Wilkinson Williams Wickes Bristol

WICKES ENTER HOME IMPROVEMENT CENTRE CRIBBS CAUSEWAY BRISTOL BS34 5TS

OUT OF TOWN RETAIL INVESTMENT OPPORTUNITY WICKES HOME IMPROVEMENT CENTRE INVESTMENT LOCATION & RETAIL WAREHOUSING TENURE, TENANCY ASSET MANAGEMENT EPC, VAT CONSIDERATIONS CATCHMENT POPULATION & SITUATION DESCRIPTION & PLANNING & TENANT’S COVENANTS & PROPOSAL CRIBBS CAUSEWAY BRISTOL BS34 5TS

Investment Considerations

• Bristol is the largest city in the south west of England, benefiting from a vast catchment population.

• The subject property is situated at Cribbs Causeway, the dominant of out of town retail destination for Bristol, located adjacent to Junction 17 of the M5 motorway. • The property is a standalone unit totalling 24,107 sq ft and is let to the 5A1 D&B rated covenant of Wickes Building Supplies Limited. • The rent totals £554,000 per annum, reflecting £22.98 per sq ft. • The property benefits from an open A1 non-food planning consent. • Future asset management angles including the option to subdivide the unit and re-let to new occupiers. • We are instructed to seek offers of £5,820,000 (Five Million, Eight Hundred and Twenty Thousand Pounds), subject to contract and exclusive of VAT. This reflects an attractive net initial yield of 9%, (assuming purchaser’s costs of 5.80%).

v PREVIOUS : NEXT w OUT OF TOWN RETAIL INVESTMENT OPPORTUNITY A9

A882

(A9)

(A895)

A9 A99

STORNOWAY

A9 A835

Fraserburgh

(A92) Elgin A98 A90

BENBECULA A87 A9 (A856) A96 A941 INVERNESS

Peterhead Inverness

A90(A952)

A9 A82 A95 A96

(A850)

A87

A87 ABERDEEN A887

A9 Aberdeen BARRA A87 A93 A93

A90

A86 A830

A82

Fort William A92 A9 A93

A90

Montrose

A82 Forfar

A90 Arbroath A92

Dundee

A90 DUNDEE A85 A85 Perth 11 10 A92 9 (A914) A91 St Andrews M90 A84 A9 A91 8 7 6 Glenrothes 11 A91 A82 Buckhaven 5 A83 10 A977 Alloa 4 A92 Kirkcaldy A811 M9 Stirling 8 Cowdenbeath Dunfermline 3 3 A985 M90 Helensburgh 8 7 2 M80 2 Grangemouth 1 5 6 Bo'ness Alexandria 5 Dunoon Gourock 4 Falkirk 4 M9 3 Dumbarton 2 A1 A80 Cumbernauld Greenock 1 EDINBURGH Port Kirkintilloch EDINBURGH 31 1 Glasgow 1 Clydebank 3 2 Musselburgh 30 3 M80 3 M73 Livingston GLASGOW Dalkeith

A78 26 15 11 29 27 25 Airdrie 4 Johnstone 24 20 GLASGOW 5 Bonnyrigg M8 1 6 M8 Paisley A8 A71 A68 5 Hamilton Motherwell A702 6 A73 East Kilbride A703 A7 Berwick-upon-Tweed Larkhall 7 A737 A77 Carluke A83 8 A697 Kilwinning M74 Ardrossan A721 9 Kilmarnock 10 Irvine A72 Galashiels A1 A71 A71 11 A78 12 A702 Troon A76 PRESTWICK Prestwick 13 Ayr A74(M) 14 A70 14 A68

A77 A697

A74 A1068

A77 16 A701 Morpeth A76

17 A696 A1 Blyth 18 A68 Dumfries A74(M) 19 NEWCASTLE 20 Ponteland A19 Whitley Bay Gosforth Tynemouth A75 South Shields A69 A69 NEWCASTLE UPON TYNE CARLISLE Gateshead Jarrow A689 Stranraer A75 44 A68 A75 A1 SUNDERLAND 43 Carlisle A963 65 Washington Consett A692 64 42 Stanley 63 Houghton le Spring A691 A19 A596 Durham 62 Peterlee

