Upload
others
View
0
Download
0
Embed Size (px)
Citation preview
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
2
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
3
EXISTING PRECINT
NORTHERN SITE
EXISTING ROYAL FOUNDATION OF ST KATHARINE
NORTHERN SITE
NORTHERN SITE AND WIDER
ST KATHARINE SITE
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
The Royal Foundation of St Katharine The Royal Foundation of St Katharine was established in 1147 by Queen Matilda as her
“hospital at the Tower of London”. It moved to its current site in 1948 with the aim of
being a presence for good in both a physical and spiritual sense in the East End of
London. The Queen is its current patron.
The current facilities at the Foundation are used by a diverse range of groups and
individuals from London, the UK and overseas. Last year the Foundation hosted over
775 meetings and conferences, over 95% of which benefitted from subsidised rates as
part of the not-for-profit sector. Over 16,000 people stayed overnight on personal retreat,
as part of a conference or as an alternative to London visitor accommodation. It is
currently ranked 7 out of 809 Speciality Lodgings in London on TripAdvisor.
The Foundation’s hospitality has allowed a great number of people to stay somewhere
with a unique and peaceful atmosphere. It is intended that this development will further
the charitable work of the Foundation while also offering a “unique and peaceful” place to
live within the heart of the London’s sought after East End.
EXECUTIVE SUMMARY
The Foundation is seeking a Development Partner to work with
it to gain planning permission for the development of the
proposed mixed use scheme, handing back to the Foundation
(at shell and core) hotel accommodation, conference space
and other facilities.
In return the Development Partner will be granted the right to
either lease as PRS (a preferred option) or sell the private
residential units.
The ‘Northern site’ forms part of the wider Royal
Foundation of St Katharine site used as a retreat and
conference centre.
The proposed development presents an exceptional,
vibrant, residential led mixed use development opportunity
directly opposite Limehouse station.
The site offers excellent public transport connections with
travel times of 5 minutes into the City of London and 4
minutes to Canary Wharf.
A scheme of 87 residential units, 26 hotel rooms, 10 study
bedrooms and 895 sq m of commercial space has been
drafted by Matthew Lloyd Architects and positive
discussions have been held with the London Borough of
Tower Hamlets Planning Officers.
The Foundation ideally wishes the Development Partner to
retain the residential units for PRS with the Partner to hand
back to the Foundation, ground and part of the first to third
floor accommodation to comprise a variety of new facilities
to support the Foundation’s charitable operations.
Subject to Planning offers are sought for a long leasehold
interest of 150 years in the site referred to as The Northern
Site, Butcher Row, London E14.
4
ACTING ON BEHALF OF
THE ROYAL FOUNDATION
OF ST KATHARINE,
CUSHMAN AND WAKEFIELD IS
DELIGHTED TO BE INSTRUCTED
TO SEEK A DEVELOPMENT
PARTNER TO DELIVER AN
EXCITING MIXED USE
DEVELOPMENT
OPPORTUNITY
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
5
Proposed scheme and existing St Katharine accommodation
to the south
Proposed scheme and existing St Katharine accommodation
to the east
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
SITE LOCATION
6
THESITE
LIMEHOUSEDLR
STATION
DLR
7
THESITE
LIMEHOUSEDLR
STATION
DLR
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
THE SITELOCATION
The site is located in Limehouse, East
London, approximately 2 miles east of the
City of London and 5 miles east of
Central London.
Limehouse is situated within the London
Borough of Tower Hamlets and benefits
from the River Thames to the south and
excellent connectivity to the business hubs
of Canary Wharf and the City of London.
8
THE SITE OCCUPIES AN
UNRIVALLED POSITION IN
ZONE 2 JUST METRES TO
THE SOUTH OF LIMEHOUSE
STATION AND
APPROXIMATELY 0.2 MILES
NORTH OF THE RIVER
THAMES.
TRANSPORT
The site is directly opposite Limehouse
station which provides both DLR and C2C
services. Journey times to the City of
London and Canary Wharf of circa
5 minutes.
The site offers excellent transport
connections and benefits from a Public
Transport Accessibility Level (PTAL) of 6a,
the second highest rating possible.
