This project involved:
Case Study Background
Herne Hill Station is a Grade 2 Listed Building built in 1862 situated in the London Borough of Lambeth.
The station is a busy commuter station with 2.888 million passengers per year and 1.57 million interchanges.
In 2015 funding was secured for a full station redevelopment of the main station building and the platform facilities.
The redevelopment displaced 3 poor quality tenants; a platform coffee shop, a booking hall newsagent with a bolt on coffee operation and a street facing taxi order office.
Whilst all 3 tenants were keen to retake occupation on new leases in the new scheme, LSER were keen to use the opportunity to improve quality and the retail mix of the station.
Our input & deliverables
- All 3 tenants were moved on TaWs at the end of their leases to ensure flexibility in achieving vacant possession for the client at the appropriate time
- During the planning phase we made recommendations for the addition of new, improved retail space that could be let sustainably as a result of a redevelopment. This included utility requirements and remote storage.
- 4 new retail units were included in the scheme and an extensive local marketing campaign was undertaken to capitilise on the thriving South London indepant retail and catering pool. This included canvassing of local areas, local markets (including the very succesful Herne Hill weekend market) and identifying suitable retailers from our current station retailer portfolio.
- The Herne Hill Forum (a local community group with very strong views on the focus of the area) made contact with us very early on insisting that no branded retailers were added to the station. Whilst we listened to their concerns we reiterated that our role was to find the right tenants for our client and gave no assurances that we would only consider local operators.
- Open days were held to show prospective tenants the spaces safely as the development was ongoing throughout the period when we were marketing the sites. This gave tenants the opportunities to ask questions and us the opportunity to steer people to the site appropriate for their product.
- Given the location of the station and the opportunity we received large volumes of interest and informal tender responses, mainly from coffee and food operators, both branded and independent. We received non-compliant bids for the street facing retail site from coffee operators who were keen to have a High Street presence in Herne Hill.
- A detailed shortlist of potential tenants with 5-year revenue forecasts was prepared and presented to the client with recommendations for who should be selected for the new sites.
- Perks & White, a local independent brand, were chosen for the booking hall site to create a modern feel in a previously dis used arch. The unit is popular not only with the travelling public but with those working and living in Herne Hill.
- Puccinos were selected for the platform unit given their experience of high footfall takeaway operations on rail. The demise was extended to include a seating area.
- A new retail business, Jo’s House, owned by a local entrepreneur and jewellery designer was selected for the street facing site to compliment the retail mix of the area around the station. The unit sells homeware, jewellery and cards and is extremely popular locally.
- The booking hall site was the last to be let as Perks & White used the space as a temporary site whilst their unit was being constructed, keeping a coffee offer in the booking hall whilst works took place throughout the station. Various offers for this site were rejected as we searched for the right product for the local area. Start-up business, Minus 12, who make gelato on site from scratch were selected on a trial for the landlord and tenant and the concept has proved to be hugely successful.