a rare east london office to residential conversion
TRANSCRIPT
A RARE EAST LONDON OFFICE TO RESIDENTIAL CONVERSION OPPORTUNIT Y WITH EXISTING INCOME
BECKETTS HOUSE & 1-3 CAXTON PLACE
ILFORD, IG1 2DA
2
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
E X E C U T I V E S U M M A R Y
• A Prior Approval planning application has been submitted, comprising 108 private residential units (57 x Studios, 47 x 1-beds and 4 x 2-beds)
• Total proposed net saleable area of 4,590 sq m (49,406 sq ft)
• Existing office accommodation of Becketts House and 2-3 Caxton Place, extending to approximately 4,942 sq m (53,192 sq ft) NIA
• Benefits from a total income of £732,064 per annum
• Total site extends to 0.27 hectares (0.66 acres)
• Potential for additional massing on both Becketts House and 2&3 Caxton Place, subject to necessary consents
• Located approximately 0.2 miles (0.3 km) to the south west of Ilford National Rail station, which will be a stop on the Elizabeth Line (Crossrail)
• For sale freehold with tenants in situ, subject to the current leases.
BECKETTS HOUSE
3
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
ILFORDSTATION
ILFORD
RIV
ER R
OD
ING
A118
WIN
STON WAY
ILFOR
D LA
NE
CR
AN
BROOK ROA
D C
RA
NB
RO
OK
RO
AD
HIGH ROAD A
118
LEY ST
GR
IGG
S A
PP
RO
AC
H
ILFORD HILL
ILFORD HILL
B16
5
COLCHESTER AVENUE
GRANVILLE ROAD GR
AN
VILLE
RO
AD
WA
LTON
RO
AD
RIV
ERD
ENE R
OA
D
AUDREY ROAD
BENGAL ROADBRITANNIA ROAD
ALBERT ROAD
ALBERT ROAD
CLEV
ELAN
D R
OA
D
DUDLEY ROAD
GRANGE ROAD
RUTLAND ROAD
BEDFORD ROAD
WINDSOR ROAD
GR
OS
VEN
OR
RO
AD
RIC
HM
ON
D R
OA
D
DA
LKEITH
RO
AD
RIC
HM
ON
D R
OA
D
WANSTEAD NORT
H ROAD WA
NSTEAD NORTH ROAD
YORK ROAD
NO
RTHBROO
K ROAD HILL R
OA
D
EMPRES
S AVEN
UE
MAYFA
IR A
VENU
E
AR
GY
LE RO
AD
AR
GY
LE RO
AD
BELG
RA
VE R
OA
D
MA
NSFIELD
RO
AD
BEAL ROAD
WESTBURY R
OAD SELB
OR
NE RO
AD
GR
AN
VILLE R
OA
D
MO
RLAN
D R
OA
D
WELLESLEY ROAD
THOROLD ROAD
THOROLD ROADA
DELA
IDE R
OA
D
MYRTLE ROAD
BALFOUR ROAD
A406 NORTH CIRCU
LAR RO
AD
Not to scale - for indicative purposes only
NOTE:- Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office.© Crown copyright licence number 100024244 Savills (UK) Ltd.NOTE:- Published for the purposes of identification only and although believed to be correct accuracy is not guaranteed.
NTL
MLW
6.4m
6.4m
7.9m
9.8m
7.6m
7.0m
TCPs
BridgeIlford
ILFORD HILL
PRIOR ROAD
RODEN STR
EET
Roden Way
Ilford Quarter(Developed by Durkan)
39
11
Mill House
57
PH
2
18
El Sub Sta
1 to 3
11
Caxton Place
16
2to14
Beck
etts Hou
se
1 to 34
Redstart Mansions
Roding
1 to 33
Court
Depot
PH
80
31
Shelter
1to 6
7 to15
IconBuilding1 to 152
Store
0m 10m 20m 30m
Ordnance Survey © Crown Copyright 2019. All rights reserved.Licence number 100022432. Plotted Scale - 1:1250
NN
T H E P R O P E R T Y
Becketts House and 1-3 Caxton Place are two office buildings situated on the south side of Ilford Hill set across a site approximately 0.27 hectares (0.66 acres) in size. To the west of the site is the River Roding and to the south, Roden Street. To the east is Ilford Quarter, a development site which is currently under construction and to the north is Ilford Hill.