Brandon A167 M6 61

41 A68 Hartlepool Spennymoor A66 Penrith A1(M)

Workington A19 40 Bishop Auckland A689 60 A689 Appleby-in- Redcar Westmorland 59 Whitehaven Middlesbrough A688 Darlington TEESSIDE 57 Whitby A591 A66 56

A19 A595 38 A685

A172

A171

Northallerton Kendal 37 A1

M6 Thirsk A170 Pickering 36 A590 A170 Ulverston

A165 A590 A65

A168 A19 Ripon Barrow-in-Furness 35 A64 Malton Bridlington Morecambe

34 A683 A61 (A166) Heysham A1(M) Lancaster A614 Knaresborough A165 A166 M6 A65 Harrogate A59 33 A59 Driﬃeld

2 8 Skipton A6 York Ilkley A59 Fleetwood A614 A61 A64 Otley (A163) A65 A6068 LEEDS & Market A1035 Tadcaster A19 Yeadon BRADFORD A58 A585 Clitheroe Keighley A650 Weighton 14 Bingley A1079 Beverley A165 13 Colne 12 Nelson Shipley Blackpool A59 3 32 Padiham LEEDS Garforth 4 M55 1 Selby A614 10 BRADFORD M621 A164 M65 8 Burnley A63 A63 Preston 1 47 A1 38 HULL 31 7 43 A 6 Accrington 10 M62 Blackburn 4 27 1 A63 30 Halifax 26 Castleford 37 Lytham St Anne's Todmorden A646 Batley 30 A59 29 9 41 M62 Leyland 28 Dewsbury 31 32 A645 36 Goole Darwen Rawtenstall Brighouse 25 33 34 8 24 40 Wakefield Pontefract Southport 23 A58 M18 M6 A15 A160 A570 Chorley Rochdale 39 1 22 M62 Huddersfield Hemsworth A638 6 Immingham A59 38 Thorne Bury M66 21 M181 A61 Grimsby 27 M61 2 A62 5 Scunthorpe 5 Ormskirk Bolton 20 1 A565 19 38 6 A58 3 2 M180 SkelmersdaleStandish M1 M180 3 Cleethorpes Formby 5 37 4 4 A58 4 4 3 5 3 17 37 M58 Wigan M6015 1 14 25 36 36 A46 7 Kirkby 24 3 6 23 A159 5 MANCHESTER 35 1 3 4 A1(M) A15 22 M62 6 A16 LIVERPOOL 3 11 Rotherham A631 2 9 1 A631 1 M62 9 34 4 5 7 M60 34 2 33 32 Gainsborough 5 SHEFFIELD 34 Louth 3 20 6 Holyhead Prestatyn Bebington 7 31 A41 4 MANCHESTER A6 Llandudno Rhyl 11 M5610 Colwyn Bay M53 Retford A46 12 19 M1 5 A156 A16 Conwy 8 A61 A1 9 Abergele Ellesmere 30 A57 A158 A5 A55 Port 10 14 Flint A34 Buxton Bangor 16 Macclesfield Chesterfield Lincoln A55 M6 12 A470 18 29 A523 A53 A515 A158 A5 Chester A6 A55 17 Mansfield Matlock

A494 Crewe Leek 28 A15 Newark- A17 A52 A483 16 on-Trent Nantwich A500 27 A5 STOKE-ON-TRENT A38 A470 A607 A52 Ashbourne A46 A17 Newcastle- 26 A1121 Boston A487 15 Under-Lyme A52 A1 A52 A5 A50 NOTTINGHAM A53 A34 A52 A16 A148 A5 Uttoxeter DERBY 25 Grantham A52

A470

A494 A17

A15 Oswestry A50 A607 A51 24 A148 14 EAST A151 A515 MIDLANDS Spalding King's A140 Staﬀord A38 A17 A5 Lynn

