Road Map - Glasgow City Centre Strategy
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The cyclist in the photograph opposite looks understandably anxious about her safety in the midst of all the heavy traffic. She doesn’t particularly look like she is enjoying her journey and it is not a position that anyone would necessarily put themselves in through choice. But consideration of positive choices is becoming critical to the future wellbeing of our towns and cities. As John Lord of yellowbook so perceptively summarised in the last issue of Urban Realm, people now go to places largely through choice where they once used to go out of necessity. The unfortunate dilemma for those with an interest in the civic health of our urban places is that the more freedom and choice that citizens have accrued through increased wealth and mobility the worse these places have generally become. A prime example of this is the current issue of out of town shopping sucking the life out of High Streets. The key challenge facing city leaders is to identify and implement what needs to be done to make people want to go to the city centre in preference to other options.


The shot of the anxious looking woman was taken in Union Street, Glasgow, in 2012 as part of 7N Architects research for the Public Spaces and Neighbourhoods workstream of the Glasgow City Centre Strategy. This forms part of the Glasgow City Centre Vision, an initiative which has the foresight to look at what kind of place the city should be in 30-50 years time. This is a long term view of the city’s needs and aspirations that is not bound by the short term cycles of Local Development Plans and elections.


The workstream forms a major part of the emerging City Centre Strategy. This is intended to provide a tangible manifestation of the vision that will help to guide and co-ordinate planning policy and development within the over-riding context of a holistic vision for the city centre’s future. In this sense it should be viewed as the ‘big picture’ of what Glasgow wants to be, to inform individual projects and initiatives in a way that builds the common vision in an integrated, progressive and inspiring way.


Glasgow has delivered many successful initiatives in recent years such as the regeneration of the Merchant City and the promotion of the Style Mile which has helped to boost the city’s profile as a top retail destination. However, the city is now at a point where opportunities for further improvement will be constrained by inherent issues associated with the city’s infrastructure, unless significant measures are implemented which are bold enough to tackle them. The key challenge is that most of the streets and spaces in the city centre are dominated by motorised vehicles which inhibit opportunities for enjoyment of the city. This is exacerbated by the tight grain of the city centre grid, which makes it difficult for people to freely move around due to the frequency of junctions, the lack of green space, and the way in which the city centre is disconnected from surrounding neighbourhoods by the M8, the River Clyde and nature of the urban form to the east.


Collectively, these issues significantly affect the potential for placemaking as they discourage human activity in the public realm. This activity is critical for cultivating positive regeneration and development, on the principle that good places attract people, people attract more people, and more people drives demand. Although these issues are mainly related to movement, they can be viewed as being symptomatic of the environmental health of the city and how citizens and visitors perceive it. Such perceptions are critical to Glasgow’s future economic and social wellbeing as they directly shape people’s decisions to live, work, visit and invest there. For the Glasgow to move forward and effectively compete, there needs to be a fundamental shift in the balance between motor vehicles and pedestrians and cyclists to significantly improve the quality of experience of city centre streets and spaces and its connections with surrounding neighbourhoods.

“The Glasgow City Centre Vision is an initiative which has the foresight to look at what kind of place the city should be in 30-50 years time, a long term view of the city’s needs and aspirations that is not bound by the short term cycles of Local Development Plans and elections. ”


Our approach to the workstream strategy balanced experiential assessment of the city centre’s streets and spaces with an analysis of the key elements of the city’s structure which critically impact on the day to day experience of those who live, work and visit the city. The key questions were; How does it feel to be in this space? What makes it feel like this? What could be done to the structure to make the experience at street level feel better?


The findings were developed into a series of mapping diagrams of Glasgow which examine particular aspects of the city that influence perceptions of the urban environment. These explored themes such as arrival points, connectivity within the city centre, connectivity to surrounding neighbourhoods, magnets and footfall, perceptions of the identity of areas, activities and uses, and quality of experience during the day and night. Overlaying these diagrams helped to build up a rich picture of the city centre that opened up ways of approaching the structural issues.


