An Introduction to Iceni Projects - March 2019 - The Changing Face of Retail
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An Introduction to Iceni Projects The Changing Face of Retail March 2019
The Changing Face of Retail
We’re proud to say that we’re an award-winning consultancy.
We’ve a positive, creative mindset, and we’re passionate about what
we do. We believe putting those things together delivers success
– for us, but more importantly, for our clients and stakeholders.
The last 12 months have been Iceni Projects recognises that for Looked at from a housebuilders
challenging for retailers. many working in the retail sector perspective, they are arguably the
Those that have felt the pain these are unsettling times. However, greatest untapped potential of
include House of Fraser, Toys the changing landscape does residential sites, and in London’s
R Us, Maplin and Poundworld. also create opportunities. From a hinterland, a less prohibitively
Those still standing are quickly property perspective, retail centres expensive option for town centre
trying to react to changes or have the potential to continue to living near the Capital. This dynamic
restructure, such as Mothercare, serve as a focal point, as they are means that many town centres are
Debenhams, Byron or Homebase. typically well connected, close to destined to become increasingly
infrastructure, and destinations, mixed-use, and more intensively
This has meant that, on average, the often incorporating – or being near managed; where the needs of
share price of fashion, homeware – gyms, cinemas, restaurants and residents becomes increasingly
and electrical outlets is down 10% other cultural attractions). They also the most important criteria.
since the beginning of the year. And, have the ideal characteristics for high
with more of us turning to online density residential development. Iceni Projects is a multi-skilled property
outlets such as Amazon, ASOS and They are often on top of public consultancy that operates in the world
Ocado the pace of change is only transport facilities, have limited ‘bad of planning and property. We are well
likely to intensify. This change is neighbours’, may benefit from a more versed in retail planning, but with
being exaggerated by the weaker flexible policy context, and come with an eye to the future. This brochure
pound; high levels of debt; changing political will (both to safeguard the summarises some of our current
consumer habits, and the uncertainty future of retail centres and to increase projects and the team involved.
being caused by Brexit. The Holy the flow of residential development on
Grail for retailers is a fine balance highly accessible brownfield land).
between the physical and virtual store.
3
Your Strategic Adviser The Team Structure of Iceni
Delivery PLANNING SUSTAINABLE DEVT.
Ian Anderson
Chief Executive
Anna Snow Dan Jestico
Director | Central London Director
Andrew Gale
Chief Operating Officer
Transport Design Chris Jones TRANSPORT
Director | Manchester
James Bompas
Director | Business Devt. Clive Burbridge
& Strategic Planning Director
Eilish Smeaton
Director | Strategic
DELIVERY Fred Peters
Director
Gary Mappin
David van der Lande Director | Glasgow
Sustainable Director
Engagement
Devt. Mike England
Director
DESIGN Ian Gallacher
Director | Glasgow
Paul Drew
Director Ian Mayhead
Director | Strategic
ENGAGEMENT
Heritage & James Waterhouse
Planning Director | Strategic
Townscape Ciron Edwards
Director
John Mumby
Director | Urban
Philippa Curran
Director
Kieron Hodgson
Director | Central London
HERITAGE & TOWNSCAPE
Place Impact Management
Laurie Handcock Leona Hannify
Director Director | Strategic
Murray Graham
Director | Manchester
177 West George Street Da Vinci House This Is The Space
Nick Ireland
Glasgow, G2 2LB 44 Saffron Hill, 68 Quay Street, Director | Strategic
T: 0141 465 4996 London, EC1N 8FH Manchester, M3 3EJ
T: 020 3640 8508 T: 0161 509 2840
5
Our Retail
Experience
Iceni Projects has established a strong reputation uses or removing planning condition restrictions, Iceni have
for delivering high quality retail planning significant experience in the regeneration of retail centres to
advice to support our expanding client base reflect the changed retail journey to create environments that are
throughout the UK development sector. economically sustainable and attractive to their communities.
We have grown rapidly in recent years, building a dedicated In a word increasingly influenced by the internet and a
team of in-house retail planners from a broad range of broadening ‘point of sale’ we are extremely well placed to
developer and consultancy backgrounds. We are extremely work in tandem with our colleagues in Iceni Transport and
well positioned to provide commercial insight at all stages Sustainability to deliver appropriate solutions for servicing, click
of the development process with the necessary sector + collect, parking, green travel plans and energy savings.
expertise to shape retail schemes across the Country.
Equally, we place great value on committed and decisive
Our approach is to ensure that we provide up-to-date, engagement, with statutory consultees, politicians, and
innovative and comprehensive technical advice to adapt to community groups. Whether identifying the value of
our client’s needs, whilst looking out for any competition / jobs in retail, or the benefits to consumer choice from
policy changes that could impact upon the potential of their the introduction of new operators into the retail market,
property assets. We provide advice from initial conception the value of consultation before and after applications
through to representation at planning appeals, including the cannot be underplayed. Where called upon, Iceni’s
provision of expert witness services at public inquiries. Engagement team add real value to communicating
the planning merits of our clients’ retail proposals.