4
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
A406
A406
A503
A501
A406
A406
A12
A13
A13
A20A23A24
A20
A13
A12
ROMFORD
SEVEN KINGS
CHADWELLHEATH
DAGENHAMBARKING
HORNCHURCH
BRENTWOOD
STAPLEFORDABBOTTS
STANFORDRIVERS
WOODFORD
CHIGWELL
UPMINSTER
WALTHAMSTOW
STRATFORD
CANARYWHARF
CITYAIRPORT
CITY OFLONDON
WOODGREEN
BARNETENFIELD
HOLLOWAY
DARTFORDEAST DULWICH
CENTRALLONDON
A12
A12
A10
A41A10
A2
A2
A3
A1
A10
M25
M25
M25
M11
ILFORD
LIVERPOOLSTREET
L O C AT I O N
Ilford is a rapidly evolving East London town which has seen significant redevelopment in recent years following the success of the nearby Olympic Park redevelopment in Stratford, and since being named as a station on the new Elizabeth (Crossrail) train line.
• Centrally situated within Ilford town centre.
• The Exchange, the main shopping centre is within close proximity, which provides over 90 retailers including M&S, TK Maxx, Next, H&M, New Look and Sports Direct.
• Westfield Stratford, which is one of Europe’s largest shopping centres with a total floorspace of around 1.9m sq ft, is located approximately 3.3 miles (5.3 km) to the west.
• Excellent transport links, providing easy access west towards Central London and east towards Goodmayes, Romford and Essex.
Not to scale - for identification purposes only
STRATFORD WESTFIELDCGI OF ILFORD STATION – SOURCE: CROSSRAIL ILFORD HIGH ROAD
5
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
C O N N E C T I V I T Y
• Located approximately 0.2 miles (0.3 km) south west of Ilford National Rail station.
• Services to Stratford Station in 9 minutes and London Liverpool Street station in 17 minutes (Source:TFL).
• Ilford Station to be a stop on the new Elizabeth Line (Crossrail) service.
• Crossrail will run from Shenfield to Reading via Central London.
• Numerous bus routes connecting Ilford to Barking in the south, Redbridge to the north, Seven Kings to the east and Manor Park to the west.
• The North Circular Road (A406) is situated approximately 50 metres to the west, and the A12 approximately 2.0 miles (3.2 km) to the north.
(Source: TFL)
KEY: BAKERLOO LINE
CENTRAL LINE
CIRCLE LINE
DISTRICT LINE
HAMMERSMITH & CITY LINE
JUBILEE LINE
METROPOLITAN LINE
NORTHERN LINE
PICCADILLY LINE
VICTORIA LINE
LONDON OVERGROUND LINE
DLR LINE
ELIZABETH LINE
(CROSSRAIL)
TA
PLO
W
RE
AD
ING
TW
YF
OR
DM
AID
EN
HE
AD
BU
RN
HA
M
IVE
R
WE
ST
DR
AY
TO
N
HA
YE
S &
HA
RLI
NG
TO
NS
OU
TH
ALL
LAN
GLE
YS
LOU
GH
HA
NW
ELL
WE
ST
EA
LIN
G
AC
TO
N M
AIN
LIN
E
BO
ND
ST
RE
ET
FA
RR
ING
DO
N
WH
ITE
CH
AP
EL
CA
NA
RY
WH
AR
F
CU
ST
OM
HO
US
E
WO
OLW
ICH
AB
BE
Y W
OO
D
HEATHROWAIRPORT
LONDONPADDINGTON
EALING BROADWAY
TOTTENHAMCOURT ROAD
LIVERPOOLSTREET
STRATFORD
MA
RY
LAN
D
FO
RE
ST
GA
TE
MA
NO
R P
AR
K
SH
EN
FIE
LD
SE
VE
N K
ING
S
GO
OD
MA
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WE
LL H
EA
TH
RO
MF
OR
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GID
EA
PA
RK
HA
RO
LD W
OO
D
BR
EN
TW
OO
D
ILFORDE L I Z A B E T H L I N E /C R O S S R A I L
STRATFORD 9 mins
TOTTENHAM COURT ROAD 22 mins
EALING BROADWAY 36 mins
LIVERPOOL STREET 17 mins
PADDINGTON 28 mins
HEATHROW TERMINAL 5 58 mins
JOURNEY TIMES FROM ILFORD ON THE ELIZABETH LINE:
CGI OF ILFORD STATION – SOURCE: CROSSRAIL
6
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
ILFORD PLAZA / HARRISON GIBSON - 193-207 HIGH ROAD
Developer: Lumina Real Estate CapitalStatus: Consented subject to the signing of the Section 106No. of Residential Units: 290
ILFORD EXCHANGE
Developer: Capital & RegionalStatus: Consented No. of Residential Units: 214
ILFORD RETAIL PARK - 261-275 HIGH ROAD
Developer: MontreauxStatus: Pre-Planning - Acquired by Montreaux in 2018No. of Residential Units: circa 850
BODGERS OF ILFORD - ONE STATION ROAD
Developer: Access Self StorageStatus: Planning submitted for a 42 storey tower delivering a build to rent schemeNo. of Residential Units: 380
METRO TOWER - 226-244 HIGH ROAD
Developer: Xyan Holdings Ltd Status: Resolution to grant for a residential led part 25, 12 and 6 storey scheme No. of Residential Units: 120