A1101 A470 23 Newport 13 A42 A47 East A607 A606 A458 M6 M1 A1 A16 Dereham A1065 NORWICH A5 A47 22 A16 A47 7 6 5 12 Cannock 11 Stamford A10 A458 Wisbech Norwich Downham Swaﬀham Great Yarmouth M54 11 A606 A1139 A1122Market 2 M42 A146 A487 LEICESTER A483 M6(T) A47 A470 A47 A6003 21 A47 Peterborough WOLVERHAMPTON 10 March A143 WICKES A43 A11 M69 A6 A489 8 7 A134 9 2 Lowestoft INVESTMENTM6 LOCATION & 1 RETAIL WAREHOUSING TENURE, TENANCY ASSET MANAGEMENT EPC, VAT HOME IMPROVEMENT CENTRE 1 6 A140 5 8 DESCRIPTION M1 Market A10 CONSIDERATIONS2 CATCHMENT POPULATION & SITUATION A427 & PLANNINGA605 & TENANT’S COVENANTS & PROPOSAL Harborough Corby A141 A143 A470 BIRMINGHAM A6116 3 A487 20 3 BIRMINGHAM Thetford A44 6 2 A1066 A1165 Aberystwyth A1 CRIBBS CAUSEWAY BRISTOL BS34 5TS M6 Ely A483 M42 1 Kettering A142 19 A11 M5 5 COVENTRY A508 4 4 A43 A470 Huntingdon Mildenhall A143 2 18 A14 Stourport- 1 3 A45 on-Severn Bromsgrove A448 16 St Ives M42 M45 17 A10 A449 Location M40 Leamington CatchmentWellingborough Population A14 Rushden A14 5 Warwick Spa A12 Redditch A140 A441 A435 A6 A14 Newmarket 15 14 Northampton A44 Droitwich 14 Bury Bristol is the largest city in the south west of England and is the region’s major commercial and retail centre.13 The city isDaventry The city hasA45 a primary catchment population of 941,000A428 people and a M5 16 St Neots 13 St Edmunds A44 A428 Cambridge strategically A483 located just north of the M4 and M5 motorway intersection, and6 approximately 120 miles west of London. shopping population of 492,000 people (PMA), ranking 12it 10th out of the top Stowmarket A442 A46 Worcester 12 15 A14 Stratford 200A43 PMA retail centres. A428 11 7 A11 A134 A487 upon Avon A429 Bedford The city benefits from excellentA4112 road communications, havingA4103 access to the north and south of the country via the M5 M1 M11

A509 A470 A508 A46 A5 10 A483 motorway and to the east and west via the M4 motorway. TheGreat M32 motorway spur provides a direct link between the city Experian calculate there is a total population of 94,296A10 people living within A438 Newport Biggleswade Haverhill Ipswich A438 A6 Malvern A44 Banbury centre and the M4, whilst the A4174 acts as a ring road to the east of the city. Evesham a 10 minute drivePagnell time of the subject property, increasingA505 to 543,3099 people A438 11 Sudbury 14 A14 A43 Milton A1 Royston A134 Hereford 8 A422 within a 20 minute driveA421 time. Saffron 1 A44 Keynes 13 Walden A12 10 A505 Bristol is served by 2 main line railway stations; Bristol Parkway and Bristol TempleA46 Meads and benefits from frequent trains Letchworth A131 Felixstowe A470 2 9 A40 to London Paddington (1 hour and 30 minutes), Birmingham NewTewkesbur Streety (1 hour and 28 minutes) and Cardiff (38 minutes). Much of Bristol’s catchment is of above average affluence with those A479 A465 9 Harwich M50 A43 12 Hitchin 10 within the topLeighton AB socialA5 group totalling 26% of the 2011 adult population, A120 M5 A44 Buzzard 8 A120 A49 4 3 10 M1 Braintree A40 Bristol International Airport is located 8 miles south of the city centre. M40 significantly above the PMA averageA1(M) of 22%. A40 GLOUCESTERSHIRE Luton Stevenage STANSTED Carmarthen Cheltenham Dunstable 11 7 A602 Colchester A133 A40 11 Bicester 8 Gloucester A41 Bishop's A120 A40 9 A483 A48 10 A10 A34 Given the strength of the retail offerLUTON in Bristol,Welwyn combinedStortfor withd the affluenceA130 A40 A40 A470 A40 A131 A436 6Garden ofAylesbury the catchment population, Bristol9 ranksCity highly inWar termse of retail spend, Witham A12 Clacton-on-Sea A417 A40 Kidlington 5 A465 Witney Tring Hertford M11 Merthyr Abergavenny B A429 Hemel A4076 Ammanford 12 4 St Milford 0 A40 as demonstrated below:A41 4 Harlow A477 Tydfil A40 EASTER 55 Hempstead A4042 B Oxford 8 Albans Hatfield Maldon Haven A413 Chelmsford 49 13 Stroud COMPTON L A40 M10 3 Hoddesdon 7 A Berkhamsted 7 A478 A465 A48 C 8 1 2 Aberdare K A418 Thame A414 48 M5 A419 7 A4010 22 CirencesteHr Pontypool A449

