Reading Station U C ELD E

READING PRISON exciting development opportunity READING PRISON

Oracle Reading The River Broad Abbey Forbury A329 Forbury Reading Centre Borough Oracle Kennet Street Ruins Gardens Forbury Retail Station Parking Council Centre Mall Road Park THE OPPORTUNITY • An exceptional Freehold development opportunity extending to approximately 3.49 acres (1.41 hectares) in central Reading, in close proximity to a mainline train station.

• Central to the site is the unique Grade II listed historic prison building arranged over part basement, ground and three upper floors. In addition there is an administrative building, amenities building, gym / workshop and a number of more modern buildings.

• Pre-application response from Reading Borough Council emphasises the importance of re-using the listed building element and integrating the site redevelopment with the Abbey Quarter immediately to the west of the site.

• Pre-application response from Historic England confirms the principle of new development around the listed prison is accepted, given the precedent set by modern prison buildings.

• The site is offered with full vacant possession.

• Offers are invited for our client’s Freehold interest.

READING PRISON READING A PLACE TO LIVE, WORK & STUDY

Reading, widely known as the ‘capital’ of the Thames Valley, is one of the most thriving urban centres in the South East offering waterside town centre living, a growing economy and easy access to both London and the surrounding countryside.

The town is home to around 160,000 people, while Reading has a thriving economy and has become a the wider urban area includes more than 320,000 popular location for local, national and international people. The population is young, diverse and highly companies. Reading’s commercial community is educated, attracted to the town by a dynamic diverse, accommodating a range of businesses, business environment and high quality of life. in particular the financial, professional and technological sectors. The central district is focused around the banks of the River Kennet providing al fresco, riverside dining Reading boasts a high quality talent pool, supported and drinking alongside an extensive shopping and by The University of Reading, one of the UK’s leading leisure offer. research-intensive universities, attracting a vibrant community of around 17,000 students from over 150 different countries, 20% of whom typically remain in the Reading area post graduation. T E E READING PRISON R C T ARD A S IF 3 F RO 2 S AD 9 E V E 4 AS G A M TE R V E R T H R O R I D N E R R G D

M 3 KEY LOCAL A H READING S NA AMENITIES R STATION 2 PIER ROAD E V ST A ATIO N HILL C D 5 mins R HOTELS walk ET 9 RE S S ST 2 LLY R O I AT KN 3 FORBURY R E A D 1 GR A Malmaison Reading I GAR ARD ST A R R 1 3 329 2 Hotel Novotel Reading F F

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E Y B N 3 The Roseate Reading VALP UR KE N R Y 3 R D G 2 5 D R 4 Mercure George Hotel IV RIAR RD E F T RD F FRIAR S LK A W READING SHOPPING & LEISURE A329 T’S O S O ABB C S 3 PRISON R U S O B 1 The Oracle Centre T R 1 M C 5 U 2 M 7 ST B John Lewis BROAD STRE Y E A ET R BE R 3 Tesco RD R Y ORD L 5 B L OXF Y A O 4 A 4 Aldi ’ R N S 2 N 5 BROAD ST 5 mins 4 KING STREET D D Marks and Spencer B D U ST walk MALL R 6 Vue Cinema R O READING T T E D T T N S 7 1 COLLEGE

7 Hexagon Theatre T S S

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S E AS P N T 2 R O ERRAC Reading Station U C ELD E

