M4 Junction 35, South Wales A rare opportunity to acquire a residential development site with planning permission for up to 1,850 new dwellings in a proven location plus additional land with extant permission for a wide range of employment, retail and leisure uses but with strategic alternative use potential.
OVERVIEW
• Strategically located approximately 2 miles from • The residential site represents the largest housing • Lot 1 comprises approximately 100 hectares (250 • Lot 2 comprises approximately 215 hectares (530 acres) Junction 35 of the M4 motorway along the A473 allocation in the development plan, identified to acres) with the benefit of planning permission in situated between the M4 motorway and the residential between the established settlements of Pencoed deliver 15% of the entire housing need of the county outline for up to 1,850 new dwellings, neighbourhood land which benefits from extant planning permission for and Llanharan. borough and approximately 60% of all housing centre and new school plus full permission for a range of employment related uses, but potential for growth in the more affluent southern corridor. infrastructure and creation of development plateaus. alternative development, including additional residential, • A location where there is proven developer and occupier subject to receipt of planning permission. demand demonstrated by earlier residential phases • There is limited competing housing land with the local • Highway infrastructure including the main roundabout completed by national and regional housebuilders. authority only having 1.3 years of housing land supply. access off the A473 and first phase of the by-pass • Offers are invited by informal tender. The property is road plus services are partially installed to the available as a whole, or separate offers for either Lot residential site. 1 and/or Lot 2 will also be considered. PARC LLANILID SOUTH WALES
PARC LLANILID: LOCATION & COMMUNICATIONS
AN INTRODUCTION The property sits at the south western boundary of the Rhondda Cynon Taff Local services are available in the villages of Llanharan and Pencoed with a more authority area, adjoining the administrative area of Bridgend County Borough. extensive range of amenities available in Talbot Green Retail Park (4 miles) Bridgend Town Centre and Mcarthur Glen Designer Outlet Village – Bridgend (6 miles). Parc Llanilid comprises the redevelopment of the former It is strategically located only 2 miles north east of Junction 35 of the M4 Llanilid Open Cast Coal Site (OCCS) plus adjoining agricultural motorway and is accessed off the A473 between the established residential land. It is a significant residential led mixed use development settlements of Pencoed and Llanharan. Location Distance (Miles) Distance (Kilometres) forming the largest strategic development allocation in the Bridgend 6 10 Rhondda Cynon Taff development plan The site is located between the M4 motorway and the mainline Swansea to London and identified to deliver approximately 60% of their housing railway line on the Great Western line and is intersected by the A473, which Cardiff 18 29 growth within the more affluent southern corridor over the separates the greenfield element of the residential site form the brownfield element. Swansea 27 43 next decade. Direct rail services are available to Cardiff Central in 18 minutes from Llanharan Bristol 57 92 Station which is located approximately 1.2 miles from the property and Cardiff The property that is being offered for sale forms part of a London 163 262 larger development masterplan which extends in total to Wales Airport is approximately 17 miles to the south. approximately 440 hectares (1,090 acres).
The site was originally assembled by a firm of strategic land specialists. In 2004, planning permission was granted for the development of a film studio complex, golf course, leisure complex, hotel, conference centre, offices, business park, 4 3 warehousing, light industrial, hospital, budget hotel and 4 3 waelod gart associated infrastructure, with a separate planning permission r nmen n Llantrisant Lis ane M4 for the first phase of 250 residential dwellings granted in 2008 Talbot reen 4 Talbot reen S o ing ar which has since been developed out. Mc rt r len 4 3 M4 Designer O tlet 411 4 The film studio development has been implemented by the M4 M4 construction of 4 silent stages together with highway and Ca el Llanede rn 35 Llanilltern service infrastructure including part of the by-pass road and M4 34 associated services which provides access to the residential ridgend 4 3 4 element of the site. Works have also been undertaken on the 4 site to fill former mine workings to an appropriate standard and this has subsequently been monitored for settlement. A St agans wenn number of detailed ground and site investigation reports have 4 endo lan 4232 Maend 4 Cardi been commissioned and are available to view in the data enll n room. 4232 Cowbridge St ic ols In 2016, outline planning permission was granted for up to 4 1,850 new dwellings plus village centre and a new school. Full Llando g planning permission was also granted for the infrastructure and early works required to provide development plateaus for Not to scale. For indicative purposes only. the first phases of residential development.
