A five-month sting operation ended last week with misdemeanor charges against 12 clerks filmed selling alcohol to two 19-year-old Calhoun Community College criminal justice students whom the department hired. That's better than eight years ago when a similar undercover operation found clerks at 52 of 97 stores willing to sell alcohol to underage students, he noted. The 19-year-olds provided their real identification cards when asked, police said. One clerk noted one student's upcoming birthday and sold her alcohol anyway.

In many videos, stickers warning against sales to minors are plainly visible. One store sold alcohol if students agreed to buy a certain amount of gas, police said. Lt. Johnny Coker said the sting hurt minimum-wage clerks, but had no effect on store owners. The best way to stop sales to minors is to hit the store owners in their pocketbooks, police said. Police Chief Joel Gilliam said some store owners view the fines as a form of tax and the illegal sales continue.

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Hitting owners with a 30- to 60-day suspension of their alcohol licenses would make a bigger impact than sting operations, which are expensive and difficult to carry out, White said. "It's something I feel a tremendous responsibility for," council President Pat Woller told police. We need to look at whatever we need to do to make your enforcement more effective. Suspending licenses rather than permanently taking them would allow store owners to continue making a living, Councilman Phil Hastings said.

An Athens builder who was on probation after pleading guilty to operating without a license is back in jail for the same offense. Settlement agents perth Revenue Enforcement officer David Hargrove said Edwin "Pete" McKinney Williams, 59, of 102 Cross Meadow Road, was working on a $27,000 addition to a home. Someone tipped Hargrove, who worked with the state's licensing authorities to press charges.

Within the central core area (excluding the shopping centres) the presence of AI retail remained the same at 61% with a decrease of A2 office uses from 19% to 18%. And an increase in the A3 cafe/bar/pub/restaurant uses from 20% to 21%. The decrease in the A2 office uses is a reflection of the national trend with the perfect example of this being the conversion of the old Midland Bank on Victoria Street to accommodate French Connection.

When this is carried out you are allowed to gather the keys, cost of settlement agent perth and move into your new house. The increase within the A3 cafe/bar/pub/restaurant uses has been due to the new openings within the city centre, namely Wok Wok on St Peter's Gate, Shimla Pink's Restaurant on Goosegate, The Skinny Sushi and Salam Thai Restaurant along Carlton Street, Fresco on Chapel Bar and The Hogs head on Pelham Street.

New retailers who have moved into Nottinghwn city centre over the past 6 months include Coast and Pied a Terre along Bridlesmithgate, Vodafone on Albert Street and The Pier, Athena and The Discovery Store in the Victoria Centre. The peripheral retail areas have seen a massive reduction in the number of units vacant and available from 27 to 12, which is a decrease in the availability rate from 16% to 7%. This is due to the letting of 5 new retail units along Derby Road, the continued conversion of shops to housing along Mansfield Road together with the letting of various vacant units.

The core Nottingham area comprises 1,067 units for the purpose of the study and on the whole the report reflects the continued success of retail development within Nottingham City Centre, not only within the main core shopping area but also within the less popular and more peripheral locations. As the centre continues to grow from strength to strength with the increase in variety of pubs/cafes and restaurants and the general retail mix, the suggestion of a recession appears to be being counteracted within the City Centre of Nottingham.

Managed by Edgbaston-based quantity surveyors, Wakemans, the project is set to transform the complex by roofing in the pedestrian areas and provide shoppers with a fully enclosed retail area topped by glass canopies. John Meredith, Wakemans' associate director overseeing the work, said: Work is already well under way and on shedule for completion in October. Throughout the duration of work, trading will continue uninterrupted and we will ensure that full access is maintained at all times so the public can shop as normal. Other plans include creating better access through the centre's Cleveland Street entrances. There will, in addition, be accommodation for barrow retailers in the piazza and a high quality Mall Cafe in Wulfrun Square.

The Wulfrun Centre currently comprises 50 retail units, a principal mall, above-level car parking and ground-floor service areas, which are to be retained. The centre was originally developed in the 1960s, and purchased by London & Cambridge Properties five years ago. The company sees the investment as a motor endorsement for town centre trading, and with the new Metro light rail link nearby, anticipates Wolverhampton will see a flourish of renewed interest in trading activity over the coming years.