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7 Carluccio’s O T R T K H

S R C O R L A E E O L D E T T P S A S D CI FR A N

ALPI NE S TREET STORNOWAY

Fraserburgh Elgin

BENBECULA

INVERNESS

Peterhead Inverness

ABERDEEN

Aberdeen BARRA

Fort William

Montrose

Forfar

Arbroath

Dundee

DUNDEE

Perth 11 10 9 St Andrews M90

8 7 6

11 Glenrothes Buckhaven 5 10 Alloa 4 M9 Stirling Kirkcaldy 8 Cowdenbeath Dunfermline 3 3 M90 Helensburgh 8 7 2 M80 2 Grangemouth 1 5 6 Bo'ness Alexandria 5 Dunoon Gourock 4 Falkirk M9 3 Dumbarton 4 2 Cumbernauld Greenock 1 EDINBURGH Port Kirkintilloch EDINBURGH 31 1 Glasgow 1 Clydebank 3 2 Musselburgh 30 3 M80 3 M73 Livingston GLASGOW Dalkeith 26 15 11 29 27 25 Airdrie 4 Johnstone 24 20 GLASGOW 5 Bonnyrigg M8 1 M8 Paisley 6 5 Hamilton Motherwell East Kilbride 6 Berwick-upon-Tweed Larkhall 7 Carluke 8 Kilwinning M74 Ardrossan 9 Kilmarnock 10 Irvine Galashiels

11 12 Troon PRESTWICK Prestwick 13 Ayr A74(M) 14 14

Morpeth

17 Blyth 18 Dumfries A74(M) 19 NEWCASTLE 20 Ponteland Whitley Bay Gosforth Tynemouth South Shields NEWCASTLE UPON TYNE CARLISLE Gateshead Jarrow Stranraer 44 SUNDERLAND 43 Carlisle 65 Washington Consett 64 42 Stanley 63 Houghton le Spring

62 Durham Brandon Peterlee M6 61

41 Hartlepool Spennymoor Penrith A1(M) Workington 40 Bishop Auckland 60 Appleby-in- Redcar Westmorland 59 Whitehaven Middlesbrough Darlington TEESSIDE 57 Whitby

Northallerton Kendal 37 Scarborough M6

36 Ulverston

Ripon Barrow-in-Furness 35 Bridlington Morecambe 34 A1(M) Heysham Lancaster Knaresborough M6 Harrogate 33 Skipton York Fleetwood Ilkley Otley LEEDS & Tadcaster Clitheroe Keighley Yeadon BRADFORD 14 Bingley Beverley 13 Colne Blackpool 12 Nelson Shipley 3 32 Padiham LEEDS Garforth 4 M55 1 Selby M65 8 10 BRADFORD M621 Preston Burnley 1 47 38 HULL 31 7 43 Blackburn 6 Accrington M62 26 27 Castleford 37 Lytham St Anne's 30 Todmorden Halifax 30 29 9 Batley 41 M62 Leyland 28 Dewsbury 31 32 36 Goole Darwen Rawtenstall Brighouse 25 33 34 8 24 40 Wakefield Pontefract Southport 23 M6 M18 Chorley 1 Rochdale M62 Huddersfield 39 22 Hemsworth 6 Thorne Immingham 38 M181 Bury M66 21 Grimsby 27 M61 Bolton 2 5 1 Scunthorpe 5 Ormskirk 20 38 6 3 19 2 M180 Skelmersdale Standish M1 M180 3 Cleethorpes Formby 5 37 4 4 4 4 3 5 3 17 37 M58 Wigan M6015 1 14 25 36 36 7 Kirkby 24 3 6 23 5 MANCHESTER 35 4 1 3 A1(M) 22 M62 6 LIVERPOOL 3 11 Rotherham 2 9 1 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 A6 Rhyl 4 MANCHESTER Llandudno 11 M5610 Retford Colwyn Bay M53 19 5 12 M1 Conwy 8 A61 Abergele Ellesmere 9 30 Port 10 14 Buxton Flint A34 Chesterfield Bangor 16 M6 Macclesfield Lincoln 12 18 29 Chester A523 A53 A515 A6 17 Mansfield Matlock

Leek 28 Crewe Newark- 16 on-Trent Nantwich A500 27 STOKE-ON-TRENT A38 A52 Ashbourne Newcastle- 26 Boston 15 Under-Lyme A52 A50 NOTTINGHAM A53 A34 Uttoxeter DERBY 25 Grantham

