Freehold Development Opportunity For Sale Shottendane Nursing Home, Margate, CT9 4BS Currently in C2 use as a residential care home, with development potential for residential, hotel or institutional uses (subject to planning). Approximately 1.72 ha (4.25 acres) BNP Paribas Real Estate Head office, 5 Aldermanbury Square, London EC2V 7BP Tel: +44 (0) 207 338 4000 Fax: +44 (0) 207 430 2628
Background We are delighted to offer this impressive and attractive Grade II listed property located just off Shottendane Road, Margate. Detailed planning consent is currently being sought for a residential scheme but the Property has potential for hotel or institutional uses (subject to planning). The building was originally built as a grand residence, but is currently in use as a nursing home (use class C2). Location Shottendane is located at the junction of Shottendane Road/Manston Road, with Hartsdown Road (A2052). This is a relatively quiet location on the outskirts of Margate, with a strong rural character. The property is circa 15 to 20 minutes walk from Margate sea-front. The A299 Thanet Way provides a link between Margate and the M2 motorway. The property is approximately one mile south of Margate Station. Margate to London St Pancras equates to a journey time of approximately 1 hour 30 minutes and Margate to London Cannon Street and London Victoria both equate to circa 1 hour 50 minutes. We understand that Kent County Council is currently engaging with a variety of stakeholders, including Thanet District Council (TDC), South-eastern and Network Rail, to promote a new Thanet Parkway railway station at Cliffsend in Thanet, which is scheduled for delivery by January 2019 and would be served by both High Speed and mainline rail services. The proposed station will be 3.5 miles south west of the subject site. The area is also served by a comprehensive local bus service called The Loop run by Stagecoach which serves the Thanet area seven days a week. There are bus stops close to the subject site these can be found on Salmestone Drive, Tivoli Road and George V Avenue. The other Thanet town centres Ramsgate and Broadstairs - are in close proximity, as is the Westwood Cross retail centre, which accommodates many high street brands as well as a Vue cinema. Shottendane Road forms the south eastern boundary of the site and Hartsdown Road forms its North-eastern boundary. Margate Cricket Ground forms the north western boundary of the site (Containing cricket pitch and club house), whilst residential properties and their gardens accessed from Knold Park form the south western boundary. Description Shottendane Nursing Home is a substantial, detached, three storey property of traditional brick construction under a pitched tiled roof. As well as the three main floors (ground, first and the second/attic floor) and there is also a smaller basement level. As existing the property offers the following accommodation: Level GIA (Sq. Ft.) GIA (Sq M) No. Bedrooms Basement 1,205 112 0 Ground 4,950 460 5 1 st Floor 4,500 418 12 2 nd Floor 3,638 338 10 Total 14,293 1,328 27
The building currently offers 38 beds for residents over 27 bedrooms; all floors are serviced by a lift. The basement currently houses all plant and machinery, staff room and laundry facilities. Existing floor plans of the property can be found on the marketing website. Both the entrance gates and the building itself are Grade II listed and are in a generally good state of repair. The property is imposing and attractive in appearance, and sits in approximately 4.25 acres of grounds. While the grounds are sloping, the building is constructed on a level plateau in the centre of the site. The grounds to the property comprise two main areas laid to lawn one to the front and one to the rear. The grounds are landscaped with shrubs and trees, and contain numerous mature trees. The boundary of the site is strongly defined on all sides by a brick wall. Access to the building is via Shottendane Lane. There are two entrances into the site from the lane (one close to the junction with Hartsdown Road and the other further south). The entrance to the south of the site provides primary access for vehicles and pedestrians, with the northern entrance used by service vehicles which cannot gain access via the main gates. There are only informal parking arrangements on the site at present, with approximately 10-15 cars being parked at any one time. Planning The Vendor owns the freehold of the land edged red on the attached plan and now intends to dispose of its interest. It is considered that the property is suitable for a number of uses subject to obtaining the appropriate consents. The adopted development plan for Thanet comprises the saved policies from the Thanet Local Plan (2006). The preferred options for the Draft Thanet Local Plan were published in January 2015 and comprise the emerging planning policies for the District. The adopted proposals map for the District indicates that the site is located within the defined countryside and is also located within a landscape character area. In addition, according to the Environment Agency the site is located within flood zone1 (low probability of flooding). There are no other land use designations conveying the site. The property has been used for many years as a nursing home, however, it should be noted that the emerging policies do not specifically seek to protect existing nursing homes use. The property was originally purpose built as a private dwelling and hence residential redevelopment would be returning the property to its original use. It is considered that the property offers an opportunity for a high quality, heritage-led residential development, and proposals have been prepared having regard to the saved policies from the Thanet Local Plan (2006). We have received a written pre-application response from the Thanet District Council, which indicates that redevelopment for residential use would be acceptable in principle. Due to the pre application response the vendor will prepare and submit a detailed planning application for the proposed scheme (outlined below) in parallel with the marketing process. A copy of the pre-application submission and TDC s response can be found on the dedicated marketing website as can the planning appraisal prepared by Maddox Associates which indicates a strong prospect for both residential (C3) and hotel (C1) use of the property. In addition there have been positive highways pre application discussions with Kent County Council which concluded that development will not generate significant amounts of traffic or increase capacity at the junctions. A draft transport statement is available on the marketing website.
