AN EXCITING CONSENTED RESIDENTIAL DEVELOPMENT OPPORTUNITYIN KENTISH TOWN, LONDON NW5

Indicative CGI of consented scheme

CONTENTS

The Opportunity

Location

Transport

Site Description

Planning

Background

2013 Planning Application

Consented Floor Plans

Revised 2020 Scheme

Sales Information

Sales Process

Contact

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Former day-care centre (Use Class D1) extending to approximately 7,900 sq ft (734 sq m) GIA on a site of 0.31 acres

(0.125 ha)

Located within 5 minutes’ walk of Kentish Town station (Northern Line

& Thameslink).

Detailed planning consent (Ref. 2013/5947/P) for 42 residential

units including 8 supported affordable units (19% affordable)

The consented scheme extends to 39,622 sq ft (3,681 sq m) GIA.

Potential to enhance the existing consent, subject to planning.

Offers are invited for the freehold interest with vacant possession available from December 2021.

THE OPPORTUNITY19(37 HIGHGATE ROAD IS AN EXCITING CONSENTED RESIDENTIAL DEVELOPMENT OPPORTUNITY IN KENTISH TOWN, LONDON NW5

Indicative CGI of consented scheme

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The site is located in Kentish Town, a popular area of north-west London which lies within the London Borough of Camden. Kentish Town lies approximately 1 mile to the north of Camden Town and 3.5 miles north-west of central London.

The surrounding area is mainly characterised by streets of attractive Victorian terraces and converted industrial buildings. To the north, the site lies adjacent to The Maple Building, a former warehouse building which has been recently converted into luxury residential apartments. To the east, the site lies adjacent to AA Self Storage and to the south the site lies adjacent to the Grade 2 listed Christ Apostolic Church.

LOCATION

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KENTISH TOWN ROAD

HOLLOWAY ROAD

A503

A5200

A502

HIGHGATE ROAD TUFNELL PARK

GOSPEL OAK

KENTISH TOWN WEST

BELSIZE PARK

HAMPSTEAD HEATH

CHALK FARM

CAMDEN ROAD

CALEDONIAN ROADKENTISH TOWN

HAMPSTEAD HEATH

O2 FORUM

CAMDEN TOWN

CHALK FARM

KENTISH TOWN

PRIMROSE HILL

HOLLOWAY

LOCATION

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Kentish Town Road to the south provides a good variety of local independent and national retailers, cafes, bars and restaurants. The site is also within close proximity to Highgate Studios, which provides a range of contemporary workspaces and studios for local businesses and the O2 Forum, a 2,300 capacity live music and entertainment venue.

Hampstead Heath, one of London’s largest parks and The Lido at Parliament Hill, a 60 meter long open air swimming pool are both situated a 12 minute walk away (900m).

Kentish Town is particularly popular with families and young professionals thanks to its excellent transport links and connectivity to Central London, extensive local amenities and proximity to the areas of Camden Town, Belsize Park, Hampstead and Highgate which means the area is an increasingly desirable residential location.

LOCATION

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The site is conveniently located within 5 minutes’ walk of Kentish Town station (300m), which is served by the High Barnet branch of the Northern Line providing direct connections to Highgate, Camden Town, Kings Cross St Pancras and Tottenham Court Road. National Rail services from Kentish Town station are operated by Thameslink providing services to St Pancras International, Farringdon and Blackfriars. Kentish Town station is located within Travelcard Zone 2.

The site is easily accessible to the A1, A503 and A41. A bus stop lies immediately in front of the site and is served by bus routes 88 and 214, providing direct connections to Camden Town, Piccadilly Circus, Westminster and Old Street.

The site has a Public Transport Accessibility Level (PTAL) of 6a, which is considered ‘excellent’.