A particularly clear outcome of this process was an identified range of issues associated with a lack of physical connectivity, which have a significant impact on placemaking. For example, the city centre has a very defined physical boundary, created by the barrier of the M8 motorway. The motorway, combined with the Clyde creates the impression of a ‘walled’ city that is disconnected from the surrounding neighbourhoods where the majority of its citizens live. Within this ‘wall’ there are clear disconnections between principal arrival points and the key magnets, in terms of poor experiences between them. It was also clear that there is a mis-alignment between how areas were currently zoned, for planning policy purposes, and the much fuzzier mental maps of how people perceive them. Critically, unlike a planning policy zone which generally ends at the midpoint of a street, our proposed mental maps overlap and fade between city quarters and treat streets as spaces rather than edges.


The approach to developing the strategy therefore focused on connectivity and continuity as a primary means of overcoming such barriers and using it as the principal medium for delivering the necessary shift to a people priority place. Getting more people and cyclists to use the city’s streets and spaces needs continuity to facilitate the ability to move freely and safely around the city.


The strategy was developed as a series of key principles structured around strategic diagrams which propose a flexible framework for the key interventions to deliver them. These key principles are:

  • Make the city centre more of a people place that transforms perceptions for visitors, citizens and investors.
  • Recalibrate the balance between vehicles, pedestrians and cyclists as a major step towards improving the quality of experience of the city’s streets and spaces.
  • As a key initiative to deliver this, introduce an integrated network of continuous pedestrian and cycle priority routes, Avenues, to connect key areas and transport nodes and link the City Centre with the surrounding neighbourhoods.
  • Create Portals around the perimeter of the City Centre to make it easier for pedestrians and cyclists to cross barriers, such as the M8, and to make positive links with the surrounding neighbourhoods. e.g. Phoenix Flowers project by 7N Architects and RankinFraser.
  • Manage vehicle displacement through a multi-modal movement strategy to ensure that the accessibility of the City Centre is maintained.
  • Re-examine the designation of uses in specific areas where single uses may be inhibiting placemaking and perceptions.
  • Make much more of the Clyde riverfront. Instigate specific projects to make it more integrated with the City Centre to encourage more use and development and linkages to the south side of the city.
  • Build on current initiatives, developments and funding streams to link initiatives (e.g surface water works and green/blue infrastructure) and optimise the benefit of expenditure and investments.
  • Develop designated City Quarters within the City Centre to focus initiatives on specific neighbourhoods and character areas and inform planning policies for the next iteration of the City Plan.
  • Use the Avenues as the binding mechanism to integrate regeneration and placemaking initiatives within each City Quarter and throughout the City Centre and as a visible and tangible demonstration of the city’s intent to transform the quality of the environment for its future wellbeing.
  • Integrate all of these initiatives with the other strands of the City Centre Strategy to form a cohesive, tangible, and inspiring Action Plan to deliver the Future Glasgow Vision.

The strategy deliberately sets out to be a framework of ideas that encapsulate key initiatives for transformational change rather than specific proposals at this stage. Its purpose is to establish the “big picture” to form a cohesive, co-ordinated, city wide strategy that will, in turn, inform more detailed studies. It needs to be flexible enough to be incrementally delivered over a long period of time and robust enough to keep the key principles and vision intact through the extensive negotiations that implementation will inevitably involve.

“If Glasgow can become a safer place to ride a bike then a whole range of other things will be delivered by default, from improving the pedestrian experience, to increasing footfall for retailers, to enhancing the city centre as a quality business destination. ”


Although the George Square debacle has been a setback in civilising Glasgow’s city centre the development of the strategy into an Action Plan and Planning Policy is already underway and some catalyst initiatives are beginning to come forward. Initiatives like Gehl Architects’ temporary colonisation of streets in Manhattan have been looked at as a way to test support as a precursor to permanent improvements. There is a chance that something like this may be put in place in the summer of 2014 to catch the spirit of the carnival atmosphere that will come with the Commonwealth Games. DRS are also moving forward with the 5 Streets initiative, in partnership with greenspace scotland and SEPA, to explore retrofitting green infrastructure in five city centre locations.


In the meantime, the temporary kids’ play area in the recent Merchant City Festival by Icecream architecture is one, positive, small step towards making the city centre more attractive to children and families. This is important to transforming perceptions as encouraging families back into the city centre will have a civilising effect on what can often feel like an intimidating environment. Of course cycle lanes and avenues are not the answer in their own right, and the strategy shouldn’t be seen as some kind of cycle lobby manifesto. But the use of bikes is perhaps an important measure of the civic wellbeing of the place, the canaries in the urban mine if you like, which London has proved over the last ten years.


