es cnc s|es nc ccu|c ce sucjec c s|gn|ccn
|nens|cc|cn cnc cens|y mc||ng cee| use cf ex|s|ng
p|cs cnc g|ece| ne|gns cf ceve|cpmen.
ne |cc| cf cu||en p|cnn|ng pc||cy, cne| ncn ne ccec
B|enwccc |ccc| P|cn cces nc suppc| ne p|ccc|ve
ceve|cpmen cf Snene|c, c|ncugn |s |c|e cs c |ccc| cen|e
cnc ex|s|ng |es|cen|c| c|ec p|cv|ce ne ccs|s fc| s|m||c| uses
c ce ceve|cpec |n fuu|e p|cv|cec s|es ccn ce |cen|ec.
ne s|gn|ccn pcen|c| fc| Snene|c |s |||e|y c ce
|nc|ecsec ceve|cpmen mc||e cc|v|y |n ne w|ce| Zcnes
cf |nuence w|n C|css|c||s |mp|cvec cccess|c|||y se|v|ng
c c||ve new |es|cen|c| ceve|cpmen |n cn c|ec wne|e
ncus|ng cemcnc |s s|cng cnc |||e|y c |emc|n sc.
London West End
10 S|ccn S|ee
|cnccn w1J 8J|
London City
80 Cnecps|ce
|cnccn EC2\ EE
Belfast
|cse Bu||c|ng n||c ||cc|
1 cwc|c S|ee
Be|fcs B1 P/
Birmingham
3 B||nc|eyp|cce
B||m|ngncm B1 2JB
Bristol
S Ccne||nes Ccu|
Be||e|ey P|cce
B||sc| BS8 1B
Cardiff
ne K|ngswcy
Cc|c|ff C|10 3/N
Edinburgh
ucys|ce cuse
127 |cunc|nc||cge
Ec|ncu|gn E3 G
lasgow
20 S \|ncen S|ee
G|csgcw G2 5SG
Leeds
C|y Pc|n |||s ||cc|
2 K|ng S|ee
|eecs |S1 2|
Liverpool
Me|cu|y Ccu|
|necc|n S|ee
||ve|pcc| |2 2P
Manchester
81 |cunc|n S|ee
Mcncnese| M2 2EE
ewcastle
Cen|c| Squc|e
|c|n S|ee
Newccs|e upcn yne
NE1 3PJ
P|ecse ccncc:
Mike Taylor
D||ecc|
P|cnn|ng, Deve|cpmen
cnc |egene|c|cn
020 711 2754
m||e.cy|c| gvc.cc.u|
0844 02 03 04
gva.co.uk
Puc||snec cy G\/
10 S|ccn S|ee, |cnccn w1J 8J|
2012 Ccpy||gn G\/
G\/ |s ne |cc|ng ncme cf G\/ G||m|ey ||m|ec cnc |s c p||nc|pc|
snc|enc|ce| cf G\/ wc||cw|ce, cn |ncepencen pc|ne|sn|p cf p|cpe|y
ccv|se|s cpe|c|ng g|ccc||y gvaworldwide.com

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ne|e mcy ce g|ece| |mpcc c ne ecs ncweve|.

Bcscn Ccmmun|y w|n c ccmmue| |c|| sc|cn

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