TRANSPORT

KEN

TISH TO

WN

KEN

TISH TO

WN

NO

RTH

ERN

LINE

NATIO

NA

L RA

ILTH

AM

ESLINK

CAMDEN TOWN

ST PANCRAS INTERNATIONAL

2 MINS 6 MINS

7 MINS6 MINS

11 MINS10 MINS

16 MINS 12 MINS

18 MINS15 MINS

KINGS CROSS ST PANCRAS

WEST HAMPSTEAD THAMESLINK

TOTTENHAM COURT ROAD FARRINGDON

BANK CITY THAMESLINK

LONDON WATERLOO BLACKFRIARS

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The site extends to approximately 0.31 acres (0.125 ha) and is situated on Highgate Road, with vehicular access provided from Greenwood Place.

The site currently accommodates a two storey brick building with a pitched roof, arranged over ground and first floors and extends to approximately 7,900 sq ft (734 sq m) GIA. The building was constructed in the 1970’s and has a light industrial character with exposed brick, concrete roof slabs, and roof lights.

Internally the property benefits from a 10 person lift and has been divided into multiple rooms to suit the former occupation of the building as a day care centre, including kitchen and bathroom facilities.

The building has a dedicated loading bay and provides car parking for around 10 vehicles.

SITE DESCRIPTION

KEYSITE BOUNDARY

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Overview

19-37 Highgate Road is a former day-care centre within Use Class D (New Use Class E). The property is located within the London Borough of Camden.

The site is not within a designated conservation area. However, Dartmouth Park Conservation Area is located approximately 50m to the north along Highgate Road. The adjacent Christ Apostolic Church to the south is Grade 2 listed and The Maple Building to the north is a locally listed building (non-designated heritage asset).

The site sits just outside of the Kentish Town Industry Area, but is located within the Kentish Town Planning Framework Area. The framework was adopted on 17 July 2020 and is a Supplementary Planning Document (SPD) designed to support the Local Plan objectives and guide future development proposals in the area.

As part of the Framework Area, major redevelopment of the Murphy’s Yard site to the north of Kentish Town station is proposed, which could include substantial new employment space, 750 new homes, along with ‘Makers Lane’, a new north south route through to Highgate Road, and a new green corridor, referred to as the ‘Heath Line’.

Further information can be found at www.camden.gov.uk/kentishtown.

The site also lies within the Kentish Town archaeological priority area and is situated within a Strategic Viewing Corridor: Kenwood to St Pauls.

Spatial Strategy taken from the Kentish Town Planning Framework. Further information can be found at www.camden.gov.uk/kentishtown.

PLANNING

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Spatial strategy

REGIS ROAD

HEATH LINE

MAKERS LANE

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Greenwood Centre (Phase 1) & 19-37 Highgate Road (Phase 2)

The London Borough of Camden as landowner originally obtained planning permission (Ref. 2013/5974/P) for the “Demolition of existing buildings and redevelopment to provide a new 3,228 sq m (GIA) Centre for Independent Living (CIL) (Class D1) comprising 3 storeys plus basement at Greenwood Place (Phase 1); a part 5 part 7 storey mixed-use development at Highgate Road (Phase 2) comprising 42 residential units (including 8 supported affordable housing units) and 100 sq m (GIA) social enterprise in flexible retail, restaurant/café, office or community use (Classes A1/A3/B1/D1) at ground floor level; highway improvements to Greenwood Place, and associated plant, landscaping, servicing and disabled car parking”. Planning consent was granted on 18 June 2014.

The London Borough of Camden as landowner implemented Phase 1 of the consent through the demolition and construction of the Greenwood Centre, Camden’s first Centre for Independent Living (CIL). Construction of the Greenwood Centre was completed in February 2019, and services previously provided from 19-37 Highgate Road (Highgate Day Centre) have been successfully relocated to the Greenwood Centre.

BACKGROUND2013 PLANNING APPLICATION

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Overview

The site benefits from ‘Phase 2’ of the original detailed planning consent (Ref. 2013/5974/P).