If Glasgow can become a safer place to ride a bike then a whole range of other things will be delivered by default, from improving the pedestrian experience, to increasing footfall for retailers, to enhancing the city centre as a quality business destination. It would also play a small part in beginning to turn around the enormous challenges presented by Glasgow’s health issues.


The picture above of the guy riding through fountains was taken in Copenhagen this summer. It was a scorching hot day and I had stopped as my son wanted to splash around. As I was watching him the man on the bike swooped into the square, shirtless and with a guitar case on his back, and just rode straight through the columns of water to cool off in an impromptu shower. He did a couple of circuits ducking his head into the plumes of cool water and then just rode off again to continue his journey. It felt so natural, relaxed and unencumbered by convention that it made me think that a city environment that encourages adults to act like that is a good place to be.


Perhaps a measure of the success of Glasgow’s city centre initiative in many years’ time should be that the defining image should be akin to the man riding through the fountains rather than the anxious woman in Union Street. If the city centre can become a place that adults feel relaxed enough to spontaneously act like kids then that will be a real step forward.


This article first appeared in Urban Realm, Autumn 2013

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7N Architects are pleased to share that, as we mark our 15th successful year of practice, we have become an Employee Owned Business. After many years of steady growth and establishing ourselves as one of Scotland’s leading independent architectural practices, this transition will secure our long term future for the years ahead. Founding Director Ewan Anderson has transferred 100% of his ownership shareholding to an Employee Owned Trust (EOT) that will act on behalf of all of the studio’s 24 employees. Often referred to as the ‘John Lewis’ model, the EOT structure allows every member of our team to share in the future success of the practice. Our practice’s leadership team has been expanded with Ben Watson and Craig Tait joining Ewan Anderson on the Board as Directors. They will work in conjunction with a Board of Trustees that includes an independent Chair, John Hume, and 7N team members Laura Adamson and Lisa Blyth, both of whom were elected by their fellow employees. As one of the founder members of the practice, Lisa has seen the team grow from 7 to 24 people and described the recent process: “The whole employee ownership transition was a hugely insightful experience that showed how all of our employees could play a significant role in the future of the practice. All team members took part in a variety of workshops that ranged from, how to define our purpose statement, to exploring what kind of work will be the focus of the studio in the future. The flexible and democratic structure will ensure the collegiate and pro-active culture of the studio continues to flourish at 7N Architects.” We would like to take this opportunity to thank Carole Leslie of Ownership Associates UK for guiding us so well through the process, as well as TLT LLP for legal advice, and Alan Watt of Reference Point for financial advice. It is an exciting time for the practice. This announcement gives us an opportunity to look forward to a bright future, which has been created from everyone’s hard work and talents, and one where all employees will collectively benefit from the team’s continued success.
“When you can work anywhere, why work here?” This is a question that our team frequently consider with workspace projects. As 7N Director Ben Watson notes, “Now that most of us have the capability to work remotely, we can be more selective about the places we choose to work. For commercial landlords and occupiers, this means workplaces have to do more to persuade people to use them. Put simply, people prefer to work in pleasant, healthy, and inspiring spaces.” At Edinburgh Green, our proposals make the most of the city-edge location to create a generous new public park that replaces surface parking with richly landscaped green space, a cafe-event pavilion, sport facilities, and a mobility hub. Forming an integral part of Edinburgh Park’s transformation into a more diverse mixed use neighbourhood, the new park will be open to the public and be used outside office hours to bring a vitality and density of use that is mutually beneficial to both office users and the wider neighbourhood. Proposals include an array of six new office buildings that are designed to provide flexible and efficient workspace, exploiting the views across the new parkland and beyond. Priority will be given to both pedestrians and cyclists through a network of green routes that connect with Edinburgh’s active travel and public transport infrastructure. Niamh O’Reilly, Associate Director responsible for the project, observes that: “Successful workplaces are increasingly underpinned by the same placemaking principles that guide all of our work at 7N. As occupiers ‘right-size’ their portfolios, we are seeing an increase in demand for high quality ESG focussed workspace that realises a broad definition of commercial, environmental, and social value.” Edinburgh Green received planning approval in January 2024 and work on site is anticipated to start later this year. Visualisations by @daakostudio @shelborn_am @optimisedenvironmentsltd @rydennews @cbre_uk @atelier_ten @swecouk @edmondshipwayllp @cavendishconsulting Woolgar Hunter Montagu Evans