British Medical Association Services Ltd, have taken a 10 year lease of ground level Studio A, 1625 sq. ft. commencing August 1998. Allgood plc, the leading U.K. ironmongers have taken a 6 year lease of lower ground level Studio F, 1205 sq. ft, commencing February 1999. Stratagem Ltd, a new political lobbying company have taken a 9 year lease of Studio C, 1000 sq. ft, commencing November 1998. Ground floor Studio B, 2212 sq. ft this is the former lending library hall, a gracious room with 4 cast iron pillars and panelled, corniced ceilings.

Studio E would provide a superb conference meeting room with panelled glazed pine joinery and original restored maple flooring for use with Studio D as general offices. Theadneedle Property Fund Managers have let the newly refurbished Ashridge House in Oaklands Park, Wokingham to Laing Homes who relocated from offices on the Mulberry Business Park. Threadneedle purchased the 965.5 sq m (10,393 sq ft) office building from Mattel Toys earlier this year and embarked on a comprehensive refurbishment programme which was completed in August. Laing Homes Limited have taken a 15-year lease at a rent of £184,475 pa (£17.75 per sq ft). Ashridge House benefits from 68 car parking spaces.

The property, however all low cost conveyancing service Victoria Specialists are usual to examining expenses so feel sure about managing these in advance before you settle on a choice. Miller Developments has submitted an outline planning application to Darlington Borough Council for a £72 million mixed-use development on a 45 ha (1 12-acre) site on the A66, to the east of Darlington town centre which will create up to 3,500 new jobs.

Darlington Great Park will comprise a top quality business park including 85,000 sq m (914,962 sq ft) of offices, call centre, light industrial and distribution buildings together with a 18,500 sq m (199,139 sq ft) of non-food retail warehousing. Also proposed is a 150-bed hotel and conference centre, a family pub-diner, a drive-through restaurant and a petrol station.

Miller Developments will provide a much-needed contribution towards the cost of a cross-town route linking the AI(M) with the A66 which will help reduce traffic congestion in the Haughton village area of Darlington and opens up other potential employment sites. Omar Elmi, director at Miller Developments, said: Darlington Great Park presents a major opportunity to build on the success of the north east in attracting major new companies and will give Darlington a chance to compete for the creation of new jobs.

Chartwell Land is pleased to announce that Niall Lindsay is to be appointed to the new position of Director, Chartwell Land Shopping Centres. He will be joining Chartwell Land in February 1999. He will be based in London but will also represent Chartwell Land in Scotland. Initially appointed to the development team within Standard Life, he has been responsible since 1995 for all aspects of the investment management of Standard Life's retail portfolio, which includes a number of major shopping centres.

Mark Creedy, Managing Director of Chartwell Land, commented It is our intention to increase our exposure to the shopping centre sector over the next few years. Numerous individuals are of the assessment that specialists are costly, so in terms of conveyancing they do the methodology themselves keeping in mind the end goal to spare cash. This is a key element in our strategy for the growth of the business. The core elements of our investment portfolio will increasingly comprise holdings in the stores sector, retail parks and shopping centres.

Hammerson has invested £5.9 million in a limited partnership giving it an effective 15% interest in Bicester Village, the UK's premier factory outlet scheme at Bicester, The scheme, developed by Value Retail and completed in 1995, currently provides 9,300 sq m (100,000 sq ft) of retail space, designed in a "village style" with car parking for 750 vehicles. Today's topping out (Friday, 5 February 1999) marks another significant step in the completion of Marks & Spencer's new Manchester store.

Building Design Partnership's Manchester office was appointed by Marks & Spencer in autumn 1996 to undertake the design of its biggest ever construction project. The flagship store, located at the heart of the regenerated city centre, has an ultimate trading potential of 250,000 sq ft (23,250 sq m) over five levels with an additional car park level below, and represents a major statement of the company's aspirations and image for the next century. A cafe bar, additional sales floor and fallow space (for future expansion) will be located on the second floor, with staff facilities and offices as well as further fallow space on the third.

The heart of the city is being transformed. The masterplan, developed by the city in the aftermath of the bombing, is now rapidly taking shape and when the store opens all the surrounding streets will have been completely reformed and re-laid with high quality paving. PRICOA Property Investment Management, on behalf of its client EuroInvest, has acquired Ziggurat, Grosvenor Road, St Albans from Manpower Inc (Baffin Holdings) for £11,397,000. The net initial yield is 8.39%, having taken account of usual acquisition costs of 4.7625%.