Our people strive to stay ahead of the retail market and
the planning legislation that shapes it. The ‘Town Centres We believe the breadth of our skills-set offers distinct advantages
First’ approach remains firmly grounded in planning to our clients. The multi-skilled nature of our team ensures that
policy, where impact and sequential assessments we are well equipped, not only to liaise with other disciplines,
are a standard requirement for retail proposals. but to assist on projects from a range of different perspectives.
While we are experts in the preparation and negotiation of, We specialise in the following retail services:
the impact and sequential assessments that have been a • Due diligence and site research;
standard requirement for retail proposals to date, we also • Site appraisals;
look to engage on wider social and economic criteria that • Retail planning policy advice;
revelation in retail that have occurred over the past decade • Planning strategy;
and which are shaping retailing in the town centres. • Advice on retail expansion programmes;
• Co-ordination and management of planning applications
We can advise on the best locational approach, and have (including applications to vary the range of goods/hours of
access to a range of economic and socio-demographic operation, and applications for advertisement consent);
data to ensure that impact assessments are bespoke, • Defensive Planning/Asset Management;
and specific to the requirements of the proposal. • Public consultation;
• Town centre health checks;
We are well rehearsed in the needs of modern retailing, and we • Sequential site assessments;
always look to pre-empt – or react positively – to institutional, • Catchment analysis;
operational and consumer demands and objectives. The • Retail impact assessments;
retail environment is changing fundamentally and whether • Planning policy representations;
securing extensions to centres, introducing new and innovate • Asset management and defensive planning, and
• Public inquiry and expert witness.
7
Our Projects:
We are incredibly
lucky to be trusted
by our clients to
look after their
projects
9
Anglia Square
Norwich
Iceni secured a resolution to grant consent for the
phased redevelopment of a large site in the centre of
Norwich, which is currently occupied by a dated 1970s
District Shopping Centre site, through working closely
with Norwich City Council. This included consent for up
to 1,250 homes; 11,350 sqm of hotel floorspace; 9,850
ground floor flexible retail, services, food and drink,
office; 1,150 sqm commercial floorspace; a new place
of worship; and a new cinema.
The new scheme will provide two new central Plazas designed
to significantly enhance pedestrian and cycle movements
through the site in a legible and safe manner. It will be defined
by a new ‘Landmark Tower’ of up to 20 storeys in height, which
will be one of the tallest building in Norwich alongside the
Cathedral spire.
Iceni were responsible for the preparation of the Planning
Application, accompanying Environmental Statement and
Townscape and Visual Impact Assessment.
11
New Mersey
Shopping Park
Speke
Situated in Speke, to the south east of Liverpool the
significant redevelopment of New Mersey Shopping
Park will see the creation of a brand new leisure centre,
transforming the park from a local shopping quarter to
a regional destination. The first stage of ongoing plans
include: the creation of an 11-screen Cineworld cinema;
six restaurant units; and new and improved public
realm space.
These proposals received unanimous planning consent in
2015. Iceni sought to bolster relationships with stakeholders
and the wider community to ensure the project was in a
strong and supported position prior to committee. As such
engagement went beyond the archetypal approach, our
activities included:
• A two-day canvassing event held at the Shopping Park to
garner shopper support for the investment proposals;
• An on-site public exhibition of the proposals;
• A presentation given to a local housing association by the
project team; and
• Promotion of the Shopping Park’s ongoing work with the
local community, inclusive of seasonal job fairs.
Following success at committee, Iceni Engagement now
continue to help keep the local community and stakeholders up
to date with the Shopping Park’s ongoing regeneration progress.
13
Lakeside Basin
West Thurrock
Iceni Transport, working on behalf of Hammersons,
was involved with a planning application for the
demolition of existing buildings and redevelopment
of land within the Lakeside Basin, West Thurrock.
The planning consent allows for the development of
commercial use (large Morrisons foodstore with petrol
filling station, restaurant, drive-through restaurant
and community uses), as well as up to 320 residential
units and associated highways improvements.
The approval follows significant consultation
with Thurrock Council, and represents a multi-
million pound investment into the local area.
The proposed development will create homes and jobs,
whilst contributing towards Thurrock Council’s objectives
of transforming the Lakeside Basin into a new town
centre, as well as assisting with the Council’s aspirations
for the West Thurrock Way Integration scheme.