HORIZON - 51-69 ILFORD HILL
Developer: U+I – Bulk purchased by IP Global prior to constructionStatus: Construction completedNo. of Residential Units: 122
74-76 HIGH ROAD
Developer: Investec Property InvestmentsStatus: Planning submitted for a residential led 10 & 19 storey schemeNo. of Residential Units: 117
THE PARAGON - 39 ILFORD HILL
Developer: Swan Housing AssociationStatus: Under constructionNo. of Residential Units: 141
PIONEER POINT - 1-5 WINSTON WAY
Developer: Kennedy WilsonStatus: Construction completed in 2012 – All rental unitsNo. of Residential Units: 294
THE ICON BUIDLING - 39 ILFORD HILL
Developer: Galliard HomesStatus: Construction completed - Sales completed in 2009No. of Residential Units: 223
SAINSBURY’S - 33 RODEN STREET
Developer: J Sainsbury plcStatus: Consented - Replacement Sainsbury’s store at ground floor and residential aboveNo. of Residential Units: 683
ILFORD QUARTER - 60-70 RODEN STREET
Developer: Durkan & M&GStatus: Under constructionNo. of Residential Units: 354
I L F O R D D E V E L O P M E N T S I T E S KEY: CONSTRUCTED & UNITS SOLD
UNDER CONSTRUCTION
CONSENTED
IN PLANNING
7
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
E X I S T I N G B U I L D I N G S
• Becketts House and 1-3 Caxton Place are a suite of purpose built 1990’s office buildings located on the south side of Ilford Hill.
• Becketts House extends to a total of 3,897 sq m (41,943 sq ft) NIA.
• 2-3 Caxton Place extends to 1,045 sq m (11,249 sq ft) NIA.
• N.B 1 Caxton Place is adjacent and was sold off on a long leasehold at a peppercorn rent in June 1998.
TOTAL NIA (SQ M)
TOTAL NIA (SQ FT)
ANNUAL TOTAL COMBINED RENT
4,942 53,192 £732,064
T E N A N C Y S C H E D U L E
BECKETTS HOUSE
UNIT NO. TENANT AREA (SQ M)
AREA (SQ FT)
RENT (PER ANNUM)
LEASE EXPIRY
BREAK OPTION INSIDE / OUTSIDE THE ACT
Part Ground Floor Partnership of East London Co-operatives (PELC) Ltd
113 1,181 £20,000 31/08/2019 n/a Outside
Part 1st Floor Vacant 263 2,830 £0 n/a n/a n/a
Part 1st Floor Numerica Risk Management & Consulting Ltd
332 3,580 £53,700 27/02/2022 20/02/2020 Mutual break on 3
months’ notice
Outside
Unit 2nd Floor & Server Room on 3F
Redbridge Clinical Commissioning Group
676 7,696 £153,920 30/08/2019 n/a Outside
Unit 3rd Floor & Server Room on GF
Partnership of East London Co-operatives (PELC) Ltd
639 6,875 £101,940 31/08/2019 n/a Outside
Unit 4th Floor Redbridge Clinical Commissioning Group
653 7,031 £140,620 30/08/2019 n/a Outside
Unit 5th Floor Redbridge Clinical Commissioning Group
479 5,159 £103,180 30/08/2019 n/a Outside
Unit 6th Floor Vacant 315 3,387 £0 n/a n/a n/a
Unit 7th Floor Hays Specialist Recruitment Ltd
264 2,842 £37,505 31/08/2019 n/a Outside
Unit 8th Floor Care Nexus Ltd 112 1,202 £17,429 08/07/2020 n/a Outside
Sub-Total £628,294
2-3 CAXTON PLACE UNIT NO. TENANT AREA
(SQ M)AREA
(SQ FT)RENT (PER ANNUM)
LEASE EXPIRY
BREAK OPTION INSIDE / OUTSIDE THE ACT
Unit 2a, 1st Floor, Caxton Place
Numerica Risk Management & Consulting Ltd
152 1,640 £24,600 27/02/2022 27/02/2020Mutual break on 3
months’ notice
Outside
Unit 2, 2nd Floor, Caxton Place
PSI Services (UK) Ltd 155 1,667 £30,000 19/06/2021 20/06/2019 Outside
Unit 2, 3rd - 4th Floor, Caxton Place
Vibrance 305 3,278 £49,170 17/12/2021 n/a Inside
Unit 3, Caxton Place Vacant 433 4,664 £0 n/a n/a n/a
Sub-Total £103,770
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
8
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
BECKETTS HOUSE
3 CAXTON PLACE
2 CAXTON PLACE
1 CAXTON PLACE
AERIAL IMAGE OF SITE LOOKING NORTH
9
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
BECKETTS HOUSE BECKETTS HOUSE
BECKETTS HOUSE
CAXTON PLACE CAXTON PLACE
10
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
P L A N N I N G
A Prior Approval application (Reference Number: 0812/19) for the site was submitted on 1st March 2019. In line with planning policy, confirmation of the change of use is due within 56 days.