The 7,721.66 sq m (93,118 sq ft) property was originally constructed in 1970 and extensively refurbished in 1990 to provide ground and 7 upper floors of highly specified office accommodation. The property is fully let to 10 tenants on 14 occupational FRI leases producing an annual rent of £1,001,447 per annum (£12.05 per sq ft) on the office accommodation. The building has a reversionary rental value of £1,290,000 per annum (£15.50 per sq ft) on the office accommodation. With a net reversionary yield of nearly 10.8% and a capital value of £130 per sq ft, this represents an excellent acquisition for EuroInvest.

The Directors of Chartered Surveyors Rogers Chapman with offices at Heathrow, the West End of London and in the Thames Valley at Bracknell are pleased to announce that Jonathan Mannings ASVA has accepted an invitation to join the Board. Jonathan Mannings has been with Rogers Chapman for 13 years during which time he has helped the company to achieve its recognised position as the leading firm of professional commercial property advisers in West London and the Thames Valley.

Lawrence Johnstone, Managing Director of Rogers Chapman comments, This appointment recognises Jonathan's considerable contribution to the continued development and success of the company. In a bullish start to 1999, the Abbey Property Fund have bought 2 prime Manchester shop units from Scottish Widows for £14.3 m to show a yield of 3.3%. The Burton unit is to undergo a full refit to trade in the new Wade Smith form. Both leases have 10% years unexpired and are subject to review in June 1999. The current rent passing is £499,250 (£160 Zone A).

Richer Cross, Abbey Life's Head of Property investment commented: We believe that the bearish view of property prevalent in the last quarter of 98 is unlikely to be sustained. As we enter a low interest rate environment the potential for a rerating of the sector increases. We are therefore taking advantage of the weaker market to make a number of major acquisitions. You can pick either an expert or a real estate conveyancer www.enactconveyancingbrisbane.com.au to do this for your motivation.

In the last 6 months, Abbey Life have invested over £30m in Central Manchester buying shops in King Street and Market Street (Body Shop, Principles, Reiss) and a leisure development in Peter Street. Tom Laidlaw, Scottish Widow's head of property conunented: We are delighted to have dealt with Abbey Life again. The sale progresses our reshaping of the life fund portfolio to a more defensive position, less dependent on rental growth for performance. Alastair Hughes, Jones Lang Wootton's investment partner commented: We had several interested parties. The price reflects a more positive attitude towards property investment since the New Year and renewed confidence in retail rental growth.

All that customers need to do is pick the privilege web conveyancing services firm for them. The Market Street deal which was agreed by Tom Laidlaw and Richer Cross on the day before Christmas Eve was exchanged and completed in 3 weeks. MEPC plc, one of the UK's largest property investment development groups, today announces that it has won a competitive, tender to acquire Swindon's Brunel Shopping Centre, for approximately £90 million.

The Brunel Centre is a 49,000 sq m (527,500 sq ft), 1970s shopping centre refurbished in 1996. James Tuckey, Chief Executive of MEPC, said: "This is a perfect investment for MEPC as it accords exactly with our retail strategy to acquire dominant shopping centres in huge, irowmg towns where we can nuke a difference. Ted Johnson, head of MEPC's retail team added: We believe the Brunel Centre offers great opportunities for us to further improve the shopping environment in the town in partnership with Swindon Borough Council.

Completefoods Ltd trading as Noho is to open a contemporary-design, New Asian restaurant at O2, the new 27,222 sq m (293,025 sq ft) leisure and retail centre developed by Burford Group PLC in London NW3. Noho has agreed a new 25-year lease on the 240 sq m (2,588 sq ft) unit located on Level 2 of the development under the name Noho2. A stepped rent, rising to £349 per sq m (£32.50 per sq ft) in the third year, has been agreed. The three-level centre is anchored by an eight-screen Warner Village multiplex cinema, London's largest Sainsbury's superstore, an Esporta health & fitness club and Books etc.

In addition, there are 10 restaurants and bar/cafe's including Capital Radio Cafe, Yo! Sushi, Babe Ruth's and Old Orleans. The centre is themed on 'the great outdoors inside' and features more than 800 sq m of sculpted rock surfacing and the largest known free-to-view aquarium in the UK with more than 200 freshwater and tropical fish. Comments Duncan Phillips of Burford: Noho brings a complementary and popular restaurant offer to what is already an outstanding range of restaurants, bars and cafes.

