Paul and Brian - Thanks for your highly articulate posts. It is enjoyable to have a sensible discussion!If you read my earlier posts, you will see that my assertion is that local independent shops will be given a new lease of life because White City will put Shepherd's Bush on the map as the premier shopping destination in West London. People will initially be attracted by the huge John Lewis, M&S, Debenhams, Next, Zara etc, but some will also check out the more characterful independent retailers. Thus, Shepherd's Bush could gain a reputation like that of Portobello or Camden Market.It would be sad to see local shops close, but I don't think they will. Shepherd's Bush could end up with the best of both worlds: the convenience of all the big-name shops plus the diversity of all the independents.The scenario Paul describes is based on the premiss that retail is a zero-sum game (in which a participant's gain or loss is exactly balanced by the losses or gains of the other participants). In other words, that there is a fixed, finite amount of retail supply in Shepherd's Bush, whereby a new shop opening necessitates the closure of another. The last 50 years have seen a huge expansion in retail, illustrating this not to be the case. You are looking at this from a very localised perspective: if you have a small village with one shop, and another one opens which everyone chooses to use, the first shop may indeed close. However, the White City will draw in shoppers from a far wider area than just Shepherd's Bush itself. Local shops can choose to continue to cater for residents in their neighbouring streets or otherwise aim to attract some of the far higher numbers coming into the area.A recent article in the Evening Standard said White City will provide 5,000 full-time and part-time jobs - this will represent a net increase of jobs in this area. Also, the development is going to offer space to scores of small retailers, which provides an amazing opportunity for greater wealth creation in the area. (The planning application also provides for 1,200 low-cost homes.)We could argue endlessly about the reasons why the French and Japanese economies are less dynamic and have higher unemployment than us, but my points were solely in response to Brian's post which suggested imposing rent restrictions on the owners of the development. My main point is that it's going to happen, it's going to be an improvement to most people's lives, and we have to accept it and start thinking about ways we can benefit from this multi-million pound investment in the area.Of course, I would like to see more jobs created in the area, of course I would like to see the local indedpendent shops continue, but, frankly, being less altruistic, I am looking forward to increased property values and the fantastic convenience of having every single shopping need, whether for everyday or for Christmas, being within the Shepherd's Bush area.I stand by my support for S Reynolds who said, "Shops that sell things that people want will still survive." However, I think that Brian makes an interesting point when he says, "The main problem being faced by smaller businesses is not lack of sales but rising rents which are being driven up by chains who can afford to operate unprofitably for a few years whereas an independent has to shut almost straightaway if they can't trade profitably." I don't think this is applicable to the small retail premises around SB Green and on Uxbridge Road, because the nationals are not competing for those sites. However, it may be that the landlords of these sites will not be able to increase rent levels as much as they would like in future, which would be beneficial to the owners and supporters of small shops - that's the free market for you!
Edward Noel ● 7392d