“Change of use from offices (B1(a)) to 108 residential units (C3)”.
• 57 x studios, 47 x 1-beds and 4 x 2-beds
• 128 secure cycle spaces
• 78 existing car parking spaces which will remain
Within the jurisdiction of the London Borough of Redbridge.
Does not sit within a conservation area, nor are there any statutorily or locally listed buildings on or near to the site.
CIL & SECTION 106The proposed development will not be subject to any CIL, Section 106 contributions or provide any affordable housing.
PARKING UNDER BECKETTS HOUSE PARKING UNDER CAXTON PLACE
1-3 CAXTON PLACE
11
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
P R O P O S E D F L O O R P L A N S
BECKETTS HOUSE 00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Becketts HouseGround Floor Plan
MV MR 1:200@A3
6707 D2100 05
Proposed cycle store100 cycle spaces
Parking below
14 parking spaces
Lobby
Plant
0 62
m
4
Plant areaTBC
Storage
29.11.18 Drawn01 MV 12.12.18 Drawn02 MV 21.12.18 Drawn03 MV Drawn22.01.19
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven, Tiger Developments and Cubico
04 MV Drawn14.02.19
Loadingbay
27 28 29 30 31 32
33353637383940
41
42
43
44
34
05 MV For Planning27.02.19
GROUND FLOOR PLAN
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Becketts HouseSecond and Third Floor Plan
MV MR 1:200@A3
6707 D2102 05
0 62
m
4
29.11.18 Drawn
2.1
2.2
2.3
2.4
2.5
2.7
2.9
2.6
2.10
2.11 2.12 2.13
01 MV 12.12.18 Drawn
2.14
02 MV Drawn21.12.18
2.8
03 MV Drawn22.01.1904 MV Drawn14.02.19
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven, Tiger Developments and Cubico
05 MV For Planning27.02.19
SECOND FLOOR PLAN
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Becketts HouseFirst Floor Plan
MV MR 1:200@A3
6707 D2101 05
1.1
1.4
1.5
1.7
1.9
0 62
m
4
29.11.18 Drawn
1.6
1.10
1.111.12 1.13
01 MV 12.12.18 Drawn
1.2
1.3
02 MV Drawn21.12.18
1.8
03 MV Drawn22.01.1904 MV Drawn14.02.19
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven, Tiger Developments and Cubico
05 MV For Planning27.02.19
FIRST FLOOR PLAN
For indicative purposes only
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Becketts HouseBasement Plan
MV MR 1:200@A3
6707 D2199 01
13 parking spaces
13 parking spaces
Plant
Proposedbin store
Storage
0 62
m
4
Storage
14.02.19 Drawn
Plant
Plant
Ramp
Sloping floor / ramp
Note: This drawing is based on the survey from Malcolm Hollis
01
02030405060708
09
10
11
12 13
2223
242526
14 1516 17
18 1920 21
01 MV For Planning27.02.19
BASEMENT FLOOR PLAN
N
12
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
P R O P O S E D F L O O R P L A N S
BECKETTS HOUSE
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Becketts HouseFifth Floor Plan
MV MR 1:200@A3
6707 D2105 05
0 62
m
4
29.11.18 Drawn
5.1
5.2
5.5
5.3
5.6
5.7 5.8 5.9
01 MV 12.12.18 Drawn
5.10
02 MV Drawn21.12.18
5.4
03 MV Drawn22.01.1904 MV Drawn14.02.19
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven, Tiger Developments and Cubico
05 MV For Planning27.02.19
FIFTH FLOOR PLAN
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Becketts HouseSixth Floor Plan
MV MR 1:200@A3
6707 D2106 05
0 62
m
4
29.11.18 Drawn
6.16.26.3
6.4 6.5 6.6