In summary, the scheme proposes a part 5, part 7 storey building with a total GIA of 39,622 sq ft (3,681 sq m) comprising:

• 34 private residential units comprising 10 one-bedroom units, 12 two-bedroom units and 3 three-bedroom units with a total NIA of 24,208 sq ft (2,249 sq m).

• 8 affordable supported living units (19% affordable) for people with social care needs chargeable at social rents, arranged over ground and first floors with a total NIA of 5,619 sq ft (522 sq m).

• 1,076 sq ft (100 sq m) GIA of flexible retail, restaurant/café, office or community space (Classes A1/A3/B1/D1) at ground floor level.

A copy of the Decision Notice is available to download from the data room. For access to full planning documentation, please visit www.camden.gov.uk/planning.

19(37 HIGHGATE ROAD 2013 PLANNING APPLICATION

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Current Planning Status

The 19-37 Highgate Road site is now surplus to the Council’s requirements and is available for redevelopment. As the original planning application (Ref. 2013/5974/P) has been implemented through the demolition and construction of the Greenwood Centre, the extant permission for 19-37 Highgate Road is therefore not time sensitive and can be implemented at any stage. Should a new application come forward for the subject site, the planners have confirmed that the extant permission would be a material consideration.

Section 106 & Planning Conditions

It is anticipated that the purchaser will be required to enter into a new Section 106 Agreement, relating specifically to Phase 2 of the consent for 19-37 Highgate Road. The purchaser will also be responsible for discharging any conditions relating to Phase 2.

More details are available to download from the Data Room.

NIA (AL) GIA (AL) NIA (MS) GIA (MS) ANCILLIARY GIA

GF 407.3 452.8 - 74.6 205.6

1F 114.6 139 377.7 526.6 -

2F - - 506.5 611.9 -

3F - - 506.5 611.9 -

4F - - 500.6 597.8 -

5F - - 175.8 244.6 -

6F - - 181.6 216.6 -

TOTAL 521.9 591.8 2248.7 2884 205.6

KEYASSISTED LIVINGMARKET SALE

PCKO 2013 CONSENTED SCHEME - AREAS

19(37 HIGHGATE ROAD 2013 PLANNING APPLICATION

Schedule of Accommodation

Indicative CGI of consented scheme

TOTAL GIA - 39,622 SQ FT (3,681 SQ M) TOTAL NIA - 29,827 SQ FT (2,771 SQ M)

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CONSENTED FLOOR PLANS

G

1

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CONSENTED FLOOR PLANS

2 & 3

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CONSENTED FLOOR PLANS

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Overview

PCKO Architects have undertaken a feasibility study with a view to enhancing the previously consented scheme from 2013. The key changes include improving the schemes overall efficiency, increasing the overall number of residential units to 49 along with amending the affordable units from ‘Assisted Living’ to ‘Supported Living’ in order to better meet the Council’s current service requirements. The revised scheme also incorporates updated mechanical and engineering advice from TGA.

The revised 2020 scheme is indicative and subject to obtaining the necessary consents. Prospective purchasers should obtain their own planning advice and make their own enquiries with the relevant authorities.

A copy of the 2020 Feasibility Study undertaken by PCKO Architects is available to download from the Data Room.

REVISED 2020 SCHEME

NIA (SL) GIA (SL) NIA (MS) GIA (MS) ANCILLIARY GIA

GF 374.1 579.0 - 119.1 129.8

1F - - 509.4 642.4 -

2F - - 509.4 642.4 -

3F - - 509.4 642.4 -

4F - - 509.4 642.4 -

5F - - 307.5 465.4 -

6F - - 282.4 354.3 -

7F - - 175.4 239.6 -

TOTAL 374.1 579.0 2802.9 3748.0 129.8

Revised Schedule of Accommodation

KEYSUPPORTED LIVING

MARKET SALE

2020 PROPOSAL - AREAS

TOTAL GIA - 47,975 SQ FT (4,457 SQ M) TOTAL NIA - 34,197 SQ FT (3,177 SQ M)

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Tenure

The London Borough of Camden owns the freehold interest in the property and is registered with the Land Registry under Title Number NGL 167546.