THE SITE
The Northern Site is outlined in the diagram
by the red boundary on the following page
and sits directly south of Limehouse DLR
station and adjoins the existing Foundation
buildings which are shown to the south. The
Northern Site occupies an irregular shape
and is currently in temporary use for a
community project and Yurt Café.
The Royal Foundation of St Katharine
enhances the value of the site and will
provide an excellent neighbour to the
occupiers of the new development.
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
9
NORTHERN SITE
JOHN SCURR
SITE
JOHN SCURR SITE
There is an additional piece of land
adjoining the northern site to the east
known as the ‘John Scurr Site.’ This area is
currently occupied by a single storey
building and in the ownership of the London
Borough of Tower Hamlets and may be
available for development subject to
separate negotiations. Matthew Lloyd
architects have drawn plans incorporating
the John Scurr Site in order to demonstrate
the potential of joining the two land parcels
together. These drawings are available in
the data room.
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
10
LIFESTYLE
Troxy - Art-deco Dance Hall
Husk Coffee, E14
Stepney City Farm
Limehouse Basin
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
11
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
B
A
THE PROPOSED DEVELOPMENTA positive pre-application has been held with the London
Borough of Tower Hamlets Planning Team who have voiced
their support in principle for the proposed development.
The proposed development is arranged over 12 floors, with
the buildings seamlessly tying in to the existing buildings of
St Katharine’s.
PROPOSED ACCOMMODATION
12
BA
A
B
PROPOSED NORTHERN SITE
DEVELOPMENT
EXISTING ST KATHARINE SITE
TOTAL RESIDENTIAL
APARTMENTS87 units (NSA 6,100 sq m)
WORKSPACE / RESTAURANT / CONFERENCE
SPACE | REFLECTIVE SPACE | ENTERPRISE
SPACE / CAFÉ & BOOK AREA | PLANT ROOM
/SERVICES
26 HOTEL ROOMS rooms
STUDY BEDROOMS10 rooms
CAR PARKING 22 spaces
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
AFFORDABLE HOUSING
The Foundation have discussed with the Council the delivery
of approximately 20% affordable housing.
This is less than policy, with the Foundation confident in the
delivery of this level of affordable housing reflecting the
positive benefits of the community uses for the local area.
The affordable housing units are incorporated within Block B
(north western block) on the first, second and third floors.
TOTAL AREAS
13
A
B
NORTHERN SITE (MAIN-SITE)
3,700 sq m - site area
JOHN SCURR SITE
200 sq m – site area
A
B
(Please see data room for full breakdown of proposed
development scheme and areas.)
TOTAL RESIDENTIAL NSA (87 UNITS)
6,100 sq m
TOTAL GIA
11,531sq m
TOTAL GEA
13,400 sq m
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
PLANNING SUMMARY PRE-APPLICATION
In November 2014 a formal Pre Application was made to
London Borough of Tower Hamlets in a 3-courtyard
arrangement, with a northeast corner residential tower of 16
storeys, and a basement car park. This resulted in a formal
Pre Application response which was very supportive of the
mixed use development on the site, although was hesitant
about this height of tower in this part of Limehouse. Since
then the project has been re-shaped into a simpler 2-
courtyard arrangement, a maximum northeast corner height
of G+11 storeys and now no basement. This has resulted in a
mixed use proposal of 87 residential units, an additional 26
hotel rooms and a series of ground floor community,
conference, workspaces and office uses.
POLICY COMPLIANCE
All of the flats in the scheme are designed to be complaint
with GLA Housing Design Guide standards. It is assumed
that the development is ‘car free’, as the site is immediately
adjacent to the Limehouse DLR station hub and has a PTAL
rating 6A. However, the necessary 10% disabled car parking
is achieved around the site at ground level. In terms of
planning Use Class the site has been assumed to be ‘sui
generis’. This is a reflection of the unique mix of existing
uses here.