3 PARC LLANILID SOUTH WALES
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Pond Shelter Golf Course Play Area GP The vendor benefits from a restrictive covenant which restricts the St Illtyd's Church Bea r PO Inn LB GP Shelter Tylacoch Ty T Isaf r ac k Llanharry GP GP Hall Spring El Sub Sta use of the Westair/ Dragon site such that it can only be used for Pond
e u en v A n P o ath (um is dd A A Dra ) el f in ) r M um y 4 ( n in th n i a Dra P S Dra ) P ath (um urg at P h a film and television production and studio complex, theme park, e r Club y
Issues Llanhari County Primary El leisure facilities, silent stages, studio business village and academy, School Sub Sta Gas NOTE - Reproduced from the Ordnance Survey Map with the Pond Chy Gov Dra in
permission of the Controller of H.M. Stationery Office. Fron-wen Farm
Linden Court Ysgol © Crown copyright licence number 100024244 Savills (UK) Limited Dra hospital, fitness centre together with reasonable levels of ancillary in Gyfun Llanhari ESS
NOTE - Published for the purposes of identification only and El Dra Sub in Capel St Peniel although believed to be correct its accuracy is not guaranteed. a Sewage Dra in Ppg Sta staff accommodation not more than 10 celebrity residences and MCL: 23782/LLANILID_BROC v2 Date: 30/08/2017
The Cartographic & Design Team, Wessex House, Wimborne, Dorset. BH21 1PB Allotment Gardens
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h the assumption that the restrictive covenant will not transfer. Offers T for Lot 2 should be made on the assumption that this will transfer. The areas shaded orange on the Site Plan will be retained by the vendors with suitable rights granted for drainage infrastructure.
4 PARC LLANILID SOUTH WALES
PLANNING STATUS & DEVELOPMENT PROPOSALS
The property is wholly located within the administrative area of Rhondda Cynon Taf County Borough Council. The property is known as the “OCC site” within the Local Development Plan (LDP) and Policy SSA9 states that:
“The Council’s vision for the OCC site as a whole is the enhancement of Llanharan (with Brynna and Bryncae) as a Key Settlement in Rhondda Cynon Taf, through residential, employment, leisure and community development, and restoration and enhancement of the landscape and habitats”.
LOT 1 LOT 2
Allocated in the Local Development Plan as a strategic development site under policy CS3 and as a housing site under policy CS4 for between 1950-2100 dwellings, Lot 2 comprises part of a larger site (incorporating the Dragon including the initial 248 dwellings granted permission in 2008. It is one of 7 residential allocations but by far the most significant, within the authority area. Studio Site) that benefits from planning permission under reference 01/2815. The permission is for the following: Planning permission was granted on 28 January 2016 under reference number 10/0845/34 for: “proposed film studio complex including production and post- “comprehensive phased development comprising: residential development of up to 1,850 dwellings; neighbourhood centre to include Class D1 and D2 community/ production facilities, administration, core services, celebrity leisure facilities, Class D1 medical centre, Class D1 primary school, Class A1, A2 and A3 retail/services/food and drink floorspace: B1 office/commercial floorspace; residences. Parking, film back-lot, golf course and club house, new drainage, services, transport and highways infrastructure, strategic landscape areas and public open space (all matters reserved). Full details for new spine road film academy. Leisure complex including leisure attractions, and access onto A473, drainage infrastructure and the creation of development plateaus to serve the first phase of the development”. themed retail outlets, restaurants/fast food counter, multiplex A section 106 agreement requires the following: cinema and parking. Associated developments comprising hotel and conference centre with health spa, offices, business Item Obligation parks, warehousing and light industrial, hospital, budget hotel, Rail Contribution Financial Contribution of £350,000 new roundabout on the A473 and pedestrian and cycle routes Local Road Contribution Financial Contribution of £170,000 through the site. Affordable Housing 10% on site subject to viability review on the last 58 acres to establish whether a higher proportion (up to 20%) can be provided on that element of The schedule submitted as part of the above application the site identified that the proposal would deliver 293,000 sq m Primary School Provide utility services to and transfer the land for the primary school to the council (3,155,428sq ft) of new floorspace. Public Open Space Obligations to provide Landscape Areas within the development and either transfer them to a Management Company or to the council. If they are Various applications have been granted subsequent to that, transferred to the council a maintenance contribution will be required, the quantum of which is to be agreed between the parties. one of which related to the construction of a new highway Obligations to fund the management company through the payment of £250,000 interchange off the M4 motorway for the film studios and Community Facilities Obligations to provide and transfer to the council a community building comprising a single storey building with a gross floor area which shall not associated developments but we understand that this has since exceed 400 sq m and two sports pitches plus changing rooms expired. Consideration should be given to potential overage Village Centre To construct the village centre prior to occupation of 1,388th dwelling payments on development of the new motorway interchange. There are two areas designated as Special Landscape Areas The Council has adopted a CIL Charging Schedule. The property lies within Residential Zone 3 where a base rate of £85 per sq m is charged for residential (SLA’s) in the LDP. The Northern SLA is included with Lot 1 and development and £100 per sq m for A1 retail uses. the Southern SLA is included with Lot 2.
