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Proud to be appointed
supplier to the Crown
Commercial Service Estates
Professional Services
Framework
NPS Group is delighted to be appointed supplier to the Crown Commercial Services (CCS) Estates Professional Services (RM3816) Framework Agreement. Our experienced team of estates professionals has been providing property advice to the public sector for 25 years. Within this sector, we advise clients with an aggregate asset value of more than £5bn.
As a multidisciplinary consultancy, NPS has the capacity to provide a full service to clients covering all their property needs. After years of working as a strategic partner to nine local authorities through our joint venture model, we know clients need value from their assets and their advisors.
Estates Director
Leeds
Daniella Barrow
07795 305829
Estates Director
Norwich
Melvyn Stone
07787 128717
Estates Director
Humber
Alan Phelan
07889 409647
Estates Director
Devon
Dan Meek
07789 926731
Estates Director
Peterborough
Sally House
07572 463535
Introduction
Reduce property costs Our experienced estate management surveyors will advise on opportunities to reduce outgoings through the targeted surrender of leases, minimising dilapidations settlements and challenging service charges.
Lease renewals advice - NPS secured a £40,000 reduction in rent for office premises in Norwich. Extensive market research and strategic use of the legislative framework enabled NPS to maximise the benefit for our client.
Dilapidations advice - We achieved a £910,000 saving by settling a £985,000 dilapidations claim at £75,000, on a 1950’s office building at the end of its lease.
Our property review methodology assists public sector bodies to rationalise their estate, reduce costs, minimise backlog maintenance and free up assets for disposal or letting. Reviews range from single assets to large property portfolios.
Release unwanted property assets
Community Asset Transfer (CAT) programme - With the asset transfer process to local community groups refined by NPS, a total of 33 CAT’s are in negotiation for completion March 2019.
Property review - We reviewed 400 properties and developed Action Plans to either release (develop, transfer, or re-provision) or retain (maintain, improve or invest) these assets.
Disposal strategy - NPS’s strategy allowed a municipal golf course, previously costing ratepayers £250,000 per annum over the past 10 years, to be operated and maintained at a neutral cost to the budget.
Identify savings and opportunities to maximise revenue from land and buildings
Many public sector assets require specialist skills to maximise savings. Our team are experienced in identifying revenue opportunities.
Tenancy surrender, Manor Farm - NPS identified and negotiated the surrender at nil cost, allowing alternative letting options to be pursued - these included a brewery unit, Farm Business Tenancies and a B&B. The total rental income has now doubled.
Exemptions from business rates - We sought Counsel’s opinion supporting our view that Local Authority Social Services Departments’ teams providing welfare services for children with disabilities should be exempt from business rates. Following submission of the report to the Valuation Office Agency, they conceded the issue. An immediate refund was received of £39,700 and ongoing annual savings are of £11,000 per annum.
Rating advice - We provide advice to the Council to manage business rates obligations, grounds for appeal or revaluation, potential rating income for development schemes and rates retention.
Meet central targets for reduced property occupancy
We can help reduce property occupancy. New ways of working often result in less space being required; our occupancy audits benchmark space utilisation against more than 20 comparator organisations.
Estate rationalisation - NPS measured workstation and meeting room occupancy levels across a number of office premises in support of the rationalisation of the estate and move to new Civic Centre in 2022. Existing office sites will be sold for redevelopment.
Identifying space - We benchmarked occupancy levels for approximately 900 workstations in back office areas for this Trust by space/team/department. We were able to identify space for release, alternative use or accommodating extra staff.
Planning and development Planning consent will add significant value to sites prior to disposal. Engagement with planners when development and local plans are being formulated and securing commercially advantageous consent enhances the market value of land. Many public sector bodies are now also developing out their own sites.
Local plan submissions - NPS made submissions to ensure two surplus sites were allocated for residential development. We subsequently prepared planning application and supporting documents, to enhance the site values. The sites will be worth c.£500,000 per acre with the benefit of the pending planning consent.
Joint venture development - NPS formed a joint venture with Broadland District Council – Broadland Growth Ltd – to deliver an award-winning Passivhaus scheme of 14 mixed tenure dwellings.
Agricultural planning appraisals - We provide a tailored service to ensure the Local Planning Authority determine applications for dwellings/buildings in accordance with the National Planning Policy Framework and Local Plan Policies on agricultural and greenbelt land.
Masterplan of Monkerton - We provided advice relating to negotiations with landowners and of the S106 Agreement. This included the transfer of Public Open Space to the City Council for a commuted sum. Total anticipated capital receipts will amount to over £15m.
Acquisition and disposal NPS has acted for acquiring authorities in a number of high value national schemes involving the compulsory acquisition of land, through early involvement in highways project teams, appearance at application and examination, and negotiation of compensation including Part 1 claims. Our disposal strategies have produced effective results using formal and informal tender, private treaty and auction.
