For Sale by Informal Tender
Extract – Indicative Site Masterplan document
LAND AT OAKINGTON ROAD, COTTENHAM, CAMBRIDGESHIRE RESIDENTIAL DEVELOPMENT OPPORTUNITY
Bid Date: 12 Noon on Friday 2nd December 2016
Land at Oakington Road, Cottenham, Cambridgeshire
CONTENTS
1. INTRODUCTION
2. LOCATION
3. DESCRIPTION
4. ACCESS
5. PLANNING
6. TECHNICAL
7. TRAVEL PLAN
8. RIGHTS, COVENANTS AND AGREEMENTS AND DECLARATIONS
9. TENURE/ VACANT POSSESSION
10. OVERAGE
11. VIEWINGS/ MEETING WITH SAVILLS
12. BIDS
13. TIMING
14. VAT
15. IMPORTANT NOTICE
16. FURTHER INFORMATION
APPENDIX 1: Data Room Index
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Land at Oakington Road, Cottenham, Cambridgeshire
1.0 INTRODUCTION
On behalf of the Landowners and Endurance Estates Strategic Land, Savills (UK) Ltd (“Savills”) are pleased to offer for sale by Informal Tender the freehold interest of land at Oakington Road, Cottenham, Cambridgeshire, hereafter referred to as “the Property”.
The land edged red extends to approximately 1.89 ha (4.68 acres) and benefits with a resolution to grant (outline planning permission) for the demolition of existing barn and construction of up to 50 dwellings with all matters reserved except for access. All of the documents submitted for the planning application are provided within the Information Pack.
The S106 is in the process of being signed and will be uploaded to the data room once completed.
The method of disposal is by Informal Tender and the deadline for the bids to be submitted is 12 noon on Friday 2nd December.
Preference will be given to clean unconditional bids and to parties who can clearly demonstrate they have undertaken full analysis of the site and understood all of the obligations to be placed upon them.
Interviews will be held on either Wednesday 7th or Thursday 8th December 2016. Prospective purchasers will be notified by Monday 5th December 2016 should they required to attend and Savills requests prospective purchasers keep these two dates free.
The full Information Pack can be found at www.savills.co.uk/cottenham and an index is provided at Appendix 1.
2.0 LOCATION
Cottenham is located within Cambridgeshire, lying approximately 10 km (6.2 miles) north of Cambridge and 20 km (12.4 miles) southwest of Ely. The village is situated on the B1049 which connects with Cambridge and the wider traffic network.
Cottenham village offers a range of services and facilities including a number of local shops, post office, a community sports centre and both a primary and secondary school.
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Land at Oakington Road, Cottenham, Cambridgeshire
Waterbeach provides the nearest railway links and is situated 6.5 km (4.1 miles) from the Property. This provides direct links to King’s Lynn and London, with the average journey time to Kings Cross Station being 59 minutes respectively. There are a number of bus services that run through the village into Cambridge city centre.
From the 2011 census, Cottenham has an estimated population of 6,095.
3.0 DESCRIPTION
The Property extends to approximately 1.89 hectares (4.68 acres) and comprises open grassland. The site is generally flat and contains a dilapidated timber building towards to the southeast boundary.
The Property is bound by Oakington Road to the south, existing residential to the north east and agricultural and grassland to the west and south.
The site is not located in or adjacent to a Conservation Area, with no Listed Buildings in the immediate vicinity.
4.0 ACCESS
The main vehicular access into the development will be provided from a new access on Oakington Road, the southeast boundary to the site.
5.0 PLANNING
Policy
The Property comes under the planning jurisdiction of South Cambridgeshire District Council (SCDC). Cottenham is a classified as a minor rural centre which is identified in the adopted SCDC Core Strategy.
Development Control
Our informal enquiries show the following has been submitted;
Ref. Application Description Decision Received I S/1952/15/OL Outline Outline application for the demolition of existing Granted- t Application – July barn and construction of up to 50 dwellings with subject 2015 all matters reserved except for access. to s106
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Land at Oakington Road, Cottenham, Cambridgeshire
A copy of the current planning application documents can be found in the Information Pack.
Section 106 agreement
The Section 106 agreement is currently in the final stages of negotiation with SCDC. However, the main obligations are as follows;
Primary Education - £148,500 Early Years - £59,400 Community Space - £50,000 Public Open Space - £95,000 Off site Open Space - £77,000 Waste Receptacles - £3,625 Healthcare - £16,440 (based upon 2.4 people per dwelling)
We ask that potential purchasers make it clear what assumptions have been made in relation to the Section 106 financial obligations within their offer submission.
Affordable Housing
SCDC requires the provision for affordable housing at the site at a rate of 40% of the total number of units to be delivered. 40% of 50 units gives a total of 20 units which has been agreed.
Indicative Scheme
An indicative scheme for the site was submitted as part of the planning application. This comprises 49 new homes providing the following mix:
1 bed flats – 6 units (12%) 2 bed houses – 10 units (20%) 3 bed houses – 16 units (33%) 4 bed houses – 12 units (25%) 5 bed houses – 5 units (10%)
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Land at Oakington Road, Cottenham, Cambridgeshire
6.0 TECHNICAL
Archaeological Desk-based assessment
CgMs Consulting prepared an Archaeological Desk-based assessment for Land at Oakington Road, Cottenham (February 2015). The report concludes as follows;
“.. there are no heritage assets within the proposed development site and there will be no impact upon any designated heritage assets within the wider area.”