A copy of the Title Register and Title Plan is available to download from the data room.

VAT

We understand that the property is not elected for VAT.

Energy Performance Certificate

The EPC is available to download from the data room.

Method of Sale

The freehold interest in the property is being offered for sale by informal tender.

Schedule of Contract Terms

Bidders should review the Schedule of Contract Terms, which is available to download from the data room.

Administration Fee

In addition to the purchase price the purchaser will pay, on completion an Administration Fee levied by the London Borough of Camden at 2% of the purchase price.

With the exception of the above, each party is responsible for their own costs incurred in the transaction.

Leaseback

The London Borough of Camden requires a leaseback of the property from completion until 22 December 2021 at a peppercorn rent. A draft copy of the lease is available to download from the data room.

SALES INFORMATION

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Basis of Offer

Offers are invited to acquire the freehold interest, with a preference for unconditional offers.

Bidders are required to complete the Bid Submission Template which is available to download from the data room at www.HighgateRoad.co.uk.

Bidders should submit their bid by email afraser@lsh.co.uk to Andrew Fraser at Lambert Smith Hampton stating Ref. HRLBC.

Bids are to be received by 4pm on Wednesday 16th December 2020.

All offers are subject to contract. The London Borough of Camden is not bound to accept the highest or any offer and reserves the right to enter into negotiations with any party.

Viewings

The site can be viewed externally from Highgate Road and Greenwood Place. Internal inspections can be arranged for interested parties, strictly by appointment only through the sole selling agent Lambert Smith Hampton. Parties will be expected to follow all Government guidance relating to Coronavirus (Covid-19) at the time of inspection.

Data Room

Interested parties requiring access to legal, technical and planning documents should register to access the data room at www.HighgateRoad.co.uk.

On the instructions of Camden Council

Andrew Fraser afraser@lsh.co.uk M: 07834 626318

James Kirby jakirby@lsh.co.uk M: 07581 245442

CONTACTFor more information please contact:

SALES PROCESS

DISCLAIMER: (i) These particulars are given and any statement about the property is made without responsibility on the part of LSH or the seller or landlord and do not constitute the whole or any part of an offer or contract. (ii) Any description, dimension, distance or area given or any reference made to condition, working order or availability of services or facilities, fixtures or fittings, any guarantee or warrantee or statutory or any other permission, approval or reference to suitability for use or occupation, photograph, plan, drawing, aspect or financial or investment information or tenancy and title details or any other information set out in these particulars or otherwise provided shall not be relied on as statements or representations of fact or at all and any prospective buyer or tenant must satisfy themselves by inspection or otherwise as to the accuracy of all information or suitability of the property. (iii) No employee of LSH has any authority to make or give any representation or warranty arising from these particulars or otherwise or enter into any contract whatsoever in relation to the property in respect of any prospective purchase or letting including in respect of any re-sale potential or value or at all. (iv) Price or rent may be subject to VAT and any prospective buyer or tenant must satisfy themselves concerning the correct VAT position. (v) Except in respect of death or personal injury caused by the negligence of LSH or its employees or agents, LSH will not be liable, whether in negligence or otherwise howsoever, for any loss arising from the use of these particulars or any information provided in respect of the property save to the extent that any statement or information has been made or given fraudulently by LSH. (vi) In the case of new development or refurbishment prospective buyers or tenants should not rely on any artists’ impressions or architects’ drawings or specification or scope of works or amenities, infrastructure or services or information concerning views, character or appearance and timing concerning availability or occupation and prospective buyers or tenants must take legal advice to ensure that any expectations they may have are provided for direct with the seller or landlord and LSH shall have no liability whatsoever concerning any variation or discrepancy in connection with such matters. November 2020.

www.HighgateRoad.co.uk

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