Edward King House MINSTER YARD LINCOLN, LN2 1PU

An exciting and unique opportunity to acquire extensive freehold offices and land adjacent to Lincoln cathedral Executive Summary

✻ Lincoln is an attractive, historic cathedral city and the administrative centre of the county of Lincolnshire.

✻ Situated in the Cathedral and City Centre Conservation Area within the historic ‘uphill’ district of the city centre, immediately to the south of Lincoln cathedral, a mixed use location being within the heart of the tourist quarter of the city.

✻ A rare opportunity to acquire this outstanding Grade II* listed Gothic revival style property built upon the Medieval foundations of the remains of the Bishop’s Palace.

✻ The accommodation extends to approximately 1,745 sq m (18,784 sq ft) NIA/ 2,502 sq m (26,934 sq ft) GIA, with 40 car parking spaces.

✻ Part income producing with the Stables buildings currently let to The Historic Building and Monuments Commission for England.

✻ Freehold

✻ Attractive landscaped grounds extending to 1.024 hectares (2.53 acres)

✻ The site and buildings offer an exciting opportunity to develop, refurbish and repurpose for a range of possible uses including offices, conference venue, retail, residential, hotel, tourism, education, religious centre, subject to planning permission.

✻ Offers are sought in excess of£2,500,000 , subject to contract and exclusive of VAT.

2 In ve rness

Aber deen

Dundee

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Newcastle Dum fries International Airport Newcastle upon Tyne

A69 Port of Tyne Prudhoe A194(M) Carlisle A68 A694 Sunderland Consett Lanchester A690 A19 Durham M6 Hartlepool A 1(M) Stockton-on-Tees Middlesbrough A66 A66 Teeside International Airport Darlington A174

Scarborough

A19 A 1(M) Harrogate Dri eld M6 A166 A165 York

Leeds and Bradford A64 A1079 A614 International Airport A64 Market Weighton Brandesburton Leeds A19 Beverley Bradford A614 Blackbur n Kingston upon Hull Burnle y M62 Preston Port of Hull M62 Port of Goole A15 M18 Scunthorpe Humberside M61 M62 Airport Grimsby Barnsley M180 Manchest er Doncaster M1 A15 Liverpool M6 2 Warrington

Shefﬁeld M5 6

A57 Lincoln

Chester M1 A1 Skegness M6

Nottingham Lincoln is a vibrant University City which wider regional role that extends to cover offers a variety of facilities including an much of Lincolnshire. Lincoln is the Grantham excellent choice of shops, restaurants, administrative base for the City Council Derby public houses and leisure facilities. The and Lincolnshire County Council and is city is located 144 miles north of London, home to Magistrates and County Courts. 35 miles north east of Nottingham, 46 It is also the main retail centre with a A1 miles south east of Sheffield Kiandng 54 ’s L ynnrange of high street stores to its centre Telford miles north east of Leicester. For access and various retail parks onNor itswi periphery.ch M1 further afield and direct commuting to London, there are several direct daily TheA4 city7 is a popular tourist centre with Leicester A47 M54 M42 trains from Lincoln to London Kings Cross visitors attracted by the numerous historic buildings including the Cathedral, the Peterborough and the A15 (North) provides easy access to the M180 motorway network and Castle, and the Medieval Bishop’s Palace. M69 Humberside Airport, whilst there is also The Castle has recently benefitted easy access west to the A1 at Markham from a £22 million restoration and Birmingham A1 (M) Moor and Newark (A1) via the A46. redevelopment to tie in with the 800th Location M6 anniversary of the signing of the Magna The ceremonial county of Lincolnshire Carter. Coventr y covers some 2,687 square miles and is Lincoln is one ofM45 England’s finest cathedral cities and one ofA1 England’s4 largest counties second The County of Lincolnshire has a long the administrative centre for the county of Lincolnshire in size only to Yorkshire. The resident association with the Royal Air Force and M5 population of the ceremonial county as today is home to a number of key bases with a population of approximately 543,367. It is at 2011 was approximately 713,500. including RAF Waddington, Coningsby, M40 Bedfor d Scampton and Cranwell, home to the also a growing University City with close to 15,000 Due to its size andCambridg central location,e RAF College. Associated with the bases students and academic staff based at the City’s main Lincoln as the county town acts as the are a range of defenceIpswic contractors.h M1 main centre for jobs and facilities in campus. Central Lincolnshire and performs a

3 Milton Keynes Luton Enterprise M11 Colchester Park Cheltenham M40 Stevenage Stansted Airport Gloucester Aylesbur y A1 (M) Luton Airport Oxford Harlow

M25 M5 High Wyc ombe

Swansea Southend-on- Sea Swindon M4 M4 London Cardi Bristol M4 Heathrow Airport M25

