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The Ramp (Circular Road) Car Park, Larne, County Antrim

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The Ramp (Circular Road) Car Park, Larne, County Antrim FOR IDENTIFICATION PURPOSES ONLY Development Brief On the instructions of Mid & East Antrim Borough Council and Larne Town Centre Development Opportunity extending to c. 1.274 Acres (0.5157 Ha) Site Disposal The Ramp (Circular Road) Car Park, Larne, County Antrim INTRODUCTION Mid & East Antrim Borough Council is releasing a site in Larne for development. Interested parties are invited to submit their proposals for the site in accordance with the information presented in this Development Brief. The Development Brief is presented under the following headings:- . Location of the Site . Surrounding Area . Description of the Development Site . Planning Considerations . Title . VAT . Key Conditions of Sale . Financial Considerations . Assessment & Selection . Format of Submission . Further Information . Viewing The prime objective in providing this opportunity is to achieve a quality economic generator scheme for this underutilised opportunity site and to achieve a viable and sustainable economic use which will contribute towards the wider economic development and job creation ambitions for the town of Larne and the Borough. Please note that Mid & East Antrim Borough Council is required to ensure a sound financial return in any disposal of this asset. The site is within the town centre boundary of Larne, therefore a commercial or retailing use would be acceptable in planning terms. The main development constraint with the site is that it is surrounded by the highway and may be difficult for pedestrians to access. Located c. 24 miles north of Belfast / Drive time: 30 LOCATION mins Situated close to the M2 The Subject Site is a strategically positioned site with good development potential that motorway via A8 could benefit the economic development prospects of Larne and add value to the Town Location Miles Centre and Port of Larne offerings. M2 16 M1 30 The subject property occupies a very prominent site adjacent to Larne Town Centre. The site is highly visible being located at the busy Circular Road Roundabout adjacent to Larne Railway Station and opposite the popular Laharna Retail Park. Airport Miles International 23 Belfast City 25 Larne is located in the north east part of the Mid & East Antrim Borough coastline, and is the second largest sea port in Northern Ireland. At the time of the 2011 census, Larne had Port Miles a population of 18,705, making it the third largest town within the Borough, behind Larne 0.5 Ballymena and Carrickfergus. Belfast 23 Larne is connected to Belfast by the A8 road. This is a strategically important road within Northern Ireland and currently carries in excess of 17,000 vehicles per day including the high volume of traffic utilising the Port of Larne passenger and freight ferry services to Scotland. There is also a rail link to Belfast with stations at Larne adjacent to the subject site and the Port of Larne. Retail turnover of Larne Town Centre is approximately £74.6m per annum. (See Annex A: Excerpt from MEABC Retail and Commercial leisure Need and Capacity Study Sept 2018). The town centre retail offer includes Iceland, Tesco Express, Clarks, SD Kells and DV 8 as well as a variety of local traders. The popular Laharna Retail Park opposite the subject site comprises 10 retail units extending to 48,000 sq ft with a strong tenant line up including B&M, Argos, Peacocks and Carphone Warehouse. A Lidl supermarket is situated beside Laharna Retail Park. The park provides for 191 car park spaces and the total site measures c.3 acres. To the east of the subject site lies the Port of Larne which supports significant industrial, port and ferry operations. It is also a supermarket and leisure destination which accommodates a large Asda supermarket together with Omniplex Cinema and restaurant outlets. FOR IDENTIFICATION PURPOSES ONLY SURROUNDING AREA To the northern side of the subject site is a Council owned pay and display car park with 179 spaces. The former local tourist information office is located at the edge of this car park. Laharna Retail Park is also on the northern side of the subject site and there is TOWN CENTRE through access for pedestrians onto the Main Street. The subject site fronts on to the busy Circular Road roundabout which provides access into the Laharna Retail Park, Main Street via Quay Street, Larne Town Train Station and park and ride facility. The A2 road or Causeway Coastal Route passes in front of the subject site and runs along the Antrim coast. The route is actively promoted to the tourism market as it links a large number of tourist attractions as it passes through the scenic Glens of Antrim and up to the Giant’s Causeway. DESCRIPTION OF THE SITE Laharna The site extends to Approx. 