Kelvin House 14–20 Forbes Place / Marshall’s Lane, Paisley FOR SALE

Former office buildings including depot for residential / commercial development Contents

Particulars...... 3 Energy performance certificate...... 17 Site and floor plans...... 7 Instructions to offerors...... 18 Planning statement...... 13

2 Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley Kelvin House 14–20 Forbes Place / Marshall’s Lane, Paisley

Location Planning The site is located within the Town Centre of A Planning Statement is attached which offers Paisley, generally fronting Forbes Place, located further information and guidance with regard to some 0.25 Kilometres south of County Square future re-use of the site and buildings, with the along St. Mirren Street and then Causeyside note that residential development would be a Street. Location/site layout plans are included suitable development outcome. Interested parties for information. may wish to contact the Strategy and Place Team of Communities, Housing and Planning Services Description (Sharon Marklow: 0141 618 7835) to discuss their proposals in greater detail. Extending to 0.293 Hectares (0.72 Acres) or thereby, PLEASE NOTE the site is generally level but remains occupied by 3 buildings, 2 formerly used as offices with car That it is necessary for offerors to provide an parking and also an industrial style portal frame indicative development statement and proposal building previously used as additional covered car with their offer with accompanying plans etc. parking. Part of the car parking is burdened by an (4 copies of each). This must also include upper storey car park held under long term lease an Outline Business Plan and Development by a neighbouring owner and is accessed from Programme. The Council reserves the right their neighbouring premises. The building fronting to reject any offers received that do not 14-20 Forbes Place is Category ‘B’ Listed, whilst contain the required information. Kelvin House, the building fronting Marshall’s Lane, is Category ‘C(S)’ Listed. Adjacent to and accessed from the car park, Kelvin House also includes an electrical sub-station. A site layout plan is included for information showing the extent of ownership and the burdened car park area. Indicative layout plans of the existing buildings are shown attached. The main office premises are graded G for Building Energy Performance as noted on the attached Energy Performance Certificate.

Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley 3 4 Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley Services Offers Main services are understood to be available in the Offers are invited for the development site and any vicinity. However, the Council does not guarantee party wishing to register an interest in the possible the adequacy of services and prospective purchasers acquisition of the subjects should observe the are advised to satisfy themselves as to the directions outlined in the “Instructions To Offerors” provision, location and condition of all services. section of these particulars.

A closing date will be set in due course and Title notification of this procedure will be provided on the Council’s website. Any prospective purchaser requiring to examine the Council’s titles to the subjects should note that they are available for inspection between the weekday Viewing hours of 10 am and 12 noon and 2 pm and 4 pm Access to the building is by arrangement only. (Fridays 3.45 pm), subject to prior arrangement at Interested parties should make contact with the the offices of: Corporate Governance, Asset and Estates Section as noted above. Detailed House, Cotton Street, Paisley (Margaret Craig tel: requirements for access for building survey, etc. can 0141 618 7170). also be accommodated by prior arrangement. All parties viewing should note that they enter the site Further Information at their own risk and undertake to free and relieve Renfrewshire Council of any claim arising from For further information, please contact: entry to the site. Renfrewshire Council SPECIAL NOTE Asset & Estates Section Finance & Resources Should you be registered disabled or class yourself Renfrewshire House as disabled, please advise if you have any special Cotton Street requirements or require these particulars in a Paisley PA1 1JD different format by telephoning 07534 008 237.

John Mitchell–07534 008237 [email protected]. www.renfrewshire.gov.uk

Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley 5 6 Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley Kelvin House 14–20 Forbes Place / Marshall’s Lane, Paisley

SiteSit e andPlan, Kelvin H oFlooruse Marshall's Lan ePlans, Paisley Ref: E2934 I 1:1,000

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Area to be sold extends to 2,930 sCqarm P aorkr thereby.

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Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley 7 Floor Plans

8 Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley 9 Floor Plans

10 Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley 11 12 Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley Kelvin House 14–20 Forbes Place / Marshall’s Lane, Paisley Planning statement

1. Introduction 2.2 The Site This Development Brief offers potential developers The site extends to approximately 2,930sqm guidance on the redevelopment of a prominent in total (0.293 hectares) and is generally level, town centre site in Paisley, currently in the rising to the south at Marshall’s Lane. ownership of Renfrewshire Council. The site The site has three access points; Forbes Place to features two significant buildings—14–20 Forbes the north, Marshall’s Lane to the south east and Place (category B listed) and Kelvin House (category Cart Walk to the east which links to Bridge Street C(S) listed). An ancillary former depot building (pedestrian only). Vehicular access on Forbes and car park structure also feature in the site. Place is restricted to one way movement (east to west) on a single lane carriageway, accessed from 2. Local Context, Causeyside Street. The pedestrian access on Bridge Site and Buildings Street comprises a riverside walkway which provides a link to the town centre. At its northern end, 2.1 Local context Marshall’s Lane provides pedestrian access on to the Cart Walk. (see site plan on page 14) The site lies in the heart of Paisley town centre, on the south bank of the White Cart Water (see 2.3 The Buildings Location Plan). The site is closely aligned to the Quarter of the town centre, an important The site includes four built elements (see Site Plan and popular historical and civic area and one that page 14): 14–20 Forbes Place; Kelvin House; a is growing in recognition as a significant events former depot and a decked car park. The buildings space. The site is conveniently located to the east were vacated by Renfrewshire Council in November of Causeyside Street, one of the main arteries into 2009 and have in recent years been in private the town centre. Causeyside Street is an important ownership. and attractive shopping and commercial street, with a number of buildings and the public realm refurbished over recent years. Forbes Place to the north and Orchard Street to the south are primarily residential with a small number of commercial uses at Bridge Street. To the immediate west and north of 14-20 Forbes Place are buildings of a similar design and age. 4–6 Forbes Place was recently restored and converted to residential use.

Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley 13 1 Hall 6 0 9 o 1 7 t 4 1 Car Park Shelter

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GEO User: ptpollockc1 Kelvin House / Forbes Place Location Plan 0 40 80 120 160 Metres I Date: 05/09/2019 Ordnance Survey Mapping - © Crown Copyright and database right 2019. All rights reserved. Ordnance Survey Licence number 100023417. Scale 1:2,000

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14 Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley 2.4 14–20 Forbes Place 2.7 Decked car park

This Category B listed terrace (built circa 1830) has A two-storey steel framed decked car park was a total gross floor area of approximately 1,307 sqm constructed to the rear of the site in 1991 and (14,069 sqft) and is currently connected to Kelvin is currently on a long lease to the owners of the House on three levels via a 1970s extension. former Co-op building. The upper deck is not included in the disposal. The legs supporting the The corner to Cart Walk is curved, creating an upper deck are set into the ground area of the site attractive elevation. The rear of the building is and maintenance of these is the responsibility of roughcast from first floor level, with the ground the lease-holder of the car park. The ground floor floor rendered and painted. The interior is mostly car park is accessed via Marshall’s Lane and is open plan with the structure being supported included within the disposal. An access right exists centrally on cast iron beams and columns. Floor over this part of the site to enable maintenance of to ceiling heights are approximately 3.5m and the legs. access to the upper floors is via traditional turnpike turrets with stone flags projecting to the rear of the building. 3. Policy Context and 2.5 Kelvin House, Marshall’s Lane Supporting Information

This former office building was built in 1939, with Relevant statutory land use policies relating to town a link corridor to a 2-storey 19th century building centre uses and the built environment are set out in added in 1949. It is a Category C(S) listed, 3-storey, the Renfrewshire Local Development Plan which can rectangular-plan office building with Art Deco front be obtained from the Council’s website. elevation and is constructed from rendered brick with sandstone and concrete dressings. 4. Development Principles In front of Kelvin House is a surfaced area, accessed This section of the brief sets out the planning and from Marshall’s Lane, previously used as a car park design requirements which should be taken into for approximately five vehicles. A sub-station exists account in preparing development proposals for the within the site, adjacent to the southern elevation site. The guidance does not intend to be prescriptive of Kelvin House (see site particulars for details). but to establish basic principles. It should be noted that applications for planning permission in 2.6 Former depot, Marshalls Lane principle cannot be accepted in this instance. Facing Marshalls Lane, this former depot is a There are opportunities to use the site in different common brick construction with a corrugated roof ways. The redevelopment or demolition of finish on steel trusses. The building is vacant and any listed building will require to adhere to has neither architectural nor townscape merit. Scottish Government, Renfrewshire Council Local Development Plan policy and design guidance and Historic Environment Policy for . Listed building consent and planning permission will be required. The Council encourages pre-application consultation.

Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley 15 5. Possible Development 5.2 Access and parking Solutions Marshalls Lane will provide the principle vehicular entrance to the site. The town centre location The site is both prominent and significant to the of the development, together with the close heritage of Paisley town centre. The development proximity of public transport links, will be of the site should be considered in a comprehensive considered in appraising development proposals manner and should avoid a piecemeal approach. and it is recognised that some flexibility on parking Views both to and from Paisley Abbey, Town Hall standards may be required. and Abbey Close are a key design consideration. 5.3 Public realm A residential-led proposal would be suitable for the site. Over recent years, town centre living around Given its attractive riverside setting, significant the site has increased significantly – in the former historic townscape and existing pedestrian access, Arnotts building on Gauze Street, on Cotton Street the site is important in terms of public realm and and in student accommodation on Witherspoon permeability of the wider town centre. Although Street. The current proposal for residential use limited in scale, there are opportunities for public on the adjacent former Institute site is further realm proposals within the site. In considering evidence of the changing character of this part of redevelopment proposals, the developer should Paisley town centre. familiarise themselves with the Council’s aspirations for the town centre and align proposals with these. 5.1 The buildings 6. Other Site Development Issues 14-20 Forbes Place is Category B listed. A sympathetic conservation standard restoration of The developer will be solely responsible for the the building is desired to ensure that the character following:- and integrity of the building is retained. • Establishing to their satisfaction the whereabouts Kelvin House is Category C(S) listed. While the re- of. and constraints concerned in, on, over, under use of this building is encouraged, demolition and and adjacent to the site; redevelopment of the site may be considered. If • Ensuring compliance with all statutory it is demonstrated that, despite efforts to identify undertakers’ requirements, including drainage; and practical ways of retaining Kelvin House, demolition is the preferred option, a new build development • Ensuring compliance with requirements of of a scale sympathetic to the adjacent Forbes Place planning and building standards consents. building may be considered.