Oswestry A50 A51 24 14 EAST A515 MIDLANDS Spalding Stafford A38 King's Lynn Newport 13 23 A42 East M1 Dereham M6 NORWICH A5 22 7 6 12 Cannock 11 5 Stamford Wisbech Norwich Swaffham Great Yarmouth M54 11 Downham 2 Market M6(T) M42 LEICESTER 21 Peterborough WOLVERHAMPTON 10 March M69 8 7 9 2 Lowestoft M6 1 1 6 5 8 M1 Market 2 BIRMINGHAM Harborough Corby 3 20 3 BIRMINGHAM Thetford Aberystwyth 6 2 M6 Ely M42 1 Kettering M5 5 COVENTRY 19 4 4 Huntingdon Mildenhall 2 18 Stourport- 1 3 St Ives on-Severn Bromsgrove M42 16 M45 17 M40 Leamington Wellingborough Rushden 5 Redditch Warwick Spa Newmarket 15 14 Northampton Droitwich 13 Daventry 14 Bury St Neots M5 16 13 Cambridge St Edmunds 6 12 Stowmarket 12 15 Worcester Stratford 11 7 upon Avon Bedford M1 M11 10 Great Newport Biggleswade Haverhill Ipswich Malvern Evesham Banbury Pagnell 9 11 Sudbury Milton 14 Royston Hereford 8 Saffron 1 Keynes 13 Walden 10 Felixstowe 2 9 Letchworth Tewkesbury 9 Harwich 12 M50 10 Hitchin M5 8 4 3 10 M40 M1 Braintree GLOUCESTERSHIRE Luton 7 Stevenage Colchester READING PRISON Carmarthen Cheltenham Bicester Dunstable 11 A1(M) 8 11 Bishop's Gloucester 9 STANSTED 10 Welwyn Stortford Abergavenny LUTON 6 Garden 9 Witham Kidlington Aylesbury City Ware M11 Clacton-on-Sea Merthyr Witney Tring Hemel 5 Ammanford 12 St Hertford Milford Tydfil Hempstead 4 Harlow Haven Oxford 8 Albans Chelmsford Maldon 49 13 Stroud M10 3 Hatfield 7 Berkhamsted 7 Hoddesdon Aberdare 8 Thame 1 2 48 Cirencester 7 22 READING STATION Pontypool 20 M4 Amersham 24 25 26 Pembroke Llanelli 47 46 45 M5 19 5 M25 44 Neath Abingdon High Watford Swansea 43 Cwmbran 6 18 Enfield 5 5 Wycombe Chigwell 42 Chepstow 17 4 Barnet 14 28 Rayleigh Glasgow Edinburgh 41 2 Didcot Beaconsfield M11 M40 4 2 40 25 M48 3 M1 4 26 24 1 2 29 Port 39 27 23 Basildon Pontypridd Newport Marlow 1 Southend-on-Sea Talbot 38 Caerphilly 28 21 1 Harrow M4 22 Swindon M25 20 million 30 29 Maidenhead Uxbridge 36 M4 M49 16 16 Canvey Island 37 32 17 15 35 M4 Slough LONDON 30 34 33 19 17 READING 7 passengers pa 6 4 1 Woolwich Porthcawl Bridgend 18 1 18 3 2 CITY 31 Tilbury CARDIFF 19 2 M32 Windsor Sheerness Newcastle Chippenham 14 Dartford M5 3 M4 A329(M) Richmond Gravesend Clevedon 14 13 13 2 Margate upon Tyne 12 Rochester Herne 20 BRISTOL 10 Bracknell 1 Kingston Swanley 11 HEATHROW 1 Bay Barry upon Thames 2 Gillingham Melksham Weston- 11 Sutton M20 Chatham Sittingbourne Whitstable Ramsgate Croydon 4 super-Mare 21 3 4 5 Faversham BRISTOL Bath Devizes Camberley Epsom 3 Leeds M25 M25 2 10 4 6 7 4 9 3 6 M2 £890m 5 Canterbury Woking 7 Trowbridge Farnborough 9 5 M26 7 Manchester Leatherhead M25 8 Liverpool investment 5 Sevenoaks Maidstone