kingston town centre -...
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Kingston Town Centre
Major Retail Led Development Opportunity
Expression of Interest Document
February 2008
The opportunityThe Royal Borough ofKingston (The Council) isseeking to appoint adevelopment partner toundertake a major retail led,mixed use development inKingston town centre.
Eden QuarterEden Quarter is an outstanding developmentopportunity in the heart of this historic town centre.The development of this prominent area will beintegral to maintaining and enhancing Kingston’sexcellent retailing pedigree, whilst contributing tothe land use diversification agenda that theCouncil has set itself.
Initially we are seekingExpressions ofInterest fromdevelopers with theskills, ingenuity andcapacity for this retailled developmentopportunity, in linewith the principles ofthe emerging towncentre Area ActionPlan (K+20) andguidelines laid out inthis brochure.
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Proposal sites/potential redevelopment sites
Main road network - crossing andenvironmental improvements
Key area for conservation - The Old Town
Primary shopping area
Primary shopping area extension
Motor vehicle restricted area
Existing local open space
New public spaces
Key improved pedestrian links
Gateway improvements
Riverside improvements
Proposed landmark sites
New or improved car park
Parking to be relocated
New bus station
Improved bus station
Improved railway station
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Situated next to the river Thames and
close to a number of prominent
landmark features and attractions,
Kingston is at the heart of one of the
most affluent areas of the country, and
borders London boroughs with major
centres such as Richmond and
Wimbledon. Kingston is a premier league
retail location with plentiful parking,
pedestrian zones as well as enjoying great
road and rail connectivity.
As one of only 10 metropolitan centres
within London as designated by the
London Plan, Kingston is of regional
significance and already boasts over 400
shops and a number of leading
department stores. Many well known high
street retail outlets are located in
Kingston, notably John Lewis, Marks &
Spencer and Bentalls, among others.The
centre’s retailing prowess is demonstrated
by its shopping population totaling nearly
500,000; so it is unsurprising that there
are strong, diverse retail space
requirements, with requirements of over
1 million sq ft. Kingston’s shopping
population ranks 20th nationally out of
more than 2,000 trading locations
(CB Richard Ellis’ national survey of local
shopping patterns 2006).
Kingston’s location in SouthWest London
means it is superbly placed to tap into
the affluent surrounding population; in
terms of wealth, there is 6.5 times the
national average of prosperous
professionals.This rises to 8 times national
average for the area within 20 minutes
travel time from Kingston town centre.
(CB Richard Ellis’ national survey of local
shopping patterns 2006).
Kingston is well accessed by a variety of
local and strategic bus networks (nearly
30 routes) and has frequent rail
connections with Richmond,Twickenham,
Wimbledon andWaterloo. Kingston also
benefits from being close to the A3, M25
and M3 which makes it even more
accessible for shoppers. The town centre
has over 7,000 public car parking spaces
which add to its accessibility
characteristics.
Kingston
The siteThe Council has identified for indicative purposes a core site for the new development; the core area covers approximately9.76 hectares (24.12 acres). It is envisaged that the Eden Quarter once completed, will be recognised as a superb exampleof retail led mixed-use development. The core site, edged in red provides one of the best development opportunities inGreater London and the South East. In addition, the Council has identified a wider area of consideration edged in blue, whichdevelopers are encouraged to consider in terms of how these areas may contribute to the delivery of the core scheme.
The Eden Quarter comprises a number of Proposal Sites as set out in K+20, which together with other identified ProposalSites, form a package of development opportunities that the Council wish to see delivered in a holistic, albeit phasedmanner. The selected developer will be expected to positively contribute to the delivery of these other Proposal Sites.
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This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution o r civil proceedings. The Royal Borough of Kingston. Licence No. 100019285. 200 8.
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KEY -
PROPOSED CORE AREA
WIDER AREAS OF CONSIDERATION
Site ownershipThe area within which it is proposed the Eden Quarter will be developed comprises land in diverse ownership. The Councilowns a number of strategically placed sites (primarily used as car parks) which will be expected to be included in theredevelopment of this area. The selected developer will be required to prepare and agree with the Council an acquisitionstrategy within which it will need to work with the Council to enable the land necessary for the agreed development to beassembled. If necessary, the Council may consider the exercise of its compulsory purchase powers subject to thedeveloper entering into a Compulsory Purchase Indemnity Agreement. The selected developer will be expected to dealsensitively with negotiations on key sites.