01 MV 12.12.18 Drawn
6.7
02 MV Drawn21.12.1803 MV Drawn22.01.1904 MV Drawn14.02.19
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven, Tiger Developments and Cubico
05 MV For Planning27.02.19
SIXTH FLOOR PLAN
For indicative purposes only
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Becketts HouseFourth Floor Plan
MV MR 1:200@A3
6707 D2104 05
0 62
m
4
29.11.18 Drawn
4.1
4.2
4.3
4.4
4.5
4.7
4.9
4.6
4.10
4.11 4.12 4.13
01 MV 12.12.18 Drawn
4.14
02 MV Drawn21.12.18
4.8
03 MV Drawn22.01.1904 MV Drawn14.02.19
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven, Tiger Developments and Cubico
05 MV For Planning27.02.19
FOURTH FLOOR PLAN
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Becketts HouseSecond and Third Floor Plan
MV MR 1:200@A3
6707 D2102 05
0 62
m
4
29.11.18 Drawn
2.1
2.2
2.3
2.4
2.5
2.7
2.9
2.6
2.10
2.11 2.12 2.13
01 MV 12.12.18 Drawn
2.14
02 MV Drawn21.12.18
2.8
03 MV Drawn22.01.1904 MV Drawn14.02.19
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven, Tiger Developments and Cubico
05 MV For Planning27.02.19
THIRD FLOOR PLAN
N
13
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
P R O P O S E D F L O O R P L A N S
BECKETTS HOUSE
For indicative purposes only
EIGHTH FLOOR PLAN
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Comment
IlfordCaxton Place and Becketts House
Bellwether Properties
Becketts HouseEighth Floor Plan
MV MR 1:200@A3
6707 D2108 04
0 62
m
4
29.11.18 Drawn
8.1
8.2
12.12.1801 MV Drawn02 MV Drawn21.12.1803 MV Drawn22.01.1904 MV Drawn14.02.19
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven, Tiger Developments and Cubico
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Becketts HouseSeventh Floor Plan
MV MR 1:200@A3
6707 D2107 05
0 62
m
4
29.11.18 Drawn
7.17.2
7.3
7.4 7.5
01 MV 12.12.18 Drawn
7.6
02 MV Drawn21.12.1803 MV Drawn22.01.1904 MV Drawn14.02.19
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven, Tiger Developments and Cubico
05 MV For Planning27.02.19
SEVENTH FLOOR PLAN
N
14
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
Beck
etts
Hou
seBr
idge
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Caxton PlaceSecond Floor Plan
MV MR 1:200@A3
6707 D2112 04
21.12.18 Drawn
A.2.2
A.2.1
A.2.3
01 MV 09.01.19 Drawn
B.2.1B.2.2
B.2.4
B.2.3
02 MV 28.01.19 Drawn03 MV 14.02.19 Drawn
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven and Cubico
04 MV 27.02.19 For Planning
0 62
m
4
FIRST, THIRD AND FOURTH FLOOR PLAN
SECOND FLOOR PLAN
For indicative purposes only
GROUND FLOOR PLAN
P R O P O S E D F L O O R P L A N S
2-3 CAXTON PLACE
Beck
etts
Hou
seBr
idge
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Caxton PlaceGround Floor Plan
MV MR 1:200@A3
6707 D2110 05
17 parking spaces
Proposedbin store
Plant
21.12.18 Drawn01 MV 09.01.19 Drawn
Proposed cycle store28 cycle spaces
02 MV 28.01.19 Drawn
Storage
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven and Cubico
03 MV 14.02.19 Drawn
LoadingBay
01
02 03 04 0506 07 08 09 10 11
121314151617
04 MV 27.02.1905 MV 01.03.19 For Planning
Drawn
0 62
m
4
Beck
etts
Hou
seBr
idge
00 MV
Revisions:
Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.