Basingstoke M3 8 6 Deal 6 Aldershot Dorking Oxted Ilfracombe Burnham-on-Sea 22 Redhill M20 Minehead Frome Guildford Reigate Tonbridge Warminster 7 Farnham 8 M23 Godalming Tunbridge 9 East Ashford Dover Alton 9 Grinstead Wells 10 23 Crawley 10 Birmingham M20 11 13 Bridgwater M3 GATWICK 12 Barnstaple Folkestone 25 minutes 24 Haslemere 11 Crowborough Hythe 9 Horsham Salisbury Oxford to London Paddington M5 10 Taunton Haywards Bideford 11 Heath London 25 Romsey Bristol 12 Petersfield Uckfield Cardiff 13 26 Eastleigh Yeovil 14 4 READING 2 3 4 5 SOUTHAMPTON 27 1 To Birmingham Tiverton 8 A3(M) Lewes Hailsham Hastings King’s Cross 9 3 M27 10 Havant Ringwood 11 Chichester Brighton 28 Hythe 5 St Pancras Liverpool Street 12 Fawley Hove Eurostar Stansted Express Portsmouth Worthing Newhaven Gosport M5 Seaford New Milton Lymington Bognor Eastbourne Bridport Regis Exeter 29 Cowes 30 Dorchester Poole Christchurch Ryde Oxford Bournemouth Newport 31 Sidmouth Sandown READING Western London Underground Rail Link National Rail Shanklin Maidenhead Slough (2024) Ealing Broadway Exmouth LOCATION Wales Elizabeth Line Weymouth Dawlish & to Paddington Airport Link Heathrow Express Teignmouth Airport the West RailAir direct coach service Newton Abbot & CONNECTIVITY River Taxi Bodmin Eurostar Heathrow Newquay Torquay Reading is strategically positioned on the M4/Thames Valley corridor Bracknell Victoria Paignton Airport Gatwick Express Saltash PLYMOUTH benefiting from some of the best connectivity in the South East. The site Basingstoke Plympton Brixham Waterloo St Austell Torpoint takes full advantage of this connectivity, occupying a prime position in Clapham Junction Fowey Reading town centre, with easy access to both rail and road networks. Truro To Southampton Richmond Canary Wharf To City Airport St Ives Redruth The site is located approximately 600m from Reading station. Direct East Croydon Camborne services to London Paddington run every 10 minutes at peak times with London Bridge a journey time of 25 minutes. The station is also a key node for access to Penzance Helston Falmouth Bristol, Birmingham, Cardiff and Oxford. Guildford Gatwick Airport Reading will furthermore benefit from the forthcoming Elizabeth Line which once operational will provide four trains per hour into Central London. ELIZABETH LINE The site additionally benefits from easy access to the road network, located MAIDENHEAD HEATHROW AIRPORT BOND STREET LIVERPOOL STREET CANARY WHARF approximately 3 miles from the M4 motorway providing direct access READING to Heathrow Airport (27 miles), Central London (41 miles) and the West. 12 minutes 38 minutes 53 minutes 61 minutes 67 minutes