A477 O 20 PMA PMA top R Amersham M4 24 M25 25 26 A12 A130

Llanelli 47 46 45 S 19 5 Rank

Pembroke E A420

44 H Abingdon Spending Potential Watford Bristol Major City 200 Centre

Neath 6C High 5

43 I Enﬁeld

O 18 Barnet

Swansea Cwmbran L (1=best) B L N 5 Wycombe M5 R 4 Chigwell 42 Chepstow 17 AverageA10 Average I I 14 A419 Didcot T S M11 28 Rayleigh 41 2 A T M40 Beaconsfield A12 Brentwood O 4 N 3 M1 2 A406 4 A127 40 25 M48 A433 N N A470 26 24 1 2 29 27 I Per capita in-store A127 Port 39 23 R Marlow Basildon Pontypridd A 1 A41 Southend-on-Sea Newport H D Caerphilly 21 R A40 Talbot 38 28 22 O 1 Harrow M4 L D L Swindon HIGHWOOD LN comparison expenditure £2,503 £2,238 £2,314 M25 27 A13 30 29 Y OD LN Uxbridge A406 CITY 36 M4 W 16 O Henley- Maidenhead A13 M49 16 O A429 W Canvey Island 37 32 17 M4 O 17 15 GH on-Thames£ 2013 Slough 35 D M4 HI D LONDON 30 34 33 19 17 P R 7 L A346 6 N E R 4 1 Woolwich 18 18 A34 G 3 2 31 Bridgend 1 A E D Tilbury Porthcawl S T LYNEHAM I R CARDIFF 19 2 U Per capita retailDWindso warehouser A4 Sheerness M32 Chippenham S P O 14 3 R ReadingU O £495Richmond£427A205 £452 Dartford31Gravesend M5 M 14 13 D M4 J A329(M)W A20 Clevedon E expenditureH £ 2013 13 HEATHROW A2 2 Margate A46 A350 8 20 1 R 12 10 G A2 Rochester Herne 0 LI I Bracknell 1 Kingston Swanley 4 N H Staines 1 Bay Barry M5 A RD 11 upon Thames Gillingham A28 A4 Newbury Total in-store comparison 2 A38 Melksham A299 A37 11 £2,356 £2,929A232 £812 8 Chatham Whitstable Weston- Bath Sutton Sittingbourne A253 Ramsgate 21 retail expenditure 2013 (£m) Croydon 4 4 super-Mare BRISTOL M 3 3 5 Faversham A28 Devizes E D Camberley M20 A36 R Epsom BRISTOL LY RL A34 M25 M25 2 Y SANDER RD IN D 10 A22 3 4 A249 6 7 A A338 A33 O 4 Woking 9 5 6 M2 Canterbury R A23 A2 A339 O A24 M26 7 Trowbridg’W e D Forecast growth in 9 5 W 7 C C Leatherhead M25 H Sevenoaks A228 8 S A Gcomparison retail expenditureA3 1.8% 1.2% 1.7% 87 A2 A361 T I 5 Maidstone B B Basingstoke 8 6 B CRIBBS H A21 Deal I R 6 M3 Aldershot R A 2013 – 2018 (% p.a real) Dorking Redhill Oxted A26 22 I Burnham-on-Sea A256 Ilfracombe C N CAUSEWAY Reigate M20 A28 Frome Guildford Minehead L Andover 7 Tonbridge Farnham A22 A31 A229 A361 Warminster N A24 M23 A2 8 9 CHANNEL Godalming TUNNEL In addition, Bristol is likely to draw shoppersGATWICK and spending from beyond its TERMINAL Dover A36 9 East Ashford 10 A303 A303 Alton Grinstead Tunbridge Wells A20 23 A361 A264 primary catchment area, as well as benefiting10 from approximately A39 A34 Crawley A21 13 A338 M20 11 12 CATBRAIN A2070 Bridgwater M3 16FILTON million AIRFIELD visitors to the city each year. Folkestone Barnstaple A37 A31 A264 24 Haslemere 11 Hythe A3 A26 9 Horsham A22 Salisbury Winchester Crowborough A259 M5 A303 A350 10 Taunton 11 Haywards Bideford A36 25 Heath A361 A354 A272 A358 Romsey 12 Petersfield A23 Uckfield A39 v w 13 PREVIOUS26 : NEXT A303 Eastleigh OUT OF TOWN RETAIL INVESTMENT OPPORTUNITY Yeovil 14 A21 Lydd/Ashford A3088 4 A338 2 3 4 5 A386 A24 A22 A377 27 A26 A259 1 7 1 A303 A283 Tiverton SOUTHAMPTON 8 A3(M) A27 Lewes Hastings A31 9 3 A259 M27 10 HavantA27 Hailsham Ringwood 11 Chichester A27 SHOREHAM Brighton A27 28 Hythe 5 Bexhill- A30 12 A31 Fawley Fareham 12 Littlehampton on-Sea A37 Hove A350 A22 A354 Worthing Newhaven Gosport A338 M5 A30 Seaford Eastbourne A348 Lymington Portsmouth Bognor A31 Bridport A35 Regis Exeter 29 A35 New Milton Cowes Ryde 30 Dorchester Poole Christchurch Bournemouth Newport A395 A30 Sidmouth 31 A376 Sandown