Archaeological Trail Trench Evaluation
Pre-Construct Archaeology Ltd undertook a Archaeological Trial Trench Assessment for the Property in June 2015. This evaluation identified limited evidence for archaeological activity across the site at Cottenham of Early Roman and post-medieval date.
Flood Risk Assessment and Preliminary Drainage Assessment
Geosphere Environmental Ltd undertook a Flood Risk Assessment in July 2015. The assessment concluded;
“The site is not located within a flood zone. Furthermore, there are no significant identified flooding risks from other sources (fluvial, tidal, groundwater or surface water).....it is recommended that a conceptual drainage strategy is proposed and a detailed assessment undertaken.”
Phase 1 – Desk Study and Preliminary Risk Assessment
Geosphere Environmental Ltd prepared a Phase 1 – Desk Study and Preliminary Risk Assessment in January 2015 for Land at Oakington Road. The findings of this assessment conclude with the following;
“Based upon the findings of the preliminary risk assessment and walkover, a number of potential contaminant sources and pathways to potential receptors have been identified.”
“It is recommended that further investigation is undertaken to determine the extent of any potential contaminations and pathways to potential receptors”.
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Land at Oakington Road, Cottenham, Cambridgeshire
Phase 2 – Ground Investigation Report
Geosphere Environmental Ltd prepared a Phase 2 – Ground Investigation Report for the site in July 2015. The report concludes as follows;
“... it is therefore considered that the site may be developed without the need for remediation.”
All of the potential contaminant sources and pathways to potential receptors have been concluded within the report as being able to be controlled through recommended mitigation measures. The full report can be found within the Information Pack.
Preliminary Ecological Appraisal
The Landscape Partnership undertook a phase 1 habitat survey and prepared a Preliminary Ecological Appraisal Report. In accordance with good practice, the report has recommended that all building materials and debris should be carefully removed with consideration for animal presence. In addition a series of ecological mitigation measures were recommended including the integration into the masterplan of an ecological corridor on the western boundary of the site. A full copy of this ecological appraisal can be found in the Information Pack.
Surface Water Assessment
Cannon Consulting Engineers undertook a Surface Water Assessment for the site in February 2016. This report was prepared to support an outline planning application for the site. This demonstrates that sufficient surface water attenuation can be accommodated within the indicative layout in order to manage surface water runoff. A full copy of this assessment can be found within the Information Pack.
Landscape and Visual Impact Assessment
The Landscape Partnership were instructed to prepare a Landscape and Visual Impact Assessment which was issued in July 2015. The assessment concludes as follows:
“.. the proposals represent a scheme that would have only a limited influence on the surrounding landscape. There would be no effect on landscape designations and no significant effects on the key landscape features of the site or on character of the surrounding landscape”.
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Land at Oakington Road, Cottenham, Cambridgeshire
Tree Survey, Arboricultural Implications Assessment and Arboricultural Method Statement
The Landscape Partnership undertook a Tree Survey, Arboricultural Implications Assessment and Arboricultural Method Statement in July 2015. The assessment states and concludes with the following;
“The proposal provides an opportunity to ensure new planting and bring overgrown hedges back into regular management.”
Badger Corridor
Following consultation with the County ecologist, a 3m badger corridor is required to be retained on the south west boundary.
7.0 TRAVEL PLAN
Transport Planning Associates (TPA) were instructed to prepare a Travel Plan to accompany the planning application for the development of the land at Oakington Road, Cottenham.
The full travel plan can be found within the Information Pack.
8.0 RIGHTS OF WAY
The Property will be sold subject to and with the benefit of all rights, covenants and agreements and declarations affecting the Property.
A copy of the land registry documentation can be found in the Information Pack.
9.0 TENUE/ VACANT POSSESSION
The Property will be available freehold (absolute) with vacant possession.
Furthermore the Vendor will retain a 1m ransom strip on the northern and south west boundary which must be incorporated into the scheme. The Vendor will grant all necessary rights for the planning permission to be implemented.
The Vendor will therefore require an indemnity for the obligations contained within the s106 (ref S/1952/15/OL)
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Land at Oakington Road, Cottenham, Cambridgeshire
10.0 OVERAGE
We have been instructed to seek a sales overage on the open market accommodation.
11.0 VIEWINGS/ MEETINGS WITH SAVILLS
We encourage potential purchasers to inspect the Property and viewings can be booked with a Savills representative. We stress that care should be taken on the site and that Savills/the vendor accept no responsibility for injury or accident at the Property. Viewers visit the property at their own risk.
We recommend accompanied viewings and this should present an opportunity to discuss the opportunity in more detail.
