Brentford Lock West

Assessment of Employment Potential

“Particularly at a time of rapid change which may signal shifts within the London economy, it makes sense to be open minded about emerging sectors in the economy and ensuring there are policies in place that allow them the space to grow.”

- Para 37; Proposals for the Mayor’s London Plan, April 2009

Given the pivotal location of the site between the two main parts of Brentford – the High Street and the Great West Road – and the scale of changes that are taking place in Brentford, we have examined the wider Brentford context before focusing on the site itself.

SCOPE OF STUDY

•A street survey of the area between the M4, the River Thames, Syon Lane and Chiswick Roundabout, from which we identified all significant firms (189 in total).

•Interviews with major firms on the Golden Mile and in Brentford High Street

•Interviews with key players in the property industry, economic development agencies, the Council’s Economic Development Unit and with GSK and Heidelberg

•Analysis of business, property market and employment statistics for Brentford and West London.

METHODS

SITE CONTEXT AND LOCAL EMPLOYMENT USE

ECONOMIC ANALYSIS

Industrial sector breakdown for Brentford Study Area (3-digit SIC)

Table 4.4 - Significant Economic Sectors in Brentford, by number of employeesSource: Annual Business Inquiry, 2007

742 : Architectural and engineering activities and related technical consultancy 563

703 : Real estate activities on a fee or contract basis 577

518 : Wholesale of machinery, equipment and supplies 588

802 : Secondary Education 588

748 : Miscellaneous business activities not elsewhere classified [includes designers, secretarial services, call centre activities, packaging activities]

633

521 : Retail sale in non-specialised stores [convenience stores] 673

853 : Social work activities 762

722 : Software consultancy and supply 803

452 : Building of complete construction or parts thereof; civil engineering 1,156

741 : Legal, accounting, book-keeping and auditing activities; tax consultancy; market research and public opinion polling; business and management consultancy; holdings

1,433

514 : Wholesale of household goods 2,173

851 : Human health activities 2,284

922 : Radio and television activities 5,177

Total in 13 largest sectors 17,410

Total in Brentford 27,645

 Brentford

West London LQ

Proportion of the local economy Growth 1998-2007 (West London)

725 : Maintenance and repair of office, accounting and computing 275 1,039 6.65 1.0% -75%

922 : Radio and television activities 5,177 20,902 6.22 18.7% 68%

7415 : Management activities of holding companies 858 4,224 5.10 3.1% N/A

672 : Activities auxiliary to insurance and pension funding 280 1,525 4.61 1.0% -47%

514 : Wholesale of household goods 2,173 16,662 3.28 7.9% 11%

726 : Other computer related activities 509 3,905 3.28 1.8% 6%

501 : Sale of motor vehicles 443 3,877 2.87 1.6% 0%

703 : Real estate activities on a fee or contract basis 577 7,084 2.05 2.1% 120%

519 : Other wholesale 257 3,308 1.95 0.9% -37%

452 : Building of complete construction or parts thereof; civil engineering 1,156

14,901 1.95 4.2% -31%

742 : Architectural and engineering activities and related consultancy 563

7,357 1.92 2.0% -14%

642 : Telecommunications 443

6,098 1.83 1.6% -8%

518 : Wholesale of machinery, equipment and supplies 588

8,318 1.78 2.1% -32%

511 : Wholesale on a fee or contract basis 254

3,928 1.63 0.9% 46%

722 : Software consultancy and supply 803

12,642 1.60 2.9% 14%

744 : Advertising 278

4,378 1.60 1.0% 38%

502 : Maintenance and repair of motor vehicles 241

4,023 1.51 0.9% 0%

925 : Library, archives, museums and other cultural activities 66

1,103 1.50 0.2% 0%

515 : Wholesale of non-agricultural intermediate products, waste and scrap 270

4,978 1.36 1.0% 5%

802 : Secondary Education 588

11,027 1.34 2.1% -10%

803 : Higher education 371

6,998 1.33 1.3% 12%

723 : Data processing 108

2,050 1.32 0.4% -36%

851 : Human health activities 2,284

43,736 1.31 8.3% 46%

853 : Social work activities 762

15,977 1.20 2.8% -8%

526 : Retail sale not in stores 74

1,700 1.09 0.3% 31%

TOTAL WORKFORCE - sectors with LQ above 1 in Brentford

19,398

211,740 - 70.2% 8%

TOTAL WORKFORCE - all sectors

27,645

694,814

Five sectors of the economy – from the original 225 –meet all three tests. These are sectors which:

– represent at least 2% of the Brentford economy (2007 data)

– are a greater proportion of the Brentford economy than West London as whole (2007 data); and

– have grown in size between 1998 and 2007

» 922 : Radio and television activities

» 514 : Wholesale of household goods

» 703 : Real estate activities on a fee or contract basis

» 722 : Software consultancy and supply

» 851 : Human health activities

We have identified both – business sectors that have potential for future

development in Brentford: these are media, entertainment and creative industries; information and communications technologies and also

– particular forms of development that could be appropriate on the site: flexible space for major companies and small and medium enterprises; services for businesses and staff (especially those on the Great West Road)

1. Media, entertainment & creative industries

2. Information and communications technologies

3. Services to the local economy e.g. printing, sign-making, washroom supplies

4. Storage & distribution, mostly non-strategic; probably not likely to make best use of the site: traffic generation, low job densities.

5. Cars, sales, rental and servicing; probably not likely to make best use of the site – traffic generation, low job densities.

6. Institutional/public sector: health/education/police – the only requirement we are aware of is a Secondary School – questions re site not large enough, access to playing fields etc.

7. Major companies – probably not suitable low commercial profile, access etc.

8. Retail warehousing; probably not likely to make best use of the site - traffic generation, low job densities.

9. Yard-based activities, or recycling and construction materials; probably not likely to make best use of the site why access, job creation etc.

10. Flexible space for major companies and individuals/SMEs

11. Services for businesses and staff on the GWR e.g. child care, health, catering, recreation

12. Combined heat and power plant (to serve site and wider Brentford market)

13. Water-based business

14. Residential development with priority in the allocation of homes to those working locally

RESEARCH SYNTHESIS:

SECTORS CONSIDERED FOR BRENTFORD LOCK WEST

“Serious and urgent consideration needs to be given to immediate plans for the different unused or under-used sites in Brentford; the regeneration of the town as a whole will be jeopardised if action is not taken quickly to attract people, new business and activity to Brentford. Festivals, short letting of business premises at low rents and exhibitions all need to be examined as a means of generating life and activity and of showing people from outside the town the outstanding opportunities that Brentford offers.”

-Executive Summary of full report

ISIS is keen to initiate activity on the site now, not waiting for permanent development to be viable. There are several comparable case studies where large derelict sites have made productive use of their inherited assets and resources as part of a longer-term project to provide employment that is relevant to today’s needs.

NDSM, Amsterdam

Barley Mow Centre, Chiswick High Road

Royal Albert Dock, Liverpool

St. Katherine’s Dock, London

Gabriel’s Wharf, South Bank London

Camden Lock, London

The Hub, Kings Cross

Paintworks, Bristol