SITE HISTORY

READING PRISON

The ‘ rst gaol’ is built Closed as a jail in 1920, Opens as a Category B Closure of Reading Construction Last female prisoner on the site of but continued in use for Local Prison, Supergrass Young Oender completed discharged from the jail Reading Abbey internment and as a borstal Unit opens (E-Wing) Institution announced

1786 1842 1844 1895 1915 1916 1920 1970 1980 1992 2013

The prison changed its The ‘ rst gaol’ closes Oscar Wilde designation and was used Administrative building Redesignated as a Remand for demolition to make imprisoned in the gaol to hold Irish prisoners and amenities block Centre and Young way for the new gaol for gross indecency following the Easter Rising constructed in c.1970 Oender Institution

SITE SIGNIFICANCE

SITE HISTORY PRISON HISTORY

Reading prison is uniquely positioned, set within The prison is an early example of the conventional the Medieval Reading Abbey precinct, a Scheduled radial-plan design and illustrates the development Monument. The wider precinct includes the Grade I of prison philosophy which therefore gives it high listed Reading Abbey ruins, located adjacent to the historic significance. prison site and dating back to between the 12th to 14th century. The still standing 19th century prison is a Radial plan prisons became especially popular in the Grade II listed building. 1840s. A radial prison plan afforded good visibility, ensuring maximum control over prisoners.

ARCHAEOLOGY THE ABBEY

Archaeological matter exists within the grounds of the The site of Reading Prison was historically part of prison and consists of remains of the Medieval Abbey Reading Abbey, founded in 1121 by Henry I. It was and former prison buildings. considered one the richest religious houses in the country, and was frequently visited by royalty. Medieval matter remains in the open spaces surrounding the current prison, such as the sports Much of the abbey was destroyed in 1538 during pitch, and within the footprint of current buildings. Henry VIII’s Dissolution of the Monasteries – the These remains have local, regional and national buildings were robbed, and glass, stone and lead were significance. removed for reuse elsewhere. 3 5 4 READING PRISON 1 10 7 6 10 8 Plum SITE mery W all

DESCRIPTION 10

The site extends to 3.49 acres (1.41 ha). F O R B U R READING PRISON LAYOUT - KEY Y R O A 2 The site comprises the Grade II listed Presby D W D 9 1 Gatehouse 6 B Wing main prison building, positioned Walls Amenities Building centrally within the site, an Forbury 2 7 Gardens administrative building, amenities Day Nursery 3 Administration Building 8 C Wing

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building, gym / workshop and a y

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b D

A 4 D Wing 9 Gym/Workshop A

number of more modern buildings.

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n A Wing Modern Buildings i

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The site is bordered to the north c i R aol d ding G

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and east by Forbury Road (A329), B (

W and surrounded by a mix of land D uses including Forbury Retail Park to the north, and a future residential development, Huntley Wharf, to the east. A mix of residential and office PLANNING accommodation lies to the south, west Sports Court The site lies within the administrative boundary of proposals, the Council response also states their and east of the site. Reading Borough Council. desire to integrate the proposals with the Abbey Quarter directly to the west of the site and thereby The Chestnut Walk footpath runs The property is currently comprised of prison use enhance the location as a heritage / cultural Blakes Bridge directly along the southern perimeter DW with ancillary accommodation (Use Class C2a). destination. ut Walk Chestn of the site, in parallel with the River Abbey s of 21) Remain d AD 11 founde tine, F Benedic Kennett on the opposite side of the ( O R The historic prison building is Grade II listed. All other Reading Borough Council have also outlined in

U footpath. R buildings on the site are excluded from this listing. their Local Plan their vision for development of the Y

S R TAGE OT O KES C

LA A The site is situated within Reading Abbey Scheduled site under Policy CR13a. This section outlines that 0m 10m 20m 30m B 9

