July 2018
La Residential Development Opportunity
For Sale by Informal Tender
Land off St Andrews Way, Langford, SG18 9QL
With resolution to grant outline planning permission for up to 32 residential units
Unconditional offers invited by 12 noon Wednesday 5th September 2018
savills.co.uk
Residential Development Opportunity Land off St Andrews Way, Langford SG18 9QL
Contents
1. INTRODUCTION 1 2. LOCATION 1 3. DESCRIPTION 2 4. PROPOSED SCHEME 3 5. PLANNING 3 6. ACCESS 4 7. TECHNICAL 5 8. TENURE / VACANT POSSESSION 7 9. OVERAGE 7 10. RANSOM STRIP 7 11. RIGHTS OF WAY 7 12. VIEWINGS / MEETING WITH SAVILLS 7 13. BIDS 8 14. TIMING 8 15. VAT 9 16. IMPORTANT NOTICE 9 17. FURTHER INFORMATION 9
Appendices
APPENDIX 1: Information Pack Index
Offers due by 12 noon on Wednesday 5th September 2018 1
Residential Development Opportunity Land off St Andrews Way, Langford SG18 9QL
1. INTRODUCTION
On behalf of the landowners, Savills (UK) Ltd (‘Savills’) is pleased to offer for sale the freehold interest in the land off St Andrews Way, Langford (hereafter referred to as ‘the Property’).
The Property comprises paddock land, extending to approximately 1.27 ha (3.14 acres) and benefits from a resolution to grant outline planning permission for up to 32 residential dwellings (including 35% affordable housing), together with matters reserved except for access.
The method of disposal is by informal tender and the deadline for bids to be submitted is 12 noon on 5th September 2018. Interviews may be held thereafter.
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. . The full Information Pack can be found at www.savills.com/langford. An index of the documentation included is provided at Appendix 1.
2. LOCATION
The Property is located to the south of St Andrews Way to the north east of Langford, Bedfordshire, lying approximately 3.03 km (1.88 miles) south of Biggleswade and 12.47 km (7.75 miles) north of Hitchin.
Langford is a village of approximately 3,091 residents. There are a variety of shops and amenities available within the village centre including a garden centre, two convenience shops, a post office, pharmacy and a football club. Langford also has a local primary school, with an Ofsted rating of ‘Good’.
Rail services are available from Biggleswade Station, located 2.80 km (1.74 miles) to the north of the Property. Train journeys are available every half an hour southbound to London King’s Cross (approximately 48 minutes in duration) and north bound to Peterborough (approximately 34 minutes in duration).
A location plan is shown below:
Offers due by 12 noon on Wednesday 5th September 2018 1
Residential Development Opportunity Land off St Andrews Way, Langford SG18 9QL
3. DESCRIPTION
The Property extends to approximately 1.27 hectares (3.14 acres) in total and currently comprises a rectangular area of paddock land. The Property is reasonably flat in terms of topography and is bound by residential dwellings to the north and west, agricultural pasture land to the south and a track road to the east providing access to a small field building. The screening along the boundary is varied but generally formed by trees, hedgerows and fencing. The Property can be currently accessed by the track road, off East Road, which forms the eastern boundary.
Offers due by 12 noon on Wednesday 5th September 2018 2
Residential Development Opportunity Land off St Andrews Way, Langford SG18 9QL
4. PROPOSED SCHEME
On 20th June 2018, Central Bedfordshire Council’s Development Management Committee resolved to grant outline planning permission for a residential development of up to 32 new homes (all matters reserved except access) under planning ref: CB18/00432/OUT. The scheme proposes that 35% of the dwellings (11 units) be provided as affordable housing. The proposed mix is traditional housing with two bungalows, terraces, semi-detached and detached dwellings of 2 to 5 bedrooms. Access will be provided off St Andrews Way.
Proposed Site Layout
5. PLANNING
The Property falls in the jurisdiction of Central Bedfordshire Council (‘CBC’), and benefits from the following resolution to grant outline planning permission.
Ref. Decision Description Decision Date
CB/18/00432 Outline Application for residential development of up to 32 Pending Pending /OUT new homes (all matters reserved except access).
Offers due by 12 noon on Wednesday 5th September 2018 3
Residential Development Opportunity Land off St Andrews Way, Langford SG18 9QL
A copy of the planning application documents can be found within the Information Pack online at www.savills.com/langford or sourced from Central Bedfordshire Council website under the above planning reference.
Section 106 Agreement
The Section 106 agreement is currently being drafted however the Planning Officer has indicated that the following contributions are being sought:
Contribution £
Affordable Housing 35% of the units / 11 dwellings
Early Years Education (to be spent at Owlets) £35,257.32
Middle School Education (expansion of Henlow Academy £118,257.98 or such other identified education facility)
Upper School Education (expansion of Pix Brook £145,015.60 Academy or Samuel Whitbread Academy)
Village Hall Refurbishment £15,795
Changing room associated with the Village Hall £20,000 Refurbishment
Total £334,325.90
Parties are to assume that £334,325.90 is the Section 106 Agreement financial contribution. Any savings that are made with regards to these indicative figures will be passed back to the landowners.
