annex e parker pen site assessment report · lighting, now part of havells sylvania, along with a...

BBP Regeneration

Physical Development Vision for Newhaven ± Stage 2

ANNEX E

Parker Pen Site Assessment Report

Parker�Pen,�Newhaven�

Site�Assessment��

South�East�England�Development�Agency�

DRAFT�REPORT�

�

�

�

�

�

�

�

� 30�June�2010�

BBP�Regeneration� 279�Tottenham�Court�Road,�London,�W1T�7RJ� Tel:�020�7307�7000� Fax:�020�7307�7001� Email:�[email protected]

� �

� � �

mailto:Email:�[email protected]

Parker�Pen,�Newhaven� Site�Assessment�

�

�

Contents�

Introduction�..................................................................................................................................................�1�

Site�Description�.............................................................................................................................................�1�

Market�Overview�..........................................................................................................................................�2�

ReͲuse�Scenarios�...........................................................................................................................................�3�

�

Annexes�

Annex�A�Ͳ�Site�Plan�

Annex�B�Ͳ�Building�reference�plan�and�descriptions�

Annex�C�Ͳ�Outline�scheme�layouts��

�

� BBP�Regeneration�

�


Introduction�

1.1 BBP� Regeneration� has� been� appointed� by� SEEDA� to� undertake� a� high� level� assessment� of� the� redevelopment�potential�and�prepare�an�indicative�valuation�of�the�Parker�Pen�Site�in�Newhaven.��

1.2 This�paper�has�been�prepared�to�inform�SEEDAs�discussions�with�Newell�Rubbermaid�(Parker�Pen� parent� company)� regarding� the� future� use� of� the� site� following� the� closure� of� Parker� Pens� in� summer� 2010.� It� is� not� a� formal� valuation� prepared� in� accordance� with� the� RICS� Appraisal� and� Valuation� Standards� (the� Red� Book).� It� is� confidential� and� for� sole� use� of� SEEDA� and� BBP� Regeneration�accepts�no�responsibility�to�any�third�parties.�

Background�

1.3 As

SEEDA�and�Lewes�District�council�are�now� in�discussions�with�Newell�Rubbermaid�regarding�the� future�use�of�the�site.��

The� Parker� Pen� site� is� located� on� Railway� Road� in� Newhaven.� � The� whole� site� extends� to� approximately�4.8ha�(11.9�acres).�Broadly�the�site�is�split�into�two�parts�as�described�below.�

Part� 1� include� a� relatively� modern� (1982)� warehouse� building,� of� approximately� 280m2

(4,670� ft2),� located� in� the� north� east� corner� of� the� site.� The� building� is� let� to� Concord� Lighting,�now�part�of�Havells�Sylvania,�along�with�a�proportion�of�the�car�park�/�yard�to�the� west�of�this�building.�This�part�of�the�site�is�approximately�1.8�ha�(4.4�acres).��

Part�2�includes�the�main�Parker�Pen�manufacturing�and�office�complex�which� is�located�to�

� part� of� a� restructuring� exercise� undertaken� by� Newell� Rubbermaid� the� Parker� Pen� site� in� Newhaven� is� due� to� be� closed� in� summer� 2010� with� a� majority� of� the� manufacturing� activities� being�moved�to�Nant�in�France.�Much�of�the�activity�has�already�ceased�and�a�large�proportion�of� the�office�and�manufacturing�space�currently�vacant.��

1.4

Site�Description�

1.5

x �

x

and�963m2�(10,367�ft2)�of�ancillary�space.�The�site�area�is�approximately�3�ha�(7.3�acres).��

1.6 A�plan�showing�the�approximate�division�of�the�site�is�included�as�Annex�A.��The�extent�of�the�land� to�be�sold�and�the�building�areas�should�be�clarified�with�Newell�Rubbermaid.�

1.7 A� building� reference� plan� and� description� of� each� of� the� buildings� within� the� main� complex� is� included� as� Annex� B.� We� have� not� had� the� opportunity� to� inspect� the� building� let� to� Concord� Lighting�and�the�therefore�not�been�able�to�comment�on�this�area�of�the�site.�There�are�a�number� of�issues�to�be�resolved�which�are�outlined�in�the�following�paragraphs.�

1.8 Ownership� –� it� is� understood� that� the� freehold� of� the� site� is� owned� by� Newell� Rubbermaid� however�we�have�been�advised�that�Gillette,�the�former�owners�of�Parker�Pens,�retained�the�subͲ

1� BBP�Regeneration�

�

the� west� of� the� site� and� a� portion� of� the� car� park.� The� main� complex� comprises� approximately� 8,180m2� (88,049ft2)� of� manufacturing� space,� 4,624m2� (49,772ft2)� of� offices�


surface� ground� rights� when� the� site� was� sold.� It� is� thought� that� this� was� a� condition� of� sale� in� order�to�protect�Newell�Rubbermaid�from�liability�for�any�contamination.��

1.9 Contamination� –� prior� to� the� development� of� the� site� for� its� current� purpose� there� were� a� number� of� gas� holders� adjacent� to� the� southern� boundary.� This� presents� a� potential� source� of� contamination�which�will�need�to�be�considered�as�part�of�any�reͲuse�proposals.� In�addition�we� have�been�advised�that�chemicals�have�been�used�as�part�of�the�manufacturing�process�at�Parker� Pens� which� may� be� a� source� of� contamination.� Newell� Rubbermaid� have� undertaken� site� investigations�to�test�soil�conditions,�however�we�have�not�had�sight�of�these�documents.��

x The� site� could� be� redeveloped� in� phases� to� provide� nursery� units� (up� to� 5,000� sq.ft)� to� meet�demand�in�the�market�

x The�site� is� located� in� flood�risk�zone�3�and�as�such� it�has�been�assumed� that� residential� development� on� with� Parker� Pen� site� will� not� be� feasible� with� out� a� comprehensive� approach� to� flood� risk� mitigation�across� the� wider� area.�For� this� reason� residential� uses� have�been�excluded�from�this�assessment�

x Concord�Lighting,�to�stay�in�occupation�until�the�end�of�their�current�lease.�The�site�could� then� be� reͲlet� or� reͲdeveloped.� Due� to� the� limited� information� available� we� have� been� unable�to�carry�out�an�analysis�of�the��potential�value�of�this�part�of�the�site�


�

Market�Overview��

1.10 We� have� reviewed� recent� letting� and� sales� information� for� the� Newhaven� area� and� held� discussions� with� local� property� agents.� Based� on� this� information� we� have� prepared� a� general� overview� of� the� industrial� and� office� markets� in� Newhaven� and� an� assessment� of� the� reͲuse� potential�for�the�Parker�Pen�site.��

Industrial�

x Industrial�stock�is�ageing�with�limited�supply�of�new�build�premises� x There�is�strong�demand�for�small�(up�to�2,500�sq.ft)�industrial�premises� x Take�up�of�larger�units�(over�10,000�sq.ft)�has�been�very�slow�over��the�last�3�years� x It� is� thought� that�a� land�value� of�c.�£175,000� Ͳ�£200,000� per�acre�could� be�achieved� for�

uncontaminated�land.��It�should�be�noted�that�there�is�very�little�evidence�of�land�values� due�to�the�lack�of�recent�transactions�

Office�

x Newhaven�has�a�very�limited�office�market�mainly�restricted�to�space�above�shops� x Vacancy� levels� at� purpose� build� office� developments� such� as� Kendal� Court� on� Railway�

Road,�adjacent�to�Parker�Pens,�are�understood�to�be�high� x There�is�very�little�differentiation�between�office�and�industrial�rental�values�

ReͲuse�of�Parker�Pen�Site�

x For�the�purpose�of�this�assessment�we�have�not�examined�the�potential�for�retail�uses�on� this�site.�It�is�understood�that�this�has�been�considered�as�part�the�wider�Newhaven�vision�

x Proposals� for� reͲuse� /� redevelopment� of� the� site� should� focus� on� providing� small� to� medium�sized�industrial�premises�and�improve�access�and�circulation�around�the�site�

x There�is�little�evidence�of�demand�for�office�accommodation� x There�is�scope�to�retained�and�reͲlet�some�of�the�buildings�assuming�that�demolition�was�

carried�out�to�create�sufficient�circulation�space�and�service�areas�


x Scenario�2�assumes�that�a�significant�amount�of�alterations,�remedial�work�and�demolitions�are� carried�out�in�order�to�allow�the�buildings�on�site�to�be�subͲdivided�and�let�to�multiple�occupiers.�

x Scenario�3�assumes�that�the�site�is�redeveloper�to�create�enterprise�hub.�This�scenario�is�based�on� an�outline�scheme�layout�prepared�by�LDA�Design�shown�as�Option�3�in�Annex�C.��

1.12 LDA�Design�prepared�three�outline�schemes�for�the�reuse�of�the�site�which� looked�differing�scales� of�development.�All�of�the�options�along�with�artist’s�impressions�are�included�as�Annex�C.�

1.13 The�three�scenarios�and�the�underlying�assumptions�are�described�below.�

Scenario�1�

x All� buildings� –� approx� 12,000m2� (130,000� ft2)� net� internal� area� (NIA)� Ͳ� to� be� sold� as� a� whole�to�an�owner�occupier�

x Minimal�remedial�works�or�alterations�carried�out�

industrial�units�

ReͲuse�Scenarios�

1.11 We�have�assessed�the�value�of�the�site�on�the�basis�of�three�scenarios.�All�scenarios�look�at�the�reͲ use� potential� for� Part� 2� of� the� site� only.� Due� to� the� limited� information� available� we� have� been� unable�to�assess�the�potential�value�of�Part�1�of�the�site.��

x Scenario�1�assumes�that�the�site�is�sold�as�a�whole�to�an�owner�occupier�with�limited�alterations� to�the�exiting�buildings�on�site.��

x Freehold�price�of�£215�psm�(£20�psf)�

x Void�period�48months�

x Allowance�for�remedial�works�/�alteration�say�£250,000�

�

Scenario�2�

x Alterations�carried�out�to�improve�access,�and�subͲdivide�buildings�to�create�small�flexible� industrial� units� for� which� there� is� demand� in� the� local� area.� Total� floor� area� of� approximately�10,000m2�(108,000�ft2)NIA�

x Rent�of�£37.67�psm�(£3.50�psf)�� x Yield�say�10%� x Rent�free/letting�void�36months� x Allowance�for�remedial�works�/�alteration�say�£1,000,000.�This�would�include:��

o demolition�of�buildings�I�and�J�to�create�a�new�access�off�Railway�Road� o demolition�of�building�C�and�conversion�of�building�B�to�create�of�a�terrace�of�small�

o Alterations�to�remainder�of�buildings�to�allow�for�subͲdivision� o Creation�of�service�yard�in�the�central�area�of�the�site�

�

Scenario�3�

x Major� redevelopment� to� create� enterprise� hub� Ͳ� mix� of� small� flexible� workspace� units� (which�include�office�space),�growͲon�space.�Total�floor�area��8,500m2�(91,500ft2)�NIA��

x Access�and�environmental�improvements� x Buildings�A,�B�and�F�to�be�retained�and�converted�to�small�workspace�/�office�units�


�


x Buildings�C,�D,�E,�G,�H,�I�&�J�to�be�demolished�in�order�to�improve�access�/�circulation�and� to�provide�space�for�parking�and�service�yards�

x Construction�of�new�purpose�build�workspace/office�buildings�on�the�site�of�buildings�D� and�E�

x No�allowance�has�been�made�for�remediation�of�contaminated�land� x The�following�value�and�cost�assumptions�have�been�made�with�in�the�appraisal:� � �

Building�� Rent� Build�Cost� (using�numbering�on�Option�3� layout�Annex�C)� (£psm)�

Yield� Rent�Free� Letting�Void� £psm)�

Building�1�Ͳ�conversion� £70 8.5% 12�months 12�months� £300 Building�2�Ͳ�conversion� £70 8.5% 12�months 12�months� £300 Building�3�–�new�build� £80 8.5% 12�months 12�months� £700 Building�4�–�new�build� £80 8.5% 12�months 12�months� £700 Building�5�Ͳ�conversion� £75 8.5% 12�months 12�months� £500 �

x Town�Planning�costs�–�£25,000� x Site�survey�Ͳ�£25,000�� x Demolition�costs�Ͳ�£300,000� x Road�and�site�works�Ͳ�£50,000� x Parking�and�landscaping�Ͳ�£200,000� x Developers�contingency�–�5%�on�build�costs� x All�professional�fees�–�6%� x Marketing�Costs�–�1%�of�development�value�(£64,546)� x Letting�agent�fee�–�10%� x Letting�legal�fee�–�5%� x Sales�agent�fee�–�1%� x Sales�legal�fee�–�0.5%� x Interest�rate�–�5%�assumes�100%�debt�finance� x Developers�Profit�–�15%�on�costs� �


�


Annex�A�Ǧ�Site�Plan�


�


Annex�B�Ǧ�Building�reference�plan�and�descriptions�


�

Park

er P

en, N

ewha

ven ʹ

Build

ing

Refe

renc

e Pl

an

Park

er P

ens

site

, New

have

n Si

te A

naly

sis

Bldg

Ref

Cu

rren

t U

se

App

rox

Floo

r A

rea

sq.m

(G

EA)

Stor

eys

Cons

truc

tion

type

A

ppro

x. c

onst

ruct

ion

date

Re

-use

pot

enti

al

Oth

er C

omm

ents

Gen

eral

Poi

nts

Mai

nly

man

ufac

turin

g sp

ace

laid

out

in a

fairl

y in

effic

ient

m

anne

r. O

ffice

spa

ce is

m

ainl

y op

en p

lan

with

som

e ce

llula

r offi

ces

Site

are

a (e

xclu

ding

Co

ncor

d Li

ghtin

g) =

3h

a (7

.3 a

cres

)

All

area

s ar

e ta

ken

off P

rom

ap.

Gen

eral

ly s

ingl

e st

orey

M

ainl

y st

eel f

ram

e - s

ee b

elow

.

Poor

gro

und

cond

ition

s du

e to

floo

d pl

ain

ne

ed fo

r pile

d fo

unda

tions

on

all b

uild

ings

The

earli

est b

uild

ing

onsi

te w

as c

ompl

eted

in

1948

. But

the

mai

n pe

riods

of b

uild

ing

activ

ity

wer

e in

the

1960

's (b

uild

ings

A, D

, H, I

& J)

and

in

the

early

197

0's/

early

80'

s (b

uild

ings

C, E

, F

& G

). Th

e hi

stor

y of

the

site

is q

uite

com

plex

w

ith b

uild

ings

bei

ng e

xten

ded

and

repl

aced

as

the

busi

ness

dev

elop

ed.

Ther

e is

an

open

are

a in

the

cent

re o

f the

site

w

hich

was

left

whe

n th

e bu

ildin

g w

hich

was

th

ere

was

dem

olis

hed

in th

e la

te 9

0's.

The