Fisher Hargreaves Proctor acting on behalf of a local investor, have concluded the restructuring of the former Birdcage premises at 24 Bridlesmith Gate. Nottingham. The premises were refurbished, extended and let to Coast Ladies Wear which is part of Oasis Stores plc, on a 20 year lease at a rent of £75,000 per annum. Fisher Hargreaves Proctor were instructed to sell the investment which was sold to Celexa Real Estate Investment on behalf of Forsakrinysbolaget SPP Omsesidigt represented by Phillips Wilks & Partners of London.

The price reflects a yield of 5.7% after the usual purchaser's costs, with the letting reflecting a Zone A rent of £122. Fisher Hargreaves Proctor represented the landlord throughout, whilst the landlords were represented in the letting and sale in legal terms by Freeth Cartwright Hunt Dickins' Nottingham office. Following negotiations with La Salle Investment Management on behalf of the landlord Coal Pension Properties Limited, Storey Sons & Parker have negotiated a new lease of No. 78 North Road, Durham for Coral Racing Limited. The unit occupies a prime position on North Road close to Going Places, Boots the Chemist and Halifax Building Society.

Marylebone Warwick Balfour Group Plc ("MWB") today announces that on behalf of the MWB Leisure Fund 11 it is forward purchasing the 190,000 sq ft Norwich Riverside commercial leisure park, currently being developed jointly by Railtrack Property and Gazeley Properties, for £33.5m. The leisure park forms part of a 40 acre redevelopment scheme that includes an 82,000 sq ft Morrisons superstore, 160,000 sq ft of non-food retail and 200 residential units.

Norwich Riverside Leisure is already 70% pre-let and, on completion, is expected to generate annual rental income of £2.25m. Tenants include a UCI 14-screen multiplex occupying a 58,000 sq ft unit, a Bass bowling complex, a Rank nightclub along with bars and restaurants which will be operated by companies like Scottish & Newcastle and Greenalls. Located in the centre of Norwich, the Riverside site is adjacent to the railway station and has been patiently assembled by Railtrack Properties over the past 10 years.

Since its launch last August the MWB Leisure Fund II has acquired or forward funded five prime commercial leisure park schemes for a total investment of approximately £230m. John Harrison, MWB Director, said: We are absolutely delighted to have acquired this prime leisure park in an off-market transaction and we are looking forward to working with Railtrack and Gazeley to complete this exciting project. Dick Chenery, Railtrack's Property Director, said: This development is Railtrack's first property joint venture and has proved to be highly successful.

It is already delivering good returns which can be ploughed back into the company's huge capital investment programme which seeks to deliver a railway fit for the 21st Century. Commenting on the sale Gazeley's Development Director, Peter Gomersall, said: We are very pleased that MWB has invested in the leisure element of Norwich Riverside and see this as an endorsement of the quality of the scheme we are creating. Creston plc has acquired the Albion Complex in South Street, Glasgow from a private investor for £1.8 million, taking its investment on new properties in the last two months to almost £3 million. The purchase of the 11,091 sq m (119,381 sq ft) industrial estate will be made by £1 million in cash and the balance of £800,000 by the issue of 6.5% unsecured redeemable convertible loan stock.

The centre has a current rent roll of £237,000 pa and shows a net initial yield of 12.4% but with one vacant unit with an estimated rental value of £30,000 pa. By then you will oblige the backing of a real estate conveyancing www.enactconveyancingadelaide.com.au Leeds organization to ensure that the trade is happening precisely and genuinely.

Tom King, managing director of Creston, said: The Albion Centre adds to our existing portfolio of similar high yielding multi-let properties across the country. The slow down in the third quarter had little impact on a record year, which saw UK Institutions displaying a strong appetite for real estate, reports Jones Lang LaSalle. Total net investment by insurance companies, pension funds and investment trusts was in excess of £1.3 billion between September and December, up by over 55% on the previous quarter. For the year, UK Institutions ploughed almost £4.5 billion of new money into the sector, compared with £1.9 billion in 1997.