12.0 BIDS
Savills have instructions to place the Property on the market with a view to selling the site at its best consideration. We ask that bids comprise the following information;
Purchase Price A 1:500 layout showing the mix and house type of the proposed scheme on the parcel selected A typical street elevation (2 parts) Details of the individual house types Affordable assumption (percentage and £ / sq ft) Details of a sales overage Detail of track record Confirmation of Board Approval Confirmation that the purchaser will pay the vendor’s reasonable legal fees (non-refundable and non deductible).
The sale is by informal tender, bids should be sent in a sealed envelope to Savills (UK) Limited, Unex House, 132-134 Hills Road, Cambridge, CB2 8PA and be received by 12 noon, Friday 2nd December 2016. The envelope should be marked “Cottenham – TPF”.
The Landowner will not be bound to accept the highest or indeed any offer and may withdraw the property from the market at any time.
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Land at Oakington Road, Cottenham, Cambridgeshire
13.0 TIMING
The method of disposal is by informal tender and the deadline for bids is 12 noon Friday 2nd December.
Interviews will be held on either Wednesday 7th or Thursday 8th December 2016. Prospective purchasers will be notified by Monday 5th December 2016 should they required to attend and Savills requests prospective purchasers keep these two dates free.
As part of the Heads of Terms process, we will set out a detailed timescale for exchange and completion. This will include a series of legal meetings to ensure the timetable is achieved.
14.0 VAT
Please note VAT will be charged on the sale of the site.
15.0 IMPORTANT NOTICE
Savills and the vendor give notice that (i) these particulars are produced in good faith and are set out as a general guide only and do not constitute any part of an offer or contract. They are believed to be correct but any intended purchaser should not rely on them as statements or representations of fact but must satisfy themselves as to the correctness of each of them; and (ii) no person in the employment of the agents, or the vendors has authority to make or give any representation or warranty whatever in relation to this property, (iii) intending purchaser seeking to rely on any survey, report assessment or statement produced for the vendors by any third party must make their own arrangements with the relevant third party.
Please be aware that all plans are subject to the purchasers surveys and due diligence.
16.0 FURTHER INFORMATION
The full Information Pack can be found at www.savills.com/cottenham and an index is provided at Appendix 1.
Please ensure that in the first instance all enquiries are made to one of the individuals dealing with the sale:
Savills Tom Fraser – 01223 347038 Unex House
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Land at Oakington Road, Cottenham, Cambridgeshire
[email protected] 132 - 134 Hills Road Cambridge Rebecca Saunders – 01223 347000 CB2 8PA [email protected] Tel. 01223 347000 Fax. 01223 347111
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Land at Oakington Road, Cottenham, Cambridgeshire
Appendix 1 – Dataroom Index
Planning
Application for Outline Planning Permission with some matters reserved Cottenham Application – Covering Letter – July 2015 Covering Letter – March 2016 Design and Access Statement – July 2015 Garden Areas by Plot Illustrative Layout – April 2016 Neighbours Notified – August 2015 Planning Statement – July 2015 SCI – Appendix 1 SCI – Appendix 2 Site Location Plan – July 2015 Site Plan – May 2015 Statement of Community Involvement – July 2015
Technical
Access Junction Visibility – PL03 – February 2015 Archaeological Desk-based Assessment – February 2015 Archaeological Trail Trench Evaluation – June 2015 Flood Risk Assessment and Preliminary Drainage Assessment – July 2015 Phase 2 – Ground Investigation Report – July 2015 Preliminary Ecological Appraisal – June 2015 Surface Water Assessment – February 2016 Transport Statement – Part 1 – July 2015 Transport Statement – Part 2 – July 2015 Travel Plan – July 2015 Tree Survey, Arboricultural Implications Assessment and Arboricultural Method Statement – July 2015
Phase 1 – Desk Study and Preliminary Risk Assessment Phase 1 – Desk Study and Preliminary Risk Assessment – Part 1 – Jan 2015 amended March 2016 Phase 1 – Desk Study and Preliminary Risk Assessment – Part 2 – Jan 2015 amended March 2016
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Land at Oakington Road, Cottenham, Cambridgeshire
Phase 1 – Desk Study and Preliminary Risk Assessment – Part 3 – Jan 2015 amended March 2016 Phase 1 – Desk Study and Preliminary Risk Assessment – Part 4 – Jan 2015 amended March 2016 Phase 1 – Desk Study and Preliminary Risk Assessment – Part 5 – Jan 2015 amended March 2016 Phase 1 – Desk Study and Preliminary Risk Assessment – Part 6 – Jan 2015 amended March 2016 Phase 1 – Desk Study and Preliminary Risk Assessment – Part 7 – Jan 2015 amended March 2016 Phase 1 – Desk Study and Preliminary Risk Assessment – Part 8 – Jan 2015 amended March 2016 Phase 1 – Desk Study and Preliminary Risk Assessment – Part 9 – Jan 2015 amended March 2016
Landscape and Visual Impact Assessment
Landscape and Visual Impact Assessment – July 2015 Landscape and Visual Impact Assessment – Appendix 2 – July 2015 Landscape and Visual Impact Assessment – Appendix 3 – July 2015 Landscape and Visual Impact Assessment – Appendix 4 – July 2015 Landscape and Visual Impact Assessment – Appendix 5 – July 2015
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