1.274 acres (0.5157Ha) and is accessed from the A2 / Retail Pk Circular Road off the Circular Road Roundabout. Larne Train Station The site is level throughout and is laid in a mix of concrete and tarmac surface. The site has two established access points, these being separate entrance and exit points off the A2 / Circular Road and the Circular Road Roundabout. The site has been utilised as a short term Lorry Park for a number of years and will be disposed of with vacant possession. PLANNING CONSIDERATIONS The extant Area Plan is the Larne Area Plan 2010 adopted in 1998. The subject site is included within Larne Town Centre Boundary. The extant plan does not specify any specific land use zoning, therefore any proposed development will be assessed on its own planning merits. Mid and East Antrim Council are currently preparing a new Local Development Plan (LDP). The draft Plan Strategy was published on 17 September 2019. This document does not change the planning status of the site. Detailed site specific matters such as zoning of lands are left to the second stage of the LDP – the Local Policies Plan. Interested parties are advised to make their own planning enquiries however a Drainage Assessment may be required at the planning stage as the development FOR IDENTIFICATION site is located within an area at risk from surface water flooding. PURPOSES ONLY TITLE Title to the Property is registered in the land Registry in Folio AN248913 Larne, County Antrim. The Council is registered owner of the Freehold Absolute title. This car park was transferred from the DRD in 2015 and the transfer map shows no rights of way to third parties. There are no existing Leases or Licences in place to any third parties and the property is being offered with vacant possession. The property will be offered on a 999 year lease subject to an annual nominal ground rent. The title to the land, replies to pre-contract enquiries and up-dated property certificates are available upon request. VAT The site has not been opted to tax (VAT will not be charged on purchase monies). KEY CONDITIONS OF SALE Interested parties are invited to submit proposals in line with the assessment and selection criteria to ensure that this opportunity site is developed in accordance with the aims and aspirations of Mid & East Antrim Borough Council. The assessment and selection criteria has been designed to ensure the Council achieve the best price for the land and fulfil their statutory function to create an economic generator. The Council have carried out a PRA (Preliminary Risk Assessment) and GQRA (Generic Quantitative Risk Assessment) survey reports which are available upon request. The Council will not be providing any further reports or undertaking any works to the land, it is the responsibility of the bidder to make their own enquiries. The disposal will be subject to the following options, the preferred bidder can select their preference:- Option 1 - Staged purchase monies 1. Following appointment of the preferred bidder the Council will issue an Agreement to Lease and Lease, available upon request. The Agreement for Lease with the preferred bidder must be executed within 3 months of issue of same by the Council. 2. The preferred bidder will be required to provide 10% of the financial bid as a non-refundable deposit at the time of signing the Agreement to Lease. 3. The preferred bidder will be required to provide 50% of the financial bid on receipt of the first planning approval. 4. The balance 40% of the purchase price will be paid on execution of the Lease. 5. Prior to the date of the Agreement for Lease the Lessee will be required to provide details of the Lessee’s proposed works to the Council. 6. From the date of the Agreement for Lease the bidder will be responsible for insurance and liability during the duration of the Agreement. 7. The Permitted Use clause will reflect the submissions made by the bidders. 8. The Agreement for Lease will contain a Long Stop date for Practical Completion by 31st December 2023, however at any time this may be extended by such period or periods of time as certified by an Architect or with the approval of the Council. 9. There will be an appropriate provision in the Lease to provide for the Council to share in any exceptional development gain on the site over and above the proposed development approved and allowed for in the permitted use clause. 10. The Council will grant a Lease for a term of 999 years, nominal rent of £1.00. Option 2 - Full purchase monies 1. Following appointment of the preferred bidder the Council will issue the Lease, as attached. The Lease with the preferred bidder must be executed within 6 months of issue by the Council and full payment of the purchase monies. 2. Prior to the date of the Lease the Lessee will be required to provide details of the Lessee’s proposed works to the Council.
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