Commenting on the latest Institutional investment figures released by the office for National Statistics, Jones Lang LaSalle predicts 1999 will be another active year, with real estate continuity to be in favour with asset allocators. Confidence has returned to the sector, following a brief slow down towards the latter half of last year resulting from global economic turbulence, says John Stephen, Jones Lang LaSalle Investment Director. Well let property will be seen as a sound, defensive asset in 1999, continues John Stephen, Weight of money from UK and overseas Institutions and from public and private property companies point to a shift in yields for some property during 1999.

The Merrill Lynch Fund Manager Survey reinforces our own conclusions, according to Malcolm Naish, During the second half of 1998, Institutions' property asset allocation was negative. Month by month, we have seen an improvement and investor allocations have turned positive for the first time since last summer. There are more buyers than sellers and owners are holding on for the upside, claims John Stephen, there is an acute shortage of deliverable investment all sectors and competition is fierce for what comes to the market.

Post Office Property Holdings, represented by Weatherall Green & Smith, has sold Fairfield Industrial Estate in Villiers Road, Kingston upon Thames to clients of Argyll Property Asset Managers for approximately £6 million to reflect a net initial yield of under 8%. The 6,982.63 sq m (75,161 sq ft) estate comprises six industrial units occupied by four tenants - the Post Office, Ideal Bathrooms, Magnet and Howdens Joinery - on rents of between £67.27 per sq m (£6.50 per sq m) and £78.04 per sq m (£7.25 per sq m) and generates a total income of £493,730 pa.

Chris Gilchrist-Fisher of Weatherall Green & Smith commented: The price achieved reflects the considerable interest generated in this investment which attracted many bids from, property companies and institutions in excess of the asking price. Conveyancers who are well qualified and have many years of experience and also have license are always a good choice for hiring them for performing your property transaction process of buying and selling both which comes in conveyancing process.

Merchants House, Wapping Wharf is a purpose-built office block overlooking the floating harbour, built in 1983. Tenants in the 55,000 sq ft offices include AXA Equity & Law Assurance Society, First National Bank, Cameron McKenna and National Provident Institution.

Graham Calver, partner of Hartnell Taylor Cook who represented Cardinal Lysander says: This is a strategic investment for my clients who expect rental levels to rise significantly after the completion of the £200 million scheme at Bristol's Harbourside. Cardinal Lysander paid £5.25 million to Brookmount Investment Trust for the investment, reflecting a yield of 10.25%. Egan Lawson acted on behalf of the vendors. Planning consent has been granted and work has already started on the project which will create ten new full and part time jobs for the area.

The new station is being built on a 1.4 acre site fronting Hengrove Way, with 5 petrol pumps, a 2,000 sq ft shop and 850 sq ft of ancillary space. It will be open round the clock. South Bristol Business Park is being developed as a joint venture by Crest Nicholson and Bristol City Council, advised by Hartnell Taylor Cook and King Sturge.

We offer literate and highly experienced Conveyancers Sydney who are always standing with you to help you in preparing property conveyancing report. Andrew Batchelor, industrial partner at Hartnell Taylor Cook says: Although South Bristol has been traditionally thought of as the poor commercial relation in Bristol, the interest we have had in this Park compares well with anywhere in the area.

MEPC announces that it has commissioned an external valuation of the property portfolio at 31 March 1999 and will include the results in the interim report and balance sheet due to be published in June 1999. The valuation at 30 September will not be affected by this change. MEPC's external valuers are Knight Frank and Jones Lang La Salle, James Tuckey, MEPC's Chief Executive said:

As housing associations we will be asked to consider our contribution to this agenda.The engagement of all 33 London local authorities is being actively sought for this work.

The entire property was leased to Moat Housing Society Ltd, on assignment from Payless DIY Ltd, on a 25-year FRI lease from 25 December 1986, subject to upward only rent reviews at five-yearly intervals. The property comprises 880.80 sq m (9,481 sq ft) of office accommodation arranged over two floors and benefits from comfort cooling, raised floors and 39 on site parking spaces providing a ratio of 1 space per 22.76 sq m (245 sq ft). Highbridge Business Park Limited is to start next month on one of the speculatively designed and developed Call Centres in England.
The proposed 6,968 sq m (75,000 sq ft) scheme will be the second phase of the proposed one million sq ft Cobalt Business Park in North Tyneside - one of the few remaining sites with Enterprise Zone status until the year 2006. Guy Marsden, Director of Highbridge Business Park is so confident in the burgeoning demand for call centres, particularly in the North-East, that he is accelerating the high quality facility in order that it may be completed by October this year. The building will be completed within a sophisticated envelope so that it can be internally designed to occupier demand.