In addition to the obligations set out in the table above, the S106 agreement requires a CIL contribution of £5,784,092 prior to the construction of any dwelling on Further details are available in the data room. site. A credit will then be applied to each phase which is subject to reserved matters approval until such time that the amount of CIL due exceeds the amount of the contribution, at which stage, additional CIL payments will be levied in accordance with the statutory regulations.
5 GENERAL INFORMATION
Tenure & Vacant Possession Services & Infrastructure Caveat Method Of Sale
The property is offered for sale freehold. Parts of the Site infrastructure and services are partially installed to the The vendor invites offers for whatever right, title and The property is being offered for sale by informal tender. property are occupied under the terms of Farm Business residential site. Part of the infrastructure is located on the Dragon interest CWL has in the property. As is standard in such A closing date for receipt of tenders will be confirmed to Tenancies (FBT’s) with Vacant Possession being available on Studio Site but rights of access (and to adopt) are reserved. circumstances no guarantees or warranties will be interested parties. 30th June 2018 subject to the relevant notices being served. Details of the infrastructure and services installed to date and provided. Separate offers will be considered for:- proposed are available for inspection in the data room. A small part of the site is also subject to a telecoms lease. • Lot 1 and Lot 2 combined In the event that Lot 1 and 2 are sold to separate parties, Further Information The property is registered with Land Registry under • Lot 1 the purchaser of Lot 1 will be obligated to construct various title numbers. • Lot 2 part of the primary highway infrastructure to adoptable Parties interested in submitting a proposal should Full details of the registered titles, FBT’s and telecoms standards within agreed timeframes. Full details of these consider the technical, legal and planning information Offers should be submitted in accordance with the lease are provided in the data room. obligations are provided for within the Instructions to included within the Data Room: “Tender Instructions” provided within the data room by Tender document within the data room. either post or digitally via email to: http://www.walkermorris.com/CNetWeb/Logon/ VAT DocumentRoom Scott Caldwell MRICS There are existing high and low pressure gas mains Savills (UK) Ltd running across the site. In order to facilitate future Please register your interest with Savills for access to The property is elected for VAT and will be payable on 12 Windsor Place unrestricted development, “Lift and Shift” provisions are the data room. Cardiff CF10 3BY the purchase price. in place with the utility companies. These agreements A drone video of the property is available via the link: are included in the data room for reference. [email protected] Condition https://youtu.be/XFw6z_D9HCw The vendor is not obliged to accept the highest or Bidders are expected to have reviewed all information in Viewings & Site Briefing any offer. Work has been undertaken on the former “open cast” the data room prior to submitting a bid. area of the site to fill former mine workings and these Site briefings will be arranged where members of the The selling entity is Cofton (Wales) Limited - In administration. areas were subsequently monitored for settlement disposal team will be available to answer questions and Blair Nimmo and Tony Friar of KPMG were appointed with the relevant reports available for inspection. to also provide a full inspection of the property. Joint Administrators of CWL on 15 February 2017, who A number of detailed ground and site investigation will be contracting without personal liability. reports have been commissioned and these are Please register your interest in attending a site briefing available for inspection in the data room. and arrangements will be confirmed in due course. Access onto the property is not permitted outside of the site briefings.
CONTACTS Important Notice Savills, their clients and any joint agents give notice that: For further information, please contact: 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 Scott Caldwell statements or representations of fact. [email protected] 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 +44 (0) 2920 368943 inspection or otherwise. +44 (0) 7807 999272 Designed and Produced by Savills Marketing: 020 7499 8644