Completing a busy first quarter to 2024, we have recently delivered the second section of our @neweidyn development for @nativeland_ltd Perched atop of the @stjamesquarter, New Eidyn is an exceptional collection of 152 apartments within the centre of the capital. Associate Director, Chris Raeburn, describes the project: “New Eidyn is a development unlike anything else in Edinburgh, with an unparalleled city centre location. The experience of the residents is carefully planned around a series of thoughtful spaces, materials, and views, which continuously connects them with Edinburgh’s cityscape as they journey from street to penthouse.” For our team, it is exciting to reach this stage and to have now delivered two of three sections to our client, Native Land, acting on behalf of Nuveen Real Estate and their development partner Queensberry Properties. We have built a vast amount of housing for a broad range of clients across our 15-year history and we never tire of the rewarding feeling when people start to occupy their new homes. Photographs by @zac.and.zac @neweidyn @nativeland_ltd @nativelandlifestyle @gt_llp @nuveeninv @beckinteriors @optimisedenvironmentsltd @wallace.whittle Thomas & Anderson David Stanley Associates
March 2024 was a rewarding month for us. Hot on the heels of our 525 Ferry Road planning success was the approval of another significant residential development, ‘The Foundry’ at Inverlair Avenue in Glasgow. This scheme, designed in close collaboration with @calahomes (Cala Homes West), will transform a redundant industrial site by creating a new landscape setting and delivering a vibrant sustainable place to live with 254 new homes. Designed to bridge the gap between the scale of the surrounding tenements and the neighbouring industrial development, a series of five high-density blocks are positioned to draw connections with the surrounding built-fabric, while creating a generous landscaped environment that will bring ecological benefits to the community and beyond. Craig Tait, Director at 7N, explains our project approach: “Beyond our urban response to the site, each of the buildings at Inverlair Avenue adopt a ‘fabric-first’ approach in their design by optimising orientation, envelope, and the microclimate of the landscaped spaces between. These strategies, combined with the creation of an on-site centralised ground-source heat network, will ensure that the project meet its net-zero emission targets, reflecting 7N’s commitment to the delivery of sustainable development that connect with, and enhance, local communities.” We are really pleased that this project was unanimously supported by @glasgowcc and we look forward to developing the next stages with our wonderful client, Cala Homes West, in the coming months. Visualisations by @daakostudio @iceniprojects @dougallbaillie @oobe_landscape @carbonfutures Hawthorne Boyle
Urban density and a high-level of landscape amenity - they are two-sides of the same coin. One of our biggest news stories regarding our projects in recent times was nothing to do with the design when the planning committee discussions around our 525 Ferry Road project for Artisan in early 2024 ended in the infamous coin toss decision that made national news. Now that the decision has sensibly been overturned and the press controversy has died down it feels like a good time to tell the story of the project behind the headlines. Located at a key junction within the city, 525 Ferry Road is strategically important staging-post between the City and the waterfront, catalysed by the planned expansion of Edinburgh’s tram network. Following the ‘Brownfield First Strategy’, the project replaces a vacant data-centre with a residential-led, mixed use development in order to achieve the sustainable objectives of City Plan 2030 and NPF4 to meet the city’s housing needs. 256 new homes will be created, 25% of which will be affordable. Redefining the site as place for people, the proposals also include workspace units and a new public realm to create a new active frontage to Ferry Road. “Our proposals for 525 Ferry Road create urban density, but not at the cost of a high level of amenity and landscape. Orientated around a central residents’ garden, the design delivers an on-site biodiversity net gain of over 200% and creates a new urban community with the benefits of living within a well-connected, vibrant, landscape-focused place.” Craig Tait, director at 7N Architects. 525 Ferry Road weaves together many of the key strategic ambitions of 7N Architects: unlocking the hidden potential of sites, creating something special, and delivering for our clients a unique and high value solution. The supply of much needed new homes in this area, and the wide-reaching biodiversity gains provided by this brownfield development, will ensure that this project is a transformative piece in the future growth of Edinburgh. Thank you to client @artisan_real_estate for their vision and to the design team for their contributions to this exciting project. Visualisation by @daakostudio