New road plans - NPS conducted all land and property negotiations for the £178m Norwich Northern Distributor road scheme, which opened in April 2018.
Sensitive disposal plans - We sold a number of former care homes which were no longer CQC compliant, ensuring empathetic stakeholder engagement whilst ensuring maximum return through the planning application process and marketing.
Tailored sales advice - We provided advice to ensure that a bid to list a local care home as an Asset of Community Value was not approved, resulting in it being sold on the open market at full value.
Acquisition and disposal NPS has acted for acquiring authorities in a number of high value national schemes involving the compulsory acquisition of land, through early involvement in highways project teams, appearance at application and examination, and negotiation of compensation including Part 1 claims. Our disposal strategies have produced effective results using formal and informal tender, private treaty and auction.
Full negotiation services - NPS negotiated and agreed purchase terms, site valuation, project management and ensured development restrictions were removed for a new primary school site within a strict deadline.
Public sector acquisition - NPS acted for the City Council in purchasing the freehold of Peterborough Registry office, engaging with stakeholders, ensuring the purchase met the acquisition strategy and completing Governance and necessary surveys prior to completion.
Land surveying Our Land Survey Team produces topographical surveys of land levels, geotechnical surveys of ground conditions, engineering and laser scanning surveys, GIS compliant data capture and preparation of Land Registry compliant plans. The team includes CAA licenced drone pilots and we now provide high level photogrammetry and thermal imaging services, including roof surveys.
Metric surveys - NPS conducted the surveys according to English Heritage guidelines and supplied two-dimensional line drawn floor plans and three-dimensional internal elevations containing stone-by-stone line detail.
Investment in drone technology - NPS undertook a high level condition survey of Ipswich Crown Pools using a drone, as access was restricted around the building, providing high definition photographic and thermal images.
Valuation NPS has a dedicated team of asset and insurance valuers with extensive experience and expertise in undertaking a wide variety of both Red Book Valuations, Development Appraisals, General Fund and Housing Revenue Account asset valuations, together with insurance valuations for local authority clients over several years.
HRA asset valuation: Norwich - NPS has carried out the HRA asset valuation to the council’s portfolio of 15,000 houses and 200 non-housing properties for the past six years. This has included one full valuation with five interim desktop valuations.
HRA asset valuation: Colchester - NPS carried out the HRA asset valuation to the Council’s portfolio of 6,000 houses in 2010 and 2015. We supply an annual impairment review and ad hoc valuations and advice. The annual budget is c.£10,500.
Options for alternative use of space - We completed a review and options appraisal for alternative uses of a 4.25Ha. laboratory/office site following relocation. This included valuation and development appraisals which informed client decision making.
Commissioning reports, studies and strategies to assist in the management of your estate
A clearly communicated property strategy ensures the best service and financial outcomes are achieved through day to day activities. Releasing properties that are no longer fit for purpose, expensive to run and have a high backlog of maintenance needs to be planned in advance with service and (frequently) political support.
Supporting revenue growth - NPS articulated a new asset strategy for the Council to support growth in the city and generate income to support the Council’s revenue budget over the long term.
Consolidating staff to one site - NPS undertook occupancy audits at all Council offices as a precursor to developing the Council’s accommodation strategy, focusing on consolidating staff into one site.
Advice on retention or release - As well as developing a property strategy, we reviewed the council’s portfolio to categorise property assets on the basis of retention or release.
Assessing use of office space - We undertook an occupancy and storage audit of a civic centre and articulated a workplace strategy for the council focused on implementing agile working.
Audits of data, data systems, skills capacity, and expertise
NPS has developed diagnostic ‘health checks’ to enable clients to benchmark against peer organisations in the areas of data, systems, skills, capacity and expertise. A simple ‘RAG’ assessment against a number of key areas, combined with targeted interviews with key decision makers quickly identifies areas of business risk or non-delivery, enabling prompt appropriate and focussed action to be taken.
Implementing a property database - NPS reviewed the council’s existing data systems, data quality, processes for updating and actions required to support the implementation of K2 as the corporate property database.
Assessing use of office space - We undertook a review of the two organisations’ existing property data to advise the best way forward to forming a single property system/estate management service.
‘Health check’: Waltham Forest - We recommended UK ‘Best Practice’ and identified the strengths and weaknesses of the Council’s existing asset management policy, identifying opportunities for improvement.
‘Health check’: Staffordshire - NPS recommended areas where the Council could improve their asset management policy and practice, providing an audit of data, commentary of data quality and recommendations to improve property information.
For more information, please contact:
Melvyn Stone, Estates Director
Greg Pemberton, Procurement Liaison