AFFORDABLE HOUSING AND TENURE
In terms of housing tenure, it is presumed that the project will
be of a mixed provision, providing around 20% of affordable
units, balanced with the significant amount of new community
and extended employment uses also proposed within the
development. The affordable housing provision will be
subject to the normal viability tests and prospective
development partners are invited to comment on this in their
proposals. The Foundation’s priority is to ensure that the
proposed development is viable and of a consistent standard
with the existing facilities. The proposed allocation of the
affordable housing units are outlined on the following page.
The proposals and the new ‘design and access statement’
are now fully ready to be submitted again for a 2nd Pre
Application to Tower Hamlets, once the Development Partner
is in place.
14
THE DESIGN OF THE
NORTHERN SITE BY MATTHEW
LLOYD ARCHITECTS HAS BEEN
DEVELOPED OVER A PERIOD
OF THE PAST TWO AND HALF
YEARS WITH RFSK’S SENIOR
MANAGEMENT TEAM, BOARD
OF TRUSTEES AND OTHER
STAKEHOLDERS.
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
15
Private Residential
Affordable/private Residential
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
DEVELOPMENT PARTNER REQUIREMENTSIt is of primary importance that the Development Partner
selected for this exciting project understands and shares a
similar ethos to the Royal Foundation of St Katharine. Please
see the websites of both the Royal Foundation of St
Katharine and the Meanwhile Project for further information:
• http://www.rfsk.org.uk/
• http://precinct.rfsk.org/
It is the Foundation’s preference that the residential element
of the scheme is delivered for the PRS market in order to
help promote the Foundation’s desire for a real sense of
community developing around its existing and new facilities.
The Foundation also invites potential Development Partners
who may wish to sell all or a proportion of the completed
units to present proposals whilst recognising a key driver of
the Foundation is to support the vibrant vision of an
innovative development that seeks to bring people together.
REQUIREMENTS OF THE DEVELOPMENT
PARTNER ARE AS FOLLOWS:
16
PLANNINGThe incoming Development Partner is to
work with the Foundation in order to secure
and fund a suitable planning consent as per
the Matthew Lloyd scheme.
FUNDING
The Development Partner is to fund and
construct the proposed scheme.
FACILITIESThe Development Partner is to hand back
facilities for occupation by the Foundation
which are arranged on parts of the ground to
third floors of the development (to shell and
core). These are as follows:
• Total commercial floor space of
895 sq m including:
• RFSK office and staff room space,
reception and lounge, conference
spaces, left luggage as well as café and
Workspace.
• Alongside 26 hotel rooms and 10 study
bedrooms.
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
SHELL AND CORE DIAGRAM
17
Residential
Shell & Core
RFSK Existing
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
BIDDING DETAILS TENURE
The 150 year long leasehold interest is to be sold with vacant
possession. Title details can be found in the data room.
FURTHER INFORMATION
A data room has been compiled to assist developers in
formulating their offers for the site, containing the
following details:
Title plan.
Site plan and floor plans.
Indicative development proposal and architect plans.
Pre-application feedback.
Initial cost assessment.
Ground surveys and technical information including
Rights of Light and daylight/sunlight report.
VIEWINGS
Viewings can be arranged by appointment only.
METHOD OF SALE
The 150 year long leasehold interest is offered for sale by
way of informal tender.
OFFERS ARE INVITED ON THE
FOLLOWING BASIS:
COMPLIANT SCHEME
Subject to planning offers for the Matthew Lloyd scheme
comprising 87 units and 20% affordable housing.
NEW SCHEME
Developers to include plans to outline their proposals with
commentary to support these schemes.
Offers in excess of £2million with the developer handing back
the facilities required by the Foundation, to shell and core.
Developers are also requested to confirm whether they wish
to sell or rent the residential units on completion and provide
proof of funding.
Purchasers will be required to pay a non-refundable deposit
to demonstrate commitment and account for the Foundation’s
professional fees.
BID DEADLINE
The deadline for receipt of bids is 12 noon
Wednesday 22nd March 2017.
Offers should be submitted electronically to:
Andrew Palmer at [email protected]
Bids should clearly marked:
‘Bid – Northern Site, Limehouse E14’
Interested parties should note that the vendor reserves the
right not to select the highest or any tender.
18
INVITATION FOR A DEVELOPMENT PARTNER
THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14
19