6. ACCESS
Vehicular access will be provided directly from St Andrews Way which is an adopted highway located to the northern boundary of the scheme. Please find the Adopted Highways Plan within the Information Pack.
Offers due by 12 noon on Wednesday 5th September 2018 4
Residential Development Opportunity Land off St Andrews Way, Langford SG18 9QL
7. TECHNICAL
A comprehensive technical Information Pack has been put together and made available to all parties. We advise that any purchasers make themselves fully aware of the wider reports and make themselves comfortable with the content therein.
Phase 1 Desk Study
A Phase 1 Desk Study was conducted by Grange GeoConsulting Limited in January 2018.
Phase 2 Intrusive Works Interpretive Report
A Phase 2 Intrusive Works Interpretive Report was prepared by GeoConsulting in January 2018. This report concludes as follows:
“The ground conditions across the entire site, as proven during the intrusive works, are in general accordance with the published geological literature. Soakaway drainage is likely to be possible and work effectively at the site due to the permeability of the underlying soils, though this will be dependent on the volume of water entering the soakaways, the size of the soakaways and the available storage capacity. Detailed drainage design is required by a specialist to determine if soakaways are possible. No soil samples recorded concentrations of any contaminants which exceeded the relevant GACs, and no samples were found to contain asbestos. We anticipate traditional shallow foundations to be appropriate subject to further testing.”
Flood Risk Assessment & Drainage Strategy
A flood risk assessment and drainage strategy was prepared by RAB Consultants in January 2017. The report concludes as follows:
“The site is at low risk from all sources of flooding. The proposed development can provide safe access and egress during an extreme flood event.
SuDS must be incorporated into the final design, in line with the Central Bedfordshire Council SuDS policy. SuDS features that can be included are rainwater harvesting, porous and pervious paving, conveyance systems, storage and treatment systems. A drainage strategy has been presented as part of this development.”
Offers due by 12 noon on Wednesday 5th September 2018 5
Residential Development Opportunity Land off St Andrews Way, Langford SG18 9QL
Archaeological Evaluation
An archaeological evaluation was prepared by the Heritage Network in November 2017. The report concluded: “the risk that the proposed development might have a negative impact on remains of archaeological significance may be considered to be High for the Iron Age period, reducing to Moderate for the Saxon, medival and Roman periods, and Low for all other periods.’’
Ecological Impact Assessment
The Landscape Partnership prepared an ecological impact assessment in June 2018. This report concludes as follows: “The overall impact of the proposals is considered to be Minor Adverse in the absence of mitigation. The mitigated impact is considered to be Neutral, provided that the reptile-proof fencing is installed around the construction area and reptiles are trapped and translocated out of the construction area prior to construction works.”
Transport Statement
A Transport Statement was prepared by Phil Jones Associates in November 2017. This report concluded as follows: “The site is considered to be well located for a residential development for the following reasons:
The site is located within 300m of a bus stop which provides regular services to local destinations including Biggleswade; Biggleswade station, 3.2km north of the site, provides direct connections to Peterborough and London and is accessible by bicycle and bus; A range of amenities provided in Langford are within an acceptable walking distance; and A review of accident data has indicated that there are no highway safety concerns in the vicinity of the site.
The proposed development is considered acceptable in transport terms.”
Utilities
A Landmark Utilities Report (May 2016) is contained within the Information Pack. Please note that this report was based upon a scheme of 34 units therefore savings may be made to the quotation provided. The utilities can be summarised as follows:
The Anglian Water Pre-Planning Assessment Report (March 2018) highlights that offsite mains reinforcement is required. The total cost for providing water infrastructure has been estimated to be £45,400 based upon 34 units. Please note that Zonal charges for connection are in addition.
Offers due by 12 noon on Wednesday 5th September 2018 6
Residential Development Opportunity Land off St Andrews Way, Langford SG18 9QL
The Anglian Water Pre-Planning Addendum Report (May 2018) states that offsite reinforcement is required for the foul sewer network. The report details the point of connection and mitigation measures. British gas have confirmed capacity and provided a quotation to provide gas mains, services and meters to the proposed development. The quotation is £1,486.89 (excl VAT). UK Power Network have provided a budget estimation to extend the existing LV Network along East Road and St Andrews into the site. The budget estimate is £75,000. BT Openreach have confirmed that Fibre to the Premise (FTTP) is available for the proposed development and free of charge.
8. TENURE / VACANT POSSESSION
The land will be sold freehold with vacant possession. A copy of the land registry documentation can be found in the Information Pack.