Happy 15th Birthday 7N Architects It’s a great opportunity to look back and celebrate the accomplishments of the team over these past 15 years and to look forward to the bright future, made possible from everyone’s hard work and talents. Day 1 at Palmerston Place in 2009 feels like a lifetime ago. The banks had crashed, there were only scraps of work around, and people whose advice I valued were telling me I was off my head and would lose my home. It wasn’t the best time to start an architecture practice, admittedly, but the “seven of us in the north” had a plan and belief. It was a rocky road at times but, thanks to the energy, ambition and determination of everyone who has played a part in our journey, we got there, and we’ve had great times along the way. Pausing for a moment to look back, it’s a good feeling to reflect on what the practice has achieved over these past 15 years. We’ve projects from London to Lerwick. We’ve created the City Centre Strategy for Glasgow, masterplans for University of Glasgow and Inverness Campus, a new station concept for Network Rail, a distillery (still maturing nicely), built hundreds of new homes both in some of the most deprived and affluent parts of Scotland, and have developed transformational proposals for new workspaces which put people’s wellbeing at the heart of the design. It’s an exciting time for the practice. Our Randolph Place studio in Edinburgh’s West End has never been busier. My 23 wonderfully talented colleagues and I are looking forward to a range of challenging and inspiring projects this year including new residential and mixed-use developments at Fountainbridge, Western Harbour and West Town, a new 20 Minute Neighbourhood of 7,000 homes, that reaffirm our passion for making places that make a difference. I’d like to give thanks to our many clients, collaborators, and past and present team members over the years, all of whom have made this possible and helped us in our endeavour to make better places. Above all, I’d like to thank those who believed in us and gave us a chance, particularly in the early days when there were safer choices to make. Thank you for placing your trust in us. Ewan Anderson
National recognition for 7N’s Rowanbank Gardens project. Our project with @artisan_real_estate has been shortlisted in the Residential Development of the Year (Scotland) at the prestigious Royal Institute of Chartered Surveyors (RICS) Awards 2024. This is enormously rewarding recognition of the design qualities of the 126 new family homes in the West of Edinburgh. With some purchasers starting to occupy the building, we are excited to see this project reach completion in the coming months and we will share more shortly. @rankinfraserlandscapearch @atelier_ten
Delighted to share that 7N Architect’s HubStation won the award for ‘Outstanding Project Under £20m’ at the Spotlight Rail Awards 2024 last night. Congratulations to all of the team! Our HUB Station designs for sustainable stations that connect communities can be used across the UK and are the result of 7N Architects ongoing collaboration with @networkrail, @arupgroup, @gt_llp and @lucinsider Visualisation by @pillarvisuals
7N are celebrating a double planning success with the granting of permission for ‘The Foundry’ at Inverlair Avenue in Glasgow and ‘525 Ferry Road’ in Edinburgh. These schemes will provide a combined 510 new homes on key brownfield sites in both cities. They are the result of extensive collaboration with our clients @calahomes Cala Homes (West) and @artisan_real_estate and we are excited to take them both forward. Visualisations by @daakostudio
Happy International Women’s Day! Today we are celebrating the remarkable women who contribute to our studio and the wider industry. As part of our Inspiring Leaders Series, we have been fortunate to have had talks from a range of inspiring and successful women, organised by our Women in Architecture Group, including Lisa Findlay, Anna Mansfield, @cllrhollybruce and Collette Anderson. A special thank you to all of those who have given their valuable time to talk to us, and we hope to continue to #inspireinclusion and be inspired by women throughout the rest of the series and beyond.
Our winter newsletter is out! Check out our latest update for a window into some of the exciting things that have been keeping us busy and inspired. This edition: major milestones for New Eidyn, Haymarket Yards, West Town, and Edinburgh Green, as well as an award for HubStation See the link in our profile.
7N secure planning for Edinburgh Green Campus. We are pleased to share that @edinburgh_council Councillors have approved our Edinburgh Green proposals for Shelborn, a net zero carbon (in operation) workplace campus to be built at Edinburgh Park that will be a major step towards helping the city meet its shortage of Grade-A ESG office space. This development will be built to BREEAM Excellent and WELL Gold standards and will deliver over 800,000 sq.ft. of high-quality office space, new cafe space, Scotland’s largest EV charging hub, sports facilities and almost eight acres of new publicly accessible parkland. Work on site is anticipated to start later in 2024. This has been a wonderful project to work on and this milestone could not have been achieved without the close collaboration of the fantastic client and project team: @shelborn_am @optimisedenvironmentsltd @rydennews @cbre_uk @atelier_ten @swecouk @edmondshipwayllp @cavendishconsulting Woolgar Hunter MontaguEvans Visualisation by @daakostudio
Goal Setting for the New Year! 7N Architects we were really happy to have hosted our first @womeninproperty event last week! Nicola Barclay led a discussion on ‘Goal Setting for the New Year’, with some helpful tips and tricks on how to set and achieve your goals in 2024 with a manageable and positive approach. It was a great conversation and a privilege to be able to host in our office. We look forward to putting on more events in the future. Thanks to @thecafemilk for the delicious food and our very own @tokinikent for bringing everyone together.
Haymarket Yards Urban Campus 7N are delighted to share that a planning application for a 67,000 sq.ft mixed-use office building has been submitted for the eastern plot of the Haymarket Yards development on behalf of our client, Elgin Haymarket Ltd. The BREEAM Outstanding building will complement the previously consented adjacent office building to form an urban workplace campus that is focused on the wellbeing of the occupants. @cbre_uk @savills @edmondshipwayllp @atelier_ten @optimisedenvironmentsltd Woolgar Hunter Scott Hobbs Planning Visualisation by @daakostudio
7N Architects’ masterplan for a 20 Minute Neighbourhood including 7,000 mixed tenure homes on the western edge of the City of Edinburgh has been submitted for Planning Permission in Principle on behalf of West Town Edinburgh Limited, a development consortium led by Drum Property Group. The masterplan for West Town embodies the principles of a 20 Minute Neighbourhood, providing a mix of uses within the neighbourhood including shops, workspace, schools, amenities, health services and community infrastructure to sustain most of the daily needs of the new community within a reasonable walking or cycling distance, with sustainable public transport links to the city and beyond. The design of the network of streets and spaces prioritises space for active travel and a strategic approach to centralised, shared vehicle parking in mobility hubs will support a range of sustainable transport options, including car clubs, cycle hire and centralised parcel delivery. The design of the high quality public realm, developed with @optimisedenvironmentsltd , is based on a people first approach to street design and an integrated approach to soft landscape which will create pleasant streets that facilitate walking and the spontaneous play and social interaction that comes with having a walkable neighbourhood. @wspuk @wallace.whittle @avison_young_uk
12 Days of 7N... day 12! 2023 marked our highest ever finish in the Urban Realm Top 100 ranking of architecture practices! We are very proud of all of our work that helped us reach this point, both the projects that we have shared over this month, and also the ones that we haven’t managed to fit in this series. Thank you for following along with us, we hope that you enjoyed it and we look forward to sharing more in 2024!
12 Days of 7N... day 11! 525 Ferry Road is an exceptional project for its aspiration to bring significant ecological benefits to an urban brownfield site. Located at a strategic public transport node in north Edinburgh, the proposals will remove the existing vacant office building and data centre so that the land can be refocused on providing much needed housing and public space in this developing part of the city. The project currently targets a net biodiversity improvement of 210%, largely through the planting of 111 new trees across the 3.4 acre site, something that we are especially proud of. Visualisations by @daakostudio @artisan_real_estate @jll REInvest Asset Management Axiom Project Services Quattro Consult Ltd MRG New Acoustics Direct Ecology Transport Planning Ltd. OFR Streets UK
12 Days of 7N... day 10! In November, we submitted our Edinburgh Green project for planning permission—an innovative reconfiguration of the office park typology as an environment that will enhance the health and well-being of both, those who work there, as well as the nearby community. 8.7 acres of richly landscaped parkland will be the focal centre of the campus, with a plethora of public amenities and multi-use spaces interspersed in amongst the 86,000+ GIA sqm of new sustainable office space. We look forward to this project starting on site in 2024! @shelborn_am @swecouk @optimisedenvironmentsltd @atelier_ten @edmondshipwayllp @cavendishconsulting Montagu Evans Woolgar Hunter
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