Iceni’s Transport Team advised the client on transport
matters producing a Transport Assessment to support
the application which involved extensive consultation
with the Local Authority and Highways Agency. The
proposals also included a package of mitigation measures
in line with the council’s aspirations for the area.
15
Slough Town Centre
The Queensmere and Observatory Shopping Centres,
are located within the heart of Slough Town Centre;
long earmarked for regeneration under the Heart
of Slough Development Brief (2007), which itself;
informed the 2009 outline consent for the “Heart
of Slough” development proposals (a £450 million
Regeneration Zone), immediately adjacent.
The Site provides an optimum development opportunity, at
a highly sustainable location – with the delivery of Crossrail
in 2019, set to further enhance this (connecting Slough
directly to London’s main employment centres) and by
2021, the Western Rail Access to Heathrow (WRAtH) also
connecting the airport to Slough within seven minutes.
Iceni have been instructed by Green Monarch (Investors)
and Catalyst Capital (Assets Manager) as the Planning
Consultant, to lead on the planning application strategy
and submission – in redeveloping the site for c. 1,000
residential units and over 750,000 sq. ft of new retail, leisure,
and commercial floorspace. The scheme will also deliver
enhanced public realm, in helping to regenerate the town-
centre as a whole – and reinstate Slough’s Regional status.
Given the critical importance of the site to the Council
– securing support from key political decision-makers,
stakeholders, and members of the public through proactive
engagement; forms a key part of the application strategy.
17
Ikea
Nationwide
Iceni consultancy experience with IKEA Stores Ltd
includes due diligence and site research in relation
to their nationwide acquisitions programme.
We also provide strategic planning advice on their existing
portfolio of sites and stores. Our advice includes engagement
strategies with local planning authorities; engagement
strategies with communities; project programmes;
transport planning; and retail planning analysis.
Our advice is based on a sound understanding that early
planning engagement with local planning authorities - in
particular on larger retail proposals - can often be the
difference between success and disappointment.
Furthermore, we have helped IKEA deliver their Click & Collect
format stores; most notably their store at Westfield Stratford City.
19Our People:
It takes more than
good planning to
secure positive
outcomes
21Five Defining Projects An Award Winning Consultancy
ABBEY RETAIL PARK, BARKING
Provided retail planning advice, including
a Retail Impact Assessment. Assisted in the
1 implementation of a pre-application strategy
on proposals for a Sainsbury’s Superstore; and
assisted in the co-ordination, submission, and
monitoring of a formal planning application.
We believe that property is a fantastic
industry to be in, and that planning has the
potential to be as entrepreneurial, diverse
UBS, YEOVIL and interesting as any other element,
Instructed to work as an integral part of the enhanced by its social dimension and
2 consultant team to provide planning advice
for UBS’s existing portfolio in Yeovil, including
ethos of inclusiveness and sustainability.
It is partly for this reason that the RTPI
representations to the Council on behalf of UBS. judging team concluded that Iceni should
be awarded Planning Consultancy of the
Year for 2016.
Ian Anderson We have always sought to provide the
Chief Executive FORMER ILVA UNIT, GATESHEAD
“skills of a planner with the instincts
of a developer”. Whilst the technical
Successfully obtaining a Lawful Development specialisms that the company hold have
Certificate on appeal to utilise circa 12,000m2 of widened, the fundamental objective
Ian is always seeking to identify opportunities to add value
for his clients, and to further the growth of Iceni Projects
3 floorspace for open A1 retail. Planning permission
has subsequently been secured for alterations
remains the same. We are committed to
putting client interests first and providing
and extensions to enable the premises to be them with the tools to significantly improve
operated by a national supermarket operator. their performance.
We want to sit with our clients at the outset
Having previously been a director or project strategy. Ian currently works of a project, and work with them from
at Town Planning Consultancy and on a range of strategic, retail, and inception to completion. We will not apply
MORRIS PLACE, FINSBURY PARK
in turn RPS, Ian has experienced residential projects, and also serves in an a one size fits all strategy, but rather, devise
Planning permission secured on appeal for a
working for both private-run and PLC advisory capacity to a number of property bespoke strategies and solutions.
475 student bedroom development, together
planning firms. In turn, Ian worked companies.
for a private property company, led
by two entrepreneurs, where he both
4 with reconfigured employment space, affordable
housing, and associated retail/commercial
space. Following permission being issued, a
acquired sites and managed them
Judicial Review brought by The LB Islington was
through the planning process.
successfully defended in the High Court.
Ian has taken the key ingredients that made
those businesses successful and instilled
them into the fabric of Iceni: A business
mind-set characterised by hard work,
LANTERNS COURT, DOCKLANDS
strategic vision, common-sense, topical
Planning permission obtained at committee for
awareness, and speed of thought.
Ian relishes working with clients, be that
5 639 residential units, together with associated
commercial and retail space in a 3-18 storey
development in the heart of the Millennium
on site identification, business planning
Quarter.