D Ancient Monument. the main prison building must be used for a use

1 3 1 7 Ordnance Survey © Crown Copyright 2019. All rights reserved. Licence number 100022432. Plotted Scale - 1:1250 compatible with its heritage. It states that residential, The prison is not within a Conservation Area. student accommodation, commercial offices and a MOJ FREEHOLD LANDThis plan is published for the convenience of identification only and although believed to be hotel could be allowed, in addition to a cultural or (outlined red for indicativecorrect is not purposes guaranteed and only) it does not form any part of any contract. © Crown Copyright. In early 2019, a planning pre-application meeting heritage element, whilst related retail and leisure All rights reserved. Licence Number LIG0074. was held with Reading Borough Council and Historic could also be suitable. The land is held Freehold by MOJ, registered with land registry England in order to establish the parameters of a under title number BK367138 and will be transferred to the buyer possible development of the site. The Historic England pre-application response also upon completion. outlines their view on development at the site, setting The formal pre-application response from Reading out that the principle of new development around the Borough Council states that in principle the listed Gaol is accepted given the precedent set by modern building element could be suitable for residential, prison buildings and replacing the existing buildings hotel or student accommodation conversion, with something of better quality has the potential to providing that the proposals integrate a cultural or enhance the setting of the prison itself. historic element. The pre-application also noted that the principle of commercial office uses would align Further detailed planning information is available to with the policy context, although not suggested in download from the data room, including a detailed current proposals. planning report undertaken by JLL, pre-application submission documents and the formal pre-application In addition to emphasising the importance of re- response from Reading Borough Council and Historic using the listed prison element in any redevelopment England. READING PRISON

THE DEVELOPMENT

The site offers a unique opportunity to undertake a sensitive redevelopment with the A detailed feasibility study for a mixed-use redevelopment of the site has been prepared internal conversion of the listed prison building at the heart of the proposals, subject to by the architects, Purcell. The illustrative drawings on this page reflect the scheme that obtaining the necessary consents. was designed as part of the pre-application process. This scheme has been reviewed by Reading Borough Council and Historic England, with feedback held in the data room. The Based on the pre-application feedback, there is in principle, the potential for alternative overall proposals reflect the potential to integrate the site with the wider Abbey Quarter. uses at the prison, including residential, hotel, student accommodation and an element of cultural use. Subject to obtaining the required planning consent, there is also potential for further development within the prison grounds. RG1 3HY

READING PRISON

TECHNICAL INFORMATION DUE DILIGENCE OFFERS The following reports are available within the Data Room: Unconditional / conditional offers are invited for our client’s Freehold interest on an informal tender basis. • Pre-application responses from Reading Borough The vendor will not be obliged to accept any tenders Council and Historic England received. • Planning report • Heritage report OVERAGE / CLAWBACK • Archaeological report Please see the bid proforma for details. • Architectural feasibility report • Environmental survey VIEWINGS • Ecology survey The property may be inspected strictly through prior • Topographical survey appointment only via the vendor’s sole agent, JLL. Please contact the selling agents to arrange viewings. • Flood risk assessment • Transport assessment FURTHER INFORMATION • EPC Please visit our dedicated data room to download further planning, legal and technical information. The reports available in the Data Room are provided for information only on a non-reliance basis. https://readingprison.live.jll.com/

CONTACTS

SAJAAD AHMAD TOM CASE +44 (0)20 3147 1089 +44 (0)20 7852 4279 +44 (0)78 4119 9840 +44 (0)77 1086 0251 [email protected] [email protected]

JLL for themselves and for the vendors of this property whose agents they are, give notice that:- a. the particulars are set out as a general outline only for guidance and do not constitute, nor constitute part of, an offer or contract; b. all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are believed to be correct, but any intending purchasers, tenants or third parties should not rely on them as statements or representations of fact but satisfy themselves that they are correct by inspection or otherwise; c. no person in the employment of JLL has any authority to make or give any representation or warranty whatever in relation to the property; d. Any images may be computer generated. Any photographs show only certain parts of the property as they appeared at the time they were taken. © 2019 Jones Lang LaSalle IP, Inc.

2019 Jones Lang LaSalle IP, Inc. All rights reserved. The information contained in this document is proprietary to JLL and shall be used solely for the purpose of evaluating this proposal. All such documentation and information remains the property of JLL and shall be kept confidential. Reproduction of any part of this document is authorized only to the extent necessary for its evaluation. It is not to be shown to any third party without the prior written authorization of JLL. All information contained herein is from sources deemed reliable; however, no representation or warranty is made as to the accuracy thereof. June 2021. Designed and produced by Creativeworld. Tel: 01282 858200.