9. OVERAGE
All parties should offer a planning, sales and Section 106 overage as part of their offer submission. Further details of the proposed overages can be found detailed within clause 11 of the draft Proforma Heads of Terms contained within the Information Pack.
10. RANSOM STRIP
Interested parties should note that the landowner will be retain a 1 metre deep strip of land along the southern, eastern and north western boundaries as shown coloured red on the Random Strip plan contained within the Information Pack.
11. 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.
12. VIEWINGS / MEETING WITH SAVILLS
Savills will be arranging a viewing day in due course.
Offers due by 12 noon on Wednesday 5th September 2018 7
Residential Development Opportunity Land off St Andrews Way, Langford SG18 9QL
13. BIDS
Savills are instructed to place the Property on the market with a view to selling the entire Property at the best consideration on preferably an unconditional basis plus an overage.
Offers are to be received by 12 noon on Wednesday 5th September 2018 and sent in a sealed envelope to Savills, Unex House, 132-134 Hills Road, Cambridge, CB2 8PA. The envelope should be marked ‘‘Land off St Andrews Way, Langford - AJ”. E-mail offers will be acceptable, addressed to [email protected]. The vendor will not be bound to accept the highest or indeed any offer and may withdraw the property from the market at any time.
Draft Proforma Heads of Terms
Bidding parties should review and mark any proposed amendments to the Draft Proforma Heads of Terms contained within the Information Pack.
Bid Submission
The following is to be submitted as part of any bid: Confirmation that the purchase will be unconditional; Confirmation of the allowance made for Section 106 financial contributions; Confirmation of the proposed planning, sales and Section 106 overage; Marked up Draft Proforma Heads of Terms – drafted by Savills; Outline of board approval process; Proof of funding; Details of solicitors to be instructed; Details of the anticipated purchase timetable; Confirmation that a 10% non-refundable deposit will be paid on exchange of contracts; Details of track record and any nearby land interests; Purchaser to provide a legal undertaking to cover reasonable abortive legal costs.
14. TIMING
The method of disposal is by informal tender and the deadline for bids is 12 noon on 5th September 2018. Interviews will be held shortly thereafter.
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.
Offers due by 12 noon on Wednesday 5th September 2018 8
Residential Development Opportunity Land off St Andrews Way, Langford SG18 9QL
15. VAT
Please note that VAT will be charged on the sale of the Property.
16. IMPORTANT NOTICE
Savills and the vendors 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 purchaser’s surveys and due diligence.
17. FURTHER INFORMATION
The full Information Pack relating to the entire Property can be found within the online Data Room, accessed at www.savills.com/langford 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:
Abigail Jones Savills (UK) Ltd [email protected] Unex House 01223 347094 132 - 134 Hills Road Cambridge CB2 8PA Rebecca Saunders [email protected] 01223 347271
Offers due by 12 noon on Wednesday 5th September 2018 9
Residential Development Opportunity Land off St Andrews Way, Langford SG18 9QL
APPENDIX 1 – INFORMATION PACK INDEX
PLANNING Application Form – January 2018 Block Site Plan – May 2018 Design and Access Statement – January 2018 Heritage Statement – November 2017 Planning Statement – January 2018 Proposed Site Layout – January 2017 Site Location Plan – February 2015 Officer Committee Report Item 7 – DMC 20.06.2018 Officer Committee Report Item 7 – Late Sheet DMC 20.06.2018
TECHNICAL Adopted Highways Plan – November 2017 Anglian Water Pre-Planning Addendum Report – May 2018 Anglian Water Pre-Planning Assessment Report – March 2018 British Gas Quote – March 2018 Ecological Impact Assessment – June 2018 Flood Risk Assessment & Drainage Strategy – January 2017 Landmark Utilities Report – May 2016 Landscape Masterplan – November 2017 Landscape Strategy – November 2017 Openreach Letter – February 2018 Phase 1 Desk Study – (Part 1 of 4) - January 2018 Phase 1 Desk Study – (Part 2 of 4) - January 2018 Phase 1 Desk Study – (Part 3 of 4) - January 2018 Phase 1 Desk Study – (Part 4 of 4) - January 2018 Phase 2 Intrusive Works Interpretive Report – January 2018 Preliminary Ecological Appraisal – November 2017 Transport Statement – November 2017 Tree Survey Report – December 2017 UK Power Networks Budget Estimate – April 2018 Utilities Gas Plan – March 2018 LEGAL Official Copy (Register) – BD244507 Official Copy (Register) – BD244509 Official Copy (Register) – BD244510 Official Copy (Title Plan) – BD244510 Official Copy (Title Plan) – BD244507 Official Copy (Title Plan) – BD244509 Draft Proforma Heads of Terms Ransom Strip Plan
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