23Ian Gallacher John Mumby
Director, Planning Director, Planning
Ian works with clients to deliver commercial solutions John provides valued advice to clients to maximise
through the planning process opportunities and identify an optimum strategy to achieve
the best outcome
Ian has worked in planning Ian has been involved in some of the John joined Iceni’s Planning Team planning, environmental, heritage and
consultancy in Scotland for 15 key Glasgow City Centre site proposals in December 2017, following over political factors.
years, joining Iceni in August 2016. throughout his career. 12 years experience in the private
The majority of his time was spent sector for CgMs Consulting and RPS. Range of experience covers residential,
working with GVA out of the Glasgow John holds a Bachelors degree in commercial and mixed use developments,
office, laterally from 2013 – 2016 Architecture and Town Planning from Local Plan site promotions and allocations,
running their Planning team as a the University of the West of England, as well as a good understanding of the
Director in the firm. Bristol. Neighbourhood Plan process. John has
notable knowledge of retail developments
Ian advises on a wide range of planning Extensive experience has been gained ranging from out of town bulky goods
and development led projects, including from a wide breadth of projects from schemes to small format convenience
strategic residential, retail development, intricate, small scale schemes to large goods stores, having advised a national
City Centre proposals and other private urban development projects and John has food retailer on planning matters for over
sector opportunities. He works within and a proven ability to provide quality advice 10 years.
often leads on large multi-disciplinary on the full range of consultancy services
teams on proposals, working closely from feasibility to completion including,
with local authorities to deliver proposals where necessary, through the appeal
on behalf of clients. Taking a pro-active, process. Projects have been undertaken
commercial approach to planning delivery nationwide, covering a spectrum of
25Edward Uwechue John Mumby
Senior Planner, Planning Director, Planning
Ian works with clients to deliver commercial solutions David has a passion for securing the agreements and sites
through the planning process needed to unlock and deliver viable schemes
Ed principally provides planning him to develop bespoke appraisals for a With over twenty years experience a Director in Retail Development at DTZ,
consultancy advice for the retail variety of commercial and retail projects. working with developers and local before forming his own consultancy, Town
and commercial sector and works authorities delivering complex and Centre Regeneration Ltd, in 2009. He has
across multi-disciplinary teams of Ed is a Chartered Member of the Royal mixed-use schemes of local, regional advised developers, occupiers and local
consultants through the preparation, Town Planning Institute (RTPI). and national significance, David authorities on viability, planning and site
submission and negotiation of joined Iceni in 2016 to form Iceni assembly, including the use of Compulsory
planning applications. Delivery. Iceni Delivery’s objective Purchase, for major infrastructure,
is to help secure sites and viable employment, residential and mixed-use
Ed’s experience in project managing planning consents as efficiently as retail led schemes.
developments, in particular commercial, possible to enable development to
retail and mixed-use schemes through start on site. He has a practical understanding of
skills honed over many years’ experience the assumptions required to bring
on retail matters, has enabled many of our David’s career has been in private sector development sites forward and has
clients achieve their development goals. consultancy, working on housing, structured complex development and
regeneration and infrastructure schemes, planning agreements, taking challenging
Comfortable with both quantitative as well being a formative part of a planning policy objectives into account while
as qualitative retail issues, Ed is one of a and compulsory purchase team and as meeting the funding and commercial
rare bread fully conversant with statistical Partner at Donaldsons, heading a CPO objectives required to bring sites forward
and financial information systems, enabling and Regeneration Team. Latterly he was for development.
27The Sustainable Development Scorecard
The National Planning Policy Framework (NPPF) has running throughout it the ‘golden thread of sustainable
development’. In spite of this, there is no clear-cut, NPPF-based assessment criteria to consider a site or project’s
sustainable development credentials, making current assessment processes both tricky and subjective.
The Sustainable Development Commission was established to address this recognised issue with our planning
system. Made up of a balanced cross-section of industry professionals, the Commission has debated the issues
and found solutions, culminating in the creation of the Sustainable Development Scorecard.
The Scorecard website is free to use and accessible to anyone with a vested interest in development, including
developers, architects, planners, community groups and members of the public. By crystallising the NPPF’s
guidance into a simple, online analysis tool, the Commission aims to provide a more consistent approach to
sustainable development, leading to a more sustainable built environment.
www.thescorecard.org.uk
Delivery | Design | Engagement | Heritage & Townscape
Impact Management | Planning | Sustainable Development | Transport
Glasgow : 177 West George Street, Glasgow, G2 2LB
London : Da Vinci House, 44 Saffron Hill, London, EC1N 8FH
Manchester : This Is The Space, 68 Quay Street, Manchester, M3 3EJ
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