FREEHOLD FOR SALE - DEVELOPMENT SITE - 16.59 ACRES (6.71 HA) SCARCROFT, LS14 3HS This is an opportunity to acquire a significant and substantial residential development site in a high value village A58 location between Leeds and .

- SUPERB RESIDENTIAL DEVELOPMENT OPPORTUNITY The site forms part of the wider Scarcroft Estate and has a rural setting within the Green Belt. The site is identified in the Leeds City Council emerging Site Allocations - DRAFT HOUSING ALLOCATION, POSITIVE PRE-APPLICATION Plan (Outer North East September 2016) as a major developed site in the Green RESPONSE Belt with capacity for 100 dwellings. The previous allocation was 130 dwellings and representations have been made to increase the allocation back to 130. - EXCELLENT LOCATION IN SCARCROFT VILLAGE The majority of the site is currently occupied as corporate offices by N-Power, who 6.5 MILES NORTH OF LEEDS are holding over on two leases with a third expiring in April 2018. Currently we understand their intention is to vacate the Scarcroft Estate at the end of the 2018 - DEVELOPMENT PLATFORM OF 14.3 ACRES WITHIN WIDER expiring lease. ESTATE OWNERSHIP OF 110 ACRES. Offers on either an unconditional or subject to planning basis are sought for the - EXISTING INCOME TO 2018 IN EXCESS OF £1,000,000 PA freehold interest. Hellwood Farm is also available to purchase either separately or together with the Scarcroft Estate.

On the Instructions of J Pitt and J Davies Joint Fixed Charge Receivers for MNI (Scarcroft) Ltd (in Administration)

02. SCARCROFT VILLAGE

The site is located in Scarcroft, an affluent village within the Golden Triangle, 6.5 miles north east of Leeds and 5 miles south west of Wetherby. It lies on the A58 and there is easy access to the A1(M), Leeds/Bradford Airport, the Leeds ring road and city centre.

Leeds is the third largest city in the UK with a population of 751,000 (2011) with 5% population growth since 2001.

The site lies on the east side of Wetherby Road (A58) and has its own dedicated access close to the junction with Ling Lane. Scarcroft Manor (converted to flats) lies across fields to the south and Hellwood Lane with residential beyond is also across fields to the north. Hellwood Farm to the east is part of the wider Estate and is in use as racing stables, it has a separate access via Hellwood Lane (unadopted).

Harrogate York

A1 North

Scarcroft North Alwoodley A61 A64

A660

A59 A59 HARROGATE A59 Shadwell

A6 6 A58 1 A1 WETHERBY A6120 OUTER R A659 A659 IN A64

A G 1 660 8 A6 A5 RO A6120 A 0 A612 D A64 Roundhay LEEDS

A1 A64 A1 M621 M1

Sout

h Oakwood O TLEY RD A660 TT HALL RD A61 RD HALL TT Y RD

SCO EASTERL A6120

YORK RD A64 LEEDS

SELBY RD A63

M621 A1 South M1

Estate Boundary Development Boundary Leeds

04. The majority of the site is currently an office campus for N-Power, The total site area within the red line extends successor to the Electricity Board who took over the site in 1948. Npower occupy three buildings - the main 1970’s HQ to approximately 16.59 acres (6.71 ha). Of this office building, part of the Grade II listed Scarcroft Lodge and a the cricket pitch occupies circa 2.16 acres and small post war office property known as the 56 Building. There are circa 440 surface car park spaces on the site.

Woodlands and the gatehouses circa 2.17 acres. On the Wetherby Road frontage are two stone gatehouses (now 2 bedroom houses) and Woodlands - a vacant Victorian building The draft Allocation is stated to be for 14.3 acres most recently used as offices.

and excludes the Cricket Club. To the north of the tarmac drive into the site is Scarcroft Cricket Club pitch and pavilion. The surrounding farmland within the Estate, is known as Hellwood Farm and is let under an Agricultural Holdings Act tenancy and run as Hellwood Racing Stables.