A39 A380 Exmouth Shanklin A388 Dawlish Weymouth A30 Teignmouth A38 Newton Abbot

Bodmin A38 Newquay A386 Torquay A392 A385 Paignton A30 Saltash PLYMOUTH A391 Plympton Brixham St Austell Torpoint Fowey Truro A390 A30 St Ives Redruth Camborne A39

Penzance A394 Helston Falmouth WICKES HOME IMPROVEMENT CENTRE INVESTMENT LOCATION & RETAIL WAREHOUSING TENURE, TENANCY ASSET MANAGEMENT EPC, VAT CONSIDERATIONS CATCHMENT POPULATION & SITUATION DESCRIPTION & PLANNING & TENANT’S COVENANTS & PROPOSAL CRIBBS CAUSEWAY BRISTOL BS34 5TS

Drains

Issues Cribbs Causeway

ain Dr Pond PROMIS estimate there is approximately 3 million sq ft of retail warehouse space in Bristol. Drain

HIGHWOOD LANE Given the lack of competing centres, we understand Drain the retail parks in the city, in particular Cribbs Causeway, attract shoppers from beyond the city’s catchment area, particularly from Bath, where there is a very limited supply of out of town retail accommodation.

The subject property is located in the heart of Cribbs Causeway, the dominant out of town shopping

D A destination in Bristol. To the rear of the property is a O R R E standalone Toys ‘R’ Us unit and opposite is a 175,000 D N A S Y sq ft Asda foodstore. To the west is Centaurus Retail L

D P A E Park where occupiers include TK Maxx, Hobbycraft, G O A R S U S S U R R O Carpetright and Tesco Homeplus. U A A D T N E C In the vicinity, further retailers include DSG, John Lewis, B&Q, Morrisons, Next Home and Sports Direct. There is also a large leisure scheme in close proximity, The Venue, which features a VUE cinema, Hollywood Bowl, a gym and several restaurant units.

The Mall Shopping Centre anchored by John Lewis provides another attraction here. The centre is home to a wide range of retailers including Jack Wills,

D Superdry, Lakeland, Thomas Sabo and Bose. All these A The Mall Shopping Centre O R

R E operators add to the critical mass of the location. M D ER N LIN A RO S AD LY Access to Cribbs Causeway is via Junction 17 of the M5, the B4055 to the east and the A38 to the west. Access to the property itself is from Pegasus Road, which also leads to the Toys ‘R’ Us and Halfords units.

THE CONE

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Description

The subject property provides a standalone purpose built retail warehouse unit let to Wickes, totalling 24,107 sq ft.

Internally, the unit is fitted out to Wickes’ specification. The ground floor area of the property is 22,743 sq ft. There is a first floor amenity block of 1,300 sq ft, which contains staff offices and facilities. There is sufficient eaves height within the unit to install a mezzanine, subject to planning.