Job number
Status
Drawing number Revision
Drawing Title
Drawn by Checked by Scale
Client
Project
Key Plan
Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk
For Planning
IlfordCaxton Place and Becketts House
Bellwether Properties
Caxton PlaceFirst,Third and Fourth Floor Plan
MV MR 1:200@A3
6707 D2111 04
21.12.18 Drawn
A.1.2B.1.2
A.1.1
A.1.3
01 MV 09.01.19 Drawn
B.1.3
02 MV 28.01.19 Drawn
B.1.1
B.1.4
03 MV 14.02.19 Drawn
Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven and Cubico
04 MV 27.02.19 For Planning
0 62
m
4
N
15
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
BECKETTS HOUSE AREA SCHEDULE
TOTAL GIA (SQ M)
TOTAL GIA (SQ FT)
5,050 54,358
TOTAL NSA
FLOOR UNITS SQ M SQ FT
1 13 578 6,221
2 14 640 6,888
3 14 640 6,888
4 14 616 6,629
5 10 425 4,575
6 7 285 3,068
7 6 250 2,690
8 2 111 1,195
Total 80 3,545 38,154
UNIT MIX
STUDIO 1 BED 2 BED
Number of Units 33 (41%) 43 (54%) 4 (5%)
Total 80
2 & 3 CAXTON PLACE AREA SCHEDULE
TOTAL GIA (SQ M)
TOTAL GIA (SQ FT)
1,537 16,544
TOTAL NSA
FLOOR UNITS SQ M SQ FT
1 7 262 2,820
2 7 259 2,788
3 7 262 2,820
4 7 262 2,820
Total 28 1,045 11,248
UNIT MIX
STUDIO 1 BED
Number of Units 24 (86%) 4 (14%)
Total 28
N.B 1 Caxton Place is not included within the Permitted Development application that has been submitted. (see aerial image on page 8)
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
P R O P O S E D R E S I D E N T I A L A R E A S
COMBINED TOTAL FLOORSPACE
TOTAL UNITS TOTAL GIA (SQ M) TOTAL GIA (SQ FT) TOTAL NSA (SQ M) TOTAL NSA (SQ FT)
108 6,587 70,902 4,590 49,402
16
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
A D D I T I O N A L D E V E L O P M E N T P O T E N T I A L
Formation Architects have developed plans for further massing options in addition to the Prior Approval scheme, subject to the necessary consents.
OPTION 1 – ADDITIONAL UNITS ON 2&3 CAXTON PLACE
• One storey extension above • Providing an additional 563 sq m (6,060 sq ft) GIA • Increase total residential units to 117, providing an additional 9 units
(below the Council’s affordable housing threshold of 10 units or more)
OPTION 2 – ADDITIONAL UNITS ON BECKETTS HOUSE AND 2&3 CAXTON PLACE
• Four storey extension to Becketts House and 2 storey extension to 2&3 Caxton Place• Providing an additional 3,063 sq m (36,679 sq ft) GIA on Becketts House and 922 sq
m (9,924 sq ft) GIA on 2&3 Caxton Place• Increase total residential units to 148, providing an additional 40 units
INDICATIVE CGI INDICATIVE CGI
1 CAXTON PLACE1 CAXTON PLACE
17
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
S E R V I C E S
The properties are connected to mains water, gas and drainage, although these have not been tested. It will be the responsibility of the purchaser to determine whether the current supplies are adequate for their proposed use of the property following purchase.
E P C
The EPC rating for Becketts House is F147 and the EPC rating for 2&3 Caxton Place is C67. Further information can be found in the online data room.
VAT
The properties are elected for VAT.
VIEW FROM BECKETTS HOUSE LOOKING WEST
18
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
M E T H O D O F S A L E
The property is for sale freehold by way of informal tender (unless sold prior).
P R O P E R T Y V I E W I N G S
The property may be inspected strictly by appointment only through the Vendor’s sole selling agent, Savills UK.
F U R T H E R I N F O R M AT I O N
A dedicated project data room has been set up and interested parties are able to register for login details at: www.savills.com/beckettshouse
BECKETTS HOUSE
PARKING UNDER CAXTON PLACE
CAXTON PLACE
1 CAXTON PLACE
19
BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA
C O N TA C T S
Alex Soskin MRICS+44 (0) 207 409 9993
Edward De Jonge MRICS+44 (0) 207 016 3849 [email protected]
Hugh Bushell MRICS+44 (0) 207 075 2860 [email protected]
IMPORTANT NOTICESavills and their clients give notice that:
1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
Sale particulars produced April 2019.
IMAGE LOOKING WEST TOWARDS CENTRAL LONDON