The Proposed Scheme The proposed development (which has been amended to take account of Thanet District Council s Pre App response) consists of 12 units to be located within the refurbished building, comprising 4 x 1 bed and 8 x 2 bed apartments as follows: Basement level - 1 x 2 bed unit; Ground floor level 2 x 1 bed and 2 x 2 bed units; First floor level 2 x 1 bed and 2 x 2 bed units; and Second floor level 3 x 2 bed units. Total NIA (Net Internal Area): 11,646 sq ft (1,082 sq m) A two storey extension (basement and ground floor levels) is proposed to the building s north western elevation (referred to as the Orangery on the proposed plans). With regard to car parking and access, a total of 19 spaces are proposed across the site. The gardens around the property are proposed to be enhanced and existing poor quality outbuildings and containers removed. The indicative architectural drawings for the proposed residential scheme can be found on the marketing website. Lease Summary The tenant s lease was granted on the 9 th August 1994 and expires on the 24 th March 2017. The tenant has the benefit of the security of tenure provisions of the 1954 Landlord & Tenant Act. The rent passing is 58,500 per annum. The tenant is in occupation and it should be assumed that the tenant will remain in occupation until the end of his lease. Please refer to the data room for a copy of the lease summary. Services It is understood that mains water, electricity, gas and drainage are connected to the property, although it will be the responsibility of the purchaser to ensure they are available and adequate for any future use of the property. BNP Paribas Real Estate has not tested any of the service installations and provides no warranties as to their condition. Title The property known as Shottendane Nursing Home is held freehold under title number: K754628 Further title information can be found on the online information pack. Method of Sale Best offers are invited via informal tender for the Freehold interest in the property. Offers are sought on either a conditional or unconditional basis. Offers must be submitted in a plain envelope marked Shottendane Nursing Home June 2016 and addressed to:
Duncan Thomas BNP Paribas Real Estate UK 5 Aldermanbury Square London EC2V 7BP Email: duncan.thomas@bnpparibas.com Offers are to be received in hard copy format or email, including a copy of the Bid Form, by no later than 12 noon on Friday 10 June 2016. The vendor does not undertake to accept the highest or any offer submitted. Offers submitted by an agent must be accompanied by a letter from the principal outlining the basis of the offer made. Prospective purchasers are required to complete the bid pro-forma available to download from the marketing website:(www.shottendanehome.com) Further Information Further information is available on the dedicated marketing website and contains the following: Report on Title Indicative architectural drawings of residential scheme Thanet District Council pre-application response Technical note on potential highways/access options Heritage statement Maddox Associate s planning appraisal Planning application documents (as these become available). Topographical survey Existing floor plans and elevations Lease summary Bid Pro forma Contact Details Accompanied viewings will be conducted by the vendor s sole agents, BNP Paribas Real Estate, on selected dates. For further information please contact: Duncan Thomas George Norton +44 (0)20 7338 4010 +44 (0)20 7338 4056 duncan.thomas@bnpparibas.com george.norton@bnpparibas.com Particulars compiled: April 2016
January 2016.