A58 Hellwood farm HQ building Gatehouses

Cricket Pitch There are mature trees on the boundaries and to the west of Scarcroft Lodge. The Tree Survey Woodlands details 21 Category A trees, 95 Category B Trees (and 6 Groups) with 132 Category C trees (12 Groups) and 2 Category U.

The conclusion of a 2013 Conservation Report by Simpson and Brown is that only the original 1830 element of Scarcroft Lodge (circa 14 ,000 sq ft) The 56 Building is worthy of retention, this element has been Scarcroft Lodge substantially altered internally and is currently vacant. Woodlands and the two gatehouse lodge building are also considered of merit and to fall within the wider curtilage of Scarcroft Lodge.

06. Town Planning The site lies within Leeds City Council administrative In December 2013 a formal Pre-Application area. Adopted local planning policy is contained Submission was made to Leeds City Council for a within the Leeds Core Strategy adopted in scheme totalling 92 dwellings and the conversion November 2014 and Saved Policies of the Unitary of Woodlands to a convenience retail store. Accommodation Development Plan of 2006. The existing buildings on site comprise the following. The scheme proposed 80 new build residential In addition the Site Allocations Plan (SAP) is units. The original 1830 element of Scarcroft Lodge progressing through the adoption process. There would be converted into 12 duplex apartments (10 GIA was a city wide public consultation on the SAP two bed, 2 three bed – total Net Sales Area 13,690 in autumn 2015 and an additional Revised Outer sq ft). The two gate houses would continue as Building Sq M Sq Ft Storeys North East Consultation that closed on 7 November residential and Woodlands would be converted to 2016. The Pre-Submission Changes to the overall retail and office. HQ Building 6,385 68,730 4 SAP are due to be advertised in February 2017 prior to submission to the Secretary of State. Prior to this a Community Consultation Exercise 56 Building 425 4,575 2 was carried out in July 2013. Leeds City Council The site reference is HG2-26 (15) Wetherby Road provided a written response to the Pre-Application Scarcroft Lodge 2,767 29,785 2 / 3 – Scarcroft Lodge, Scarcroft. The 2015 allocation submission on 23 May 2014 and in addition the Woodlands 713 7,676 2 / 3 was for 130 dwellings, the 2016 allocation is for 100 proposals were reported on and presented to dwellings, formal representations have been made planning committee members in August 2014. North Lodge 83 893 2 to increase the allocation back to 130 dwellings. Copies of the submission and responses are South Lodge 79 850 2 The site lies within the Green Belt and is recognised contained within the Data Room. Specific feedback as a Major Developed Site. It falls within the was “the site can be regarded as a previously Scarcroft Conservation Area. Scarcoft Lodge is developed site in accordance with the definition set Total 10,452 112,509 Grade II Listed. It is in flood Zone 1 – low risk. out within the glossary of the NPPF”; “residential would appear to be an appropriate land use in The original 1830 element of Scarcroft Lodge extends to circa 13,690 sq ft of GIA. Planning Permission was granted in March 2015 for principle”; “we are in general agreement with the conversion of the ground floor of Woodlands to the Conservation Plan”. The letter pre-dated the A1 Retail and refurbishment of the first floor as B1 adoption of the Council’s Community Infrastructure offices (Ref 15/00602/FU). Levy in April 2015 (which indicates a rate of £90 per Title & Tenancies m2 for qualifying additional residential floor space) The freehold title is registered with absolute title under title number WYK707586. and sets out a list of potential s.106 requirements, including 35% on site affordable housing. Existing tenancies are as follows:

Demise Tenant Term Passing Rent Expiry

Main HQ Building 10 years from NPower Yorkshire Ltd £790,000 p.a. 25/04/2018 and Car Park 26/04/2008

Scarcroft Lodge 5 years from NPower Yorkshire Ltd £192,400 p.a. Holding Over (part) 22/01/2010

5 years from The 56 Building NPower Yorkshire Ltd £55,000 p.a. Holding Over 30/03/2009

Scarcroft Lodge Rolling annual NPower Yorkshire Ltd £15,000 p.a. 2 weeks notice Car Park (30) tenancy

Gatehouses £21,480 p.a. Individuals ASTs Holding Over (2 x 2 bed) (£895 pcm)

TOTAL £1,073,880 pa

Scarcroft Cricket Club pay £25 per year for the cricket ground and pavilion on an informal basis first documented in 1961.