Bath M25 Weston-super-Mar e M3 Guildfor d M20 M23 Gatwick M5 Salisbur y Winchest er Crawle y Taunt on M3

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H R o a d

d Situationa o R n o tt ri T B Firth Road ee vo Firt r S h Road tr eet The property is situated in the CathedralPortland Street and City Vehicular access to the property is via St Michael on the Mount and Lincoln A15 South Greestone Place, off Minster Yard, within College of Art & Design, both accessed Centre Conservation Area within the historic ‘uphill’ close proximity of Wragby Road (A1434). off Christ’s Hospital Terrace.

district of the city centre, immediately to the south of The property occupies a mixed use The property has a commanding position Lincoln Cathedral. location being within the heart of adjacent to Lincoln cathedral, benefitting the tourist quarter of the city. Nearby from sweeping views over the city, given occupiers include The Old Palace Hotel, its elevated position on a south facing within the converted former Church of hillside.

4 Description

Edward King House & Attached Chapel Edward King House is a Grade II* listed building built The first floor comprises a similar arrangement of upon the Medieval foundations of the remains of the cellular offices, together with more open plan rooms Bishop’s Palace, most recently used as a Diocesan including a large conference/meeting room with bay Retreat and Conference Centre and Diocesan offices. window. There is also a large kitchen on the first floor. The earliest part of the property forming the south west corner of the Palace dates from 1727, but was The second floor comprises a series of cellular remodelled in Gothic Revival style in 1866. The rooms, the southern rooms of which have previously adjoining chapel dates from 1898 in Decorated been occupied as en-suite bedroom accommodation, style and is situated above the service rooms of the now mostly utilised as offices. The property retains adjoining Bishop’s Palace, a mid twentieth century many of its original features including panelled addition to the south. stairwell with early 18th century cantilever dogleg stair with decorated string and turned balusters. There The accommodation is principally arranged over are a number of original fireplaces and bay windows ground, first and second floors with part basement with mullions and transoms. and third floors comprising a single room within the front tower section. The oldest part of the property Within the front tower there is a single room on the is of stone construction with crenellated parapets third floor accessed via a narrow stone spiral staircase. beneath pitched slate covered roofs. The mid There is a part basement level comprising an office/ twentieth century addition to the south is of three library together with a number of store rooms. storey stone with gabled mansard slate roofs. To the To the front of Edward King House is a driveway and north is a more recent addition dating from the mid- turning circle with 36 designated car parking spaces 1960’s of dressed stone construction beneath a flat with planted borders and lawns. To the south of roof. Edward King House is an enclosed formal garden The main entrance to the property at the front comprising lawn and planted borders. accessed from the car park is via a projecting porch The adjoining chapel is accessed via an entrance with parapet and arched doorway leading to the corridor from the main reception within Edward ground floor reception off which is situated an King House. It has a low pitched leaded roof with administration office and large meeting room with crenellated parapet, coved eaves and pointed arch bay window overlooking the lawned garden to the windows with hoodmolds. There is a Gardener’s rear. The remaining ground floor accommodation store/workshop at lower ground floor level. comprises mostly cellular office accommodation off a connecting corridor but includes some larger grand rooms, together with an open plan office to the rear within the 1960’s section.

5 Description

Bishops Palace (The Stable Block and Remains) The property is roofless except for the former The remains of the Bishop’s Palace lie between stables and Alnwick Tower which we understand was Edward King House and the former Stables. We restored in 1838. The Tower is of three storey stone understand that they date from the late 12th and construction with crenellated parapet. The former 13th centuries and comprise a range of domestic Stables are of dressed stone beneath pitched slate buildings with 14th and 15th century additions. The covered roofs of Tudor Revival style with elliptical Palace was destroyed during the Civil War. headed carriage openings and flat headed mullion windows with hoodmolds. Internally, the former Beyond the Medieval Bishop’s Palace is a Stables provides a combination of offices and a retail contemporary heritage garden, together with a small shop on the ground floor with offices to the first floor. vineyard on the south facing slope planted with vines donated in 1972 by Lincoln’s twin city Neustadt an der Weinstrasse, Germany.

6 Floor Plans

Floor plans for the main building, Edward King House, are included below. A full set of drawings is included with the data site.

Garden Floor Ground Floor

First Floor Second Floor

7 Site

The site of the property is roughly square in shape, with Minster Yard and the Cathedral to the north, residential property to the east, gardens to the south and a hotel and education premises to the west. By reference to the Ordnance Survey Extract, we calculate that the property has an area of 1.024 hectares (2.53 acres).