Different agreements can be made between the local authority and the applicant/developer in meeting the Part V requirement depending on the authority’s housing strategy. The budget brought clarity to the stamp duty situation and this should help market confidence. Real Property Conveyancers are chosen as the one to perform the conveyancing process in a different way to face success.

I am absolutely confident in the interest from inward investors in call centres in the UK in general, and the North-East in particular, is still growing, said Mr Marsden. The London Borough of Camden has resolved to grant planning permission to Burford Group Plc and Volkswagen Group United Kingdom Ltd for the creation of Volkswagen and Audi dealerships on land to the west of the new O2 leisure and retail centre in London NW6 1RZ.

The 93 sq m (1,002 sq ft) store on the first floor level opposite Clarks, has been let on a 5 year lease at a rent of £40,000 per annum with a 6 month rent free period. This letting follows hard on the heels of Vodafone relocating within the centre to a store more than double the size of their previous store. The 144 sq m (1,545 sq ft) unit is located in the prime pitch, where rents are currently achieving over £220 Zone A. Joint letting agents for the Phase 11 & Phase 111 refurbishments are Lunson Mitchenall and Stiles Harold Williams.

Highbridge Properties Plc, has secured Ventura, a subsidiary of NEXT, the fashion multiple, for a second phase of offices extending to 15,607.6 sq m (168,000 sq ft), The property, owned by a syndicate of private investors, has a capital value of £26 million, and has been let at a rent of £9.50 per sq ft on a 16 year lease. Guy Marsden, Managing Director of Highbridge Plc, comments: 'This additional requirement of Ventura's represents exceptional inward investment and further endorses the Rotherham area as an outstanding location close to skilled labour known for low churn rates, while also being adjacent to excellent road and rail networks'.
Highbridge has worked closely with Ventura in securing this second phase for the Manvers Enterprise Zone which, on completion in January 2000, is expected to create 2,000 new jobs. Enjoying Enterprise Zone status until the year 2004 the financial benefits, employment profiles and the location complement Ventura's existing interests in the north of England.

The London Borough of Camden has resolved to grant planning permission to Burford Group Plc and Volkswagen Group United Kingdom Ltd for the creation of Volkswagen and Audi dealerships on land to the west of the new O2 leisure and retail centre in London NW6 1RZ. The decision to approve the £8 million investment means that an important employer will remain within Camden and also opens the way for the creation of up to 78 new jobs.

Volkswagen Group intends to create two impressive new buildings comprising a total of 1,427 sq m (15,360 sq ft) of showroom space and 3,062 sq m (32,959 sq ft) of workshop service space. The site, which will have its main access from Finchley Road, will also benefit from extensive landscaping. Leeds-based SDA Partnership is the project architect. Burford and Volkswagen Group worked hard to ensure that this proposal met the necessary planning criteria and we are delighted that the permission has been granted.

"It worries me." She's happy, though, that her son -- a 24-year-old graduate of Dixie Heights High School -- will be home this Thanksgiving. "It's really going to brighten up the holiday," she said. "We said special prayers for him last Thanksgiving." Jerry Schnelle of Bellevue says the big holiday for his family this year will be Christmas. It will be the first time in five years that his two step-sons -- Barry, who is in the Navy, and Thomas, who is in the Air Force -- will both be home for Christmas.

If you intend to develop a property for using it as a beauty spa or salon, you will need to resort to the services of a licensed Conveyancer to legally get the property title transferred to your name.

As a result of that search Volkswagen Group considered that the Burford site represented the only viable opportunity to relocate the operation within the London Borough of Camden before the current lease release runs out at the end of 1999.

The research, due to be completed in March 2007, will look at the number of units and the types of accommodation needed.Gateway Computers, has chosen Queens Arcade, Great Portland Estates' (GPE) 13,000 sq m (140,000 sq ft) shopping centre in Cardiff, to launch its first outlet in Wales. Gateway will take Unit 19, which comprises of 343.7 sq m (3,700 sq ft), on a 15 year lease with a break option after 10 years, at a rent of £85,000 per annum.