The vision for Kingston town centreand specifically the Eden Quarter areacan be found in the emerging K+20Area Action Plan (AAP). Published in2007, it sets out the Royal Borough’sobjectives to achieve sustainedgrowth, future success and theimprovement of space for those wholive, work, study, visit and shop inKingston town centre. This particulardevelopment proposal is central to theAAP’s objectives, namely:
• to improve the retail offering
• appeal to a broader cross sectionof the community
• improve evening and weekendleisure facilities, helping to changeKingston’s night time profile
• ensure that Kingston maintains itsenormous shopping appeal andcontinues to be first choice in thesub-region
The AAP also describes the objectivesfor Kingston’s prime shopping areaand the Eden Quarter, which include:
• High quality mixed-usedevelopment including landmarkshopping facilities to enhance andextend the primary retail area
• Public realm improvements tocreate a contemporary high qualitypedestrian environment withimproved permeability, and linksactive frontages and new publicspaces
• Improved servicing, with apreference for basement servicingto reduce service access fromClarence Street
• New and enhanced car parking
• Improvements to the environmentof the relief road and crossings
• Removal of buses from Eden Streetto a new bus station
• Provision of Public Art
• Enhanced cycle routes – andsecure cycle parking
• Improve provision for communitytransport and Shopmobility
More detailed policies for the area aredescribed in the K+20 AAP underPolicies P1, P2, P3, P4, P5, P6 andP14. We recommend that prospectivebidders refer to the AAP for moredetail. (www.kingston.gov.uk/kplus20)
The AAP Examination in Public tookplace between 29 January and 6February 2008 and the Inspector’sreport, which is binding is expected atthe end of March 2008.
The vision
• Landmark shopping facilitiesincluding a major retail anchorstore, with additional new unit retailand MSU space of approximately500,000 sq ft
• Leisure/cultural facilities tocomplement appropriate night timeeconomy facilities
• Residential units, of which 50% willbe for affordable housing
• Provision or promotion of newcommunity facilities (to be definedby the Council later in theprocurement process)
• A new bus station
• New/replacement car parking
• A secure cycle parking centre
• Public realm improvements tocreate a high quality pedestrianenvironment with new high qualitypublic spaces with enhancedpermability and linkages
• New office accommodation
Any scheme will also be expected tofully integrate into Kingston’s existingretail offer, through the provision ofexcellent pedestrian links. Theproposal will also be expected tocomplement rather than compete withthe existing offer. The leasing strategyfor the scheme must aim to bring innew retailers, not simply relocatethose already present.
Proposed development
It is envisaged that a successful proposal for Eden Quarter will include:
The K+20 AAP contains policiesabout design and public realm quality,noteably Policies K9 and K10.
Alongside Government guidance andbest practice in relation to gooddesign, English Partnerships’ “UrbanDesign Compendium” provides apractical starting point to the issues ofurban design within Kingston towncentre. Key aspects that should beconsidered are:
• Places for people – for places to beused and loved they need to besafe, comfortable, varied, attractive,but also distinctive and fun, offeringchoice and variety;
• Enrich the existing – developmentshould arise from, and complement,its setting and context;
• Make connections – places need tobe easy to get to and around –particularly for pedestrians, cyclistsand those coming by publictransport – and connectedphysically and functionally with itssurroundings;
• Mixed use and form – stimulatingenjoyable and convenient placesmeet many demands from thewidest group of users and socialgroups. They also weave togetherdifferent uses, forms, tenures anddensities;
• Management legacy – developmentmust be well managed and
maintained. It must understand themarket considerations ofdevelopers, long term aspirations ofthe local authority and communityand the delivery mechanisms – andsee these as part of the designprocess;
• Design for change – developmentmust be flexible and robust enoughto respond to future changes inlifestyle, use and demography. Thismeans incorporating flexibility in theuse of built forms (including thepublic realm), designing for energyand resource efficiency andconsidering new approaches totraffic control, mode andmanagement.
Source – ”Urban DesignCompendium”, English Partnerships /Housing Corporation, 2000
Developers should also have regard toUrban Design Compendium 2:Delivery Quality Places (2007)
Design guidelines
Basis of disposalThe selected development partner will be required to enter into aDevelopment Agreement which will inter alia contain the following mainprinciples:
• A licence will be granted by the Council to the developer to undertake the scheme works. On satisfactory completion ofthese works, a long lease for the final scheme will be granted to the developer (although the Council will consider otherforms of structure for achieving best consideration that interested parties may wish to put forward).