8 Accommodation

Measured in accordance with the RICS Code of Measuring Practice (6th edition), we calculate that the property provide the following approximate net internal areas:

Building/Floor Use Sq Ft Sq M Edward King House/Ground Offices 4,725 439 Edward King House/First Offices, kitchen and meeting rooms 4,639 431 Edward King House/Second Offices including former en-suite bedrooms 3,617 336 Edward King House/Third Former lounge 161 15 Edward King House/Garden Level Library and stores 1,302 121 Sub Total Net Internal Area 14,444 1,342 Stables/Ground Offices, Visitor Centre and Shop 1,145 106 Stables/First Offices 1,162 108 Sub Total Net Internal Area 2,307 214 Chapel/Ground Religious 1,119 104 Chapel/Lower Ground Stores/Workshop 914 85 Sub Total Net Internal Area 2,033 189 Total Net Internal Area 18,784 1,745

Furthermore, we calculate that the gross internal floor area of Edward King House is 2,009 sq m (21,625 sq ft). The Stables Block is estimated to have a gross internal floor area of 304 sq m (3,276 sq ft) and the Chapel 189 sq m (2,033 sq ft). The total gross internal area of the whole property is approximately 2,502 sq m (26,934 sq ft).

Externally, there are 36 designated car parking spaces to the north-west of Edward King House and 4 spaces adjacent to the Stables.

Planning

The site is in use for offices and associated activities. Changes to planning legislation in 2020 have Its location within the Central Lincoln Mixed Use broadened the range of uses that can take place Area means that a range of other uses identified in via permitted development (and without the need policy LP33 may be supported on the site, including: for a planning application). This could potentially Shops (A1); Offices used by the public (A2); Food and present an opportunity for other uses on the site to Drink Outlets (A3, A4 and A5); Business (B1); Houses be pursued more easily, although this will depend on and flats (C3); Residential Institutions (C2); Hotels the current use being formally established/accepted (C1); Student halls of residence; Community, leisure by the LPA. Any new uses on the site should consider and recreation facilities (D1 and D2); and Theatres. the implications on the historic environment. However, the site also comprises many protected historic buildings/structures and is also located City of Lincoln Council do not charge for pre- within the Conservation Area. It is important that any application advice and therefore, early discussions development potential is set against this context to with the LPA are encouraged if new uses/ ensure that any proposals would be sympathetic to development are being considered. these heritage assets.

11 Business Rates

By reference to the Valuation Office Agency internet rating list www.voa.gov.uk, we understand that the following entries appear on the 2017 valuation list:

Property Address Description Rateable Value Diocese of Lincoln, The Old Palace, Minster Yard, Lincoln LN2 1PU Offices and premises £81,000 Lincoln Medieval Bishops, The Old Palace, Minster Yard, Lincoln LN2 1PU Historic building and premises £1,000 Total £82,000 EPC Edward King House: C73 The Stable Block: C61 Services We understand that the property is connected to all mains services. 12 Tenure N Freehold with vacant possession of Edward King House and subject to the following tenancies:

✻ The Medieval Stables Block forming part of the Bishop’s Palace is let to the Historic Buildings and Monuments Commission for England under the terms of a lease to expire 31 March 2024, subject to a rolling mutual break clause from 1 April 2022. The passing rent is £22,000 pax.

✻ The Old Palace Kitchen Garden (Vineyard) is let to The English Heritage Trust and currently the subject of a lease renewal for a new proposed term of 15 years at a nominal ground rent

✻ The remains of the Bishop’s Palace is a Scheduled Ancient Monument (SAM) held under a property guardianship agreement by English Heritage Trust.

The title is subject to an overage provision for a period of 25 years from 27 February 2008 triggered by the granting of planning permission that increases the value of any part of The Old Palace Complex. The overage provision is equal to 25% of the increase in value. Full details of the overage provision are contained within the title documents included within Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office. © Crown copyright licence number 100022432 Savills (UK) Ltd. the Data Room. Published for the purposes of identification only and although believed to be correct accuracy is not guaranteed. 13 Further Information

Data Site All available site information is held on a dedicated Data Site and includes the following:

✻ Architect’s floor plans including CAD drawings

✻ Professional photography including drone images

✻ Title Plan & Register

✻ Copy tenancy documents

✻ Planning Report

✻ Planning decision notices

✻ Rates assessments

✻ Asbestos Management Plan

✻ EPCs

Please contact the agents for access to the Data Site. PROPOSAL Offers are sought in excess of £2,500,000, subject to contract and exclusive of VAT. VAT We understand that the property is elected for VAT, which will therefore be applicable to this transaction. MONEY LAUNDERING REGULATIONS In accordance with the Money Laundering Regulations, the purchaser will be required to provide full proof of identity, address and funding prior to an offer being accepted and solicitors being instructed.

14 VIEWINGS

Strictly by appointment only with the Sole Agent, Savills.

Enfield Chambers 18 Low Pavement Nottingham NG1 7DG

CONTACT DETAILS

Ian Muxlow [email protected] 07967 555584

Victor Ktori [email protected] 07870 999 467

IMPORTANT NOTICE

Savills, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

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