There are also leases for two electricity sub stations between NPower Yorkshire Ltd and Yorkshire Electricity Group plc.

In addition there are draft heads of terms with a national retailer for taking the ground floor of Woodlands on a 20 year term at £65,000 per annum.

08. Method of Sale Further Information Offers for the freehold interest within the red can be included in this sale; however given Further information is available for the site, and is accessible line are invited. the different market profile it will be marketed via the website scarcroftestate.co.uk this includes: separately to the development platform. Both unconditional offers and proposals that are subject to the grant of planning permission Offers must be marked for the attention of Tree Survey Nov 2013 will be considered. Any offers that are subject David Couch or Michael Leonard at BNP Paribas Registered Title Information to conditions should state clearly the steps Real Estate. (Eliot Consultancy Ltd) necessary to remove the conditions and the Extended Phase 1 Habitat Survey, anticipated time-scales for doing so. The David Couch - BNP Paribas Real Estate, 1st Copy of leases Bat Survey property has been elected for VAT. Floor, Fountain Precinct, Balm Green, Sheffield, May 2013 Delta Simons S1 2JA or sent to [email protected] Prospective purchasers should confirm that Landscape Visual Impact they have read and taken account of the further Michael Leonard - BNP Paribas Real Estate, 1st Topographic Survey Assessment April 2014 information; and will be required to provide Floor Minerva, 29 East Parade, Leeds LS1 5PS or Alistair W Baldwin Associates financial evidence of their ability to complete sent to [email protected] Phase 1 Desk Study Illustrative layouts the purchase. Where an offer is made by an Environmental Survey Nov 2013 (John R Paley & Associates) agent it must be accompanied by a letter from E-mail offers are acceptable. The vendor does not Delta Simons undertake to accept the highest nor any offer. the principal confirming the basis of the offer. Flood risk Assessment and Conservation Statement April Drainage Strategy Oct 2013 2013 Simpson and Brown Hellwood Farm is part of the wider Scarcroft iD Civils Design Ltd Architects Estate and is subject to an Agricultural Act tenancy. It is also available for purchase and Heritage Impact Assessment Nov Draft Conservation Plan 2014 Nov 2013 Simpson & Brown Architects Simpson & Brown Architects Copy of Draft Local Plan Pre-Application Submission and Allocation, Representations, Response May 2014 Statement of Community & Lyle / Leeds City Involvement England & Lyle Council Transport Statement & Travel Environmental Performance Plan June 2013 Certificates Pell Frischmann

Viewings The site remains operational and secure for N-Power and viewings are therefore strictly by appointment only.

For additional information or to arrange an on-site inspection, please contact the vendors’ sole agent BNP Paribas Real Estate.

DAVID COUCH MICHAEL LEONARD 0114 263 9221 0113 237 6675 [email protected] [email protected]

Misrepresentation Act 1967: BNP Paribas Real Estate Advisory & Property Management UK Limited for themselves and for the vendor(s) or lessor(s) of this property whose agents they are, give notice that: 1. These particulars do not constitute, nor constitute any part of, an offer or contract. 2. None of the statements contained in these particulars as to the property are to be relied on as statements or representations of fact. 3. Any intending purchaser or lessee must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 4. The vendor(s) or lessor(s) do not make or give and neither BNP Paribas Real Estate Advisory & Property Management UK Limited nor any person in their employment has any authority to make or give, any representation or warranty whatever in relation to this property. Finance Act 2013: Unless otherwise stated all prices and rents are quote exclusive of VAT. The Business Protection from Misleading Marketing Regulations 2008: These details are believed to be correct at the time of compilation but may be subject to subsequent amendment. Design DS Emotion_NOV16_1899

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