• An obligation on the development partner to fully fund demolition, remediation and infrastructure works as well as to provideresources to secure the development of Eden Quarter in accordance with the principles of the K+20 Area Action Plan.
• To reimburse the Council for the loss of its car park revenue income arising during the redevelopment of the existing towncentre car parks.
• Where necessary a suitable guarantor will be required for the developers’ obligations in the Development Agreement.
• The development partner will be obliged to develop Eden Quarter in accordance with previously agreed plans and anapproved development strategy which will provide target start and completion dates for agreed phases based upon thedevelopment programme. There will be termination provisions for non performance.
• The selected development partner will be required to agree a leasing strategy with the Council with the objective ofsecuring new quality retailers to the town centre. The Council will also want to agree a list of suitable anchor storeoperators with the preferred development partner.
• Financial terms including rent, premium, licence fees and overage and participation provisions.
• The Council will require a contribution towards its costs of advisors; the amount and basis of payment will be confirmed ata later stage in the procurement process.
• The development partner will be required to enter into a Compulsory Purchase Indemnity Agreement.
• To contribute positively to the wider regeneration of the town centre through support, assistance or where agreed, directintervention, with delivery of other strategically identified proposals within K+20.
The selection process complies withthe requirements set out in the PublicContracts Regulations 2006.Interested parties are initially requiredto complete and submit anExpression of Interest and Pre-Qualification Questionnaire (PQQ)which is supplied with the brochure asthe first stage of the selectionprocess. The information requested inthe PQQ provides information on therelevant experience, technicalcapacity, financial and economicstrengths of organisations interestedin bidding.
The Council will assess responses tothe PQQ received from interestedparties. The Council will then issue an“Invitation to Submit OutlineParticulars” (ISOP) to a long list ofbetween 6 and 10 parties with arequirement that responses are to besubmitted within 3 weeks.
The ISOP will request long listedparties to submit their responses tocertain key development issues forthe Eden Quarter area including theproduction of concept developmentproposals. The Council will evaluateresponses to the ISOP against agreedcriteria to select a shortlist.
It is envisaged the shortlist willcomprise up to four parties who willthen be issued with a detailedDevelopment Brief.
The Development Brief will contain(amongst other things):
• The requirements for a moredetailed development proposalsupported by appropriate drawings:
• The requirements for submission ofa financial proposal on an agreedbasis;
• The criteria upon which the Councilwill select the preferredDevelopment Partner.
The Council intends to interview allfinal short listed parties’ submissionsand reserves the right to interviewparties’ responses to the ISOP.
The deadline for submissionof completed PQQs is12 noon on 4 April 2008.
Selection process
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UUnnlleessss ootthheerrwwiissee ssttaatteedd,, aallll pprriicceess aanndd rreennttss aarree qquuootteedd eexxcclluussiivvee ooff VVAATT..
For a copy of the Pre Qualification Questionnaire and further electronic
copies of this brochure please send an email to
For further information or other questions please contact:
Jeremy Freeman Simon Taylor Foster
Telephone: 020 7182 2126 Telephone: 020 7182 2152Email: [email protected] Email: [email protected]
Ben Schischa
Telephone: 020 7182 2151Email: [email protected]
Timetable
The timetable for the selection process is as follows:
18 February 2008
Contract notice dispatched to OJEU, Expression of Interest brochure, and Pre-qualification Questionnaire.
1 March 2008
Publication of advertisement in Estates Gazette.
4 April 2008
Interested parties to submit completed Pre-Qualification Questionnaire.
Week commencing: 21 April 2008
Long list to be issued with an ISOP.
Week commencing: 12 May 2008
Responses to ISOP to be returned.
Week commencing: 2 June 2008
Shortlist to be agreed and parties to be issued with Development Brief including draft legal documents.
Week commencing: 28 July 2008
Parties to submit their financial and development proposals in response to the Development Brief.
Week commencing: 18 August 2008
Interviews and presentations.
Week commencing: 1 Sepetmber 2008
Confirmation of the Council’s preferred developer.
Timetable may be subject to revision and adjustment subject to the Council’s discretion.