Any new building would be required to address 7. Expectations of purchaser the public walkway and provide an active frontage Prospective purchasers should demonstrate the which leads to the creation of a safe, pleasant and deliverability of the development proposals in terms accessible place. of a Business Case, proof of financial viability and The former depot at Marshalls Lane is derelict with an outline programme for the development. This no architectural or townscape merit. The preferred information should be submitted with an offer to development solution for this building is demolition purchase. and redevelopment.

16 Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley Kelvin House 14–20 Forbes Place / Marshall’s Lane, Paisley

Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley 17 Kelvin House 14–20 Forbes Place / Marshall’s Lane, Paisley Instructions to offerors

1. Offers to purchase must be addressed to :- 5. The successful Offeror if appropriate must satisfy him/herself as to the ground conditions and Director of Finance and Resources terms of the title deeds. The Council gives no Renfrewshire Council warranty in respect of any of these issues. Customer Service Centre Payments Area 6. Renfrewshire Council does not bind itself to Renfrewshire House accept the highest or indeed any offer and Cotton Street in supplying these particulars is not issuing Paisley PA1 1AN instructions and therefore will not bear any liability for agents or other fees. The Envelope should be marked “OFFER TO PURCHASE KELVIN HOUSE, MARSHALL’S LANE 7. Every effort has been made to ensure the sales AND FORBES PLACE, PAISLEY”. It should bear no particulars are accurate, however their accuracy distinguishing mark to identify the sender and it is not warranted and they should not be used as should also be securely sealed. If hand delivering, the basis of any offer. please take the sealed and correctly completed 8. Offers should include details of the proposed use envelope directly to the Payments Desk situated in to be made of the subjects and if for purchase, the Customer Service Centre to have the delivery should include plans where appropriate for both properly receipted. It is the sole responsibility of site and building layouts by way of a formal the offeror to ensure that offers are submitted to submission, to include:- the correct address by the closing date (which will be set in due course). No faxed or emailed offers a) Four copies of 1:250 scale layout plans of the will be accepted. sites showing building layouts, surface finishes, storey heights, roads and footways/footpaths, 2. All offers should be submitted in proper Scottish parking, initial drainage and flood prevention or Legal form. surface water attenuation proposals, landscaping 3. The subjects are offered for sale in their current and proposed boundary treatments to at least a condition as at the date of these. sketch or conceptual level (one set of plans should be reduced to A3 or A4 size) and 4. The successful Offeror will be deemed to have satisfied him/herself as to the suitability of b) A brief written description of the proposed the subjects for the envisaged use, and will be scheme with a clear statement on the proposed responsible for obtaining statutory or other approach to the project. consents required in connection with the intended use, or any proposed development.

18 Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley c) Four copies of scale layout drawings for 14. The Council may require that a proposed refurbishment / conversion or redevelopment development shall be completed within two of the buildings on site. years (or such other time period as may be agreed by the Council) from the date of d) An Outline Business Plan and Development conclusion of missives. Programme. 15. Under any proposed sale, in the event that 9. All prospective purchasers should note that in settlement is not effected within 9 months from appropriate circumstances where development the date of conclusion of missives, the Council is proposed, a sale will be conditional upon the will be entitled at its sole discretion to resile granting of planning permission by Renfrewshire from the bargain (with no expenses due to or Council and statutory consents by the relevant by either party) or to apply an uplift on the bodies. purchase price from the date of conclusion of 10. In cases requiring the approval of the missives until settlement based on the Halifax appropriate Council Policy Board this will be House Price Index. sought at the first appropriate opportunity 16. The Council will elect to charge VAT on the following the closing date. purchase price. Offerors are instructed to 11. The Council reserves the right, at its absolute present their offer price exclusive of VAT. discretion, to withdraw from negotiations in the event missives of sale are not concluded within 8 weeks of notification of the Council’s decision.

12. Missives of sale may require that the prospective purchaser undertakes site investigation (if appropriate) and submits a planning application within 12 weeks (or such other time period as may be agreed by the Council) of the date of the conclusion of missives.

13. The Council may seek a non returnable deposit (10% of the sum offered), payable upon exchange of missives, for any sale proposal.

Kelvin House: 14–20 Forbes Place / Marshall’s Lane, Paisley 19 Strategy and Place Team Communities, Housing and Planning Services 0141 618 7835