Servicing is to the eastern elevation of the property, where there is a secure external compound, which is also used for storage.

Car parking is located to the front of the unit providing 98 spaces, equating to an attractive car parking ratio of 1: 246 sq ft.

The total site area is 1.74 acres, providing a low site cover of 32%.

Tenure Planning

The site, delineated below, is held freehold. Planning was granted in September 1985 for the erection of a non-food retail warehouse and a car park for 98 cars. Therefore, the property benefits from a fully open A1 non-food consent with no restrictions on subdivision or unit size, allowing for a wide range of retailers to occupy the scheme in the future. A copy of the consent is available on request.

Tenancy

The property is let on a full repairing and insuring lease for 25 years from 25 November 1991 to Wickes Building Supplies Limited. The lease expires on 24 November 2016. The current rent is £554,000 per annum, reflecting £22.98 per sq ft.

Asset Management Opportunities Tenant’s Covenants

The property provides the opportunity for an investor to create value through Wickes was established in 1972 and has grown into one of the UK’s leading DIY retailers. The company was re-letting the unit at lease expiry in November 2016 in the event that Wickes do purchased by Travis Perkins plc in February 2005 and now has a portfolio of over 200 stores across the UK, not renew. The unit is a regular shape totalling 24,113 sq ft and could therefore be selling a wide selection of home improvement products. We set out below the most recent company accounts subdivided. The large site area also gives the opportunity for future re-development. for Wickes Building Supplies Ltd. D&B Tenant Year Ending Sales Turnover (000’s) Pre-Tax Profit (000’s) Net Worth (000’s) We believe that given the strength of the location and the critical mass Cribbs Rating Causeway provides, any new entrants to the market or occupiers without representation here would be interested in this unit, along with owner occupiers. Wickes 29/12/2012 £976,136 £55,550 £273,471 Acquisitive retailers without a store here include The Range, Home Bargains, B&M, Building 5A1 Family Bargains, Poundstretcher and Dunelm. Supplies Ltd 31/12/2011 £980,450 £40,375 £230,250

Environmental Delta Simons have undertaken a Phase 1 Environmental Survey which is assignable to the purchaser. This gives the site a low environmental risk rating. A copy of the report is available on request.

EPC The property has an EPC rating of C54.

VAT The property has been elected for VAT and therefore VAT is payable. However, we anticipate the transaction to be treated as a ‘TOGC’.

Proposal We are instructed to seek offers of £5,820,000 (Five Million, Eight Hundred and Twenty Thousand Pounds), subject to contract and exclusive of VAT. This reflects an attractive net initial yield of 9% (assuming purchaser’s costs of 5.80%).

Further Information Paul Wilkinson T: 020 7317 3799 M: 07770 585313 E: [email protected]

MISREPRESENTATION NOTICE Ellie Kirkby Wilkinson Williams LLP give notice to anyone who may read these particulars as follows: 1 These particulars are prepared for the guidance only of prospective purchasers. T: 020 7317 3790 They are intended to give a fair overall description of the property but are not intended to constitute part of an offer or contract. 2 Any information contained herein (whether in the text, plans or photographs) is given in good faith but should not be relied upon as being a statement of representation or fact. M: 07764 241898 3 Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services or facilities are in good working order. E: [email protected] 4 The photographs appearing in this brochure show only certain parts of the property at the time when the photographs were taken. Certain aspects may have changed since the photographs were taken and it should not be assumed that the property remains precisely as displayed in the photographs. Furthermore, no assumptions should be made in respect of parts of the property which are not shown in the photographs. 5 Any areas, measurements or distances referred to herein are approximate only. Wilkinson Williams, 6 Where there is reference in the particulars to the fact that alterations have been carried out or that a particular use is made of any part of the property, this is not intended to be a Heathcoat House, statement that any necessary planning, building regulations or other consents have been obtained and these matters must be verified by an intending purchaser. 7 Descriptions of the property are inevitably subjective and the descriptions contained herein are given in good faith as an opinion and not by way of statement of fact. 20 Savile Row, London, W1S 3PR Plans are published for convenience of identification only and although believed to be correct, their accuracy is not guaranteed and they do not form part of any contract.

Designed and Produced by Creativeworld. Tel 01282 858200. September 2014. www.wilkinsonwilliams.co.uk

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