A few thoughts: - a lot of high street shops are mediocre - I hate Starbucks, but I’m not going to go to the local shop if it’s < Starbucks.

- asset prices don’t support ROI on low volume / low margin shops - I’m not saying ok, but when you say would I buy this shop and rent it to myself - too often the answer is no

- virtuous cycles / density - and at much easier to open a business next to another successful/ complimentary business - i want the butcher, coffee shop, dry cleaner, wine shop, gourmet shop, pub, bakery etc all right near each other I don’t want to make a special trip for each.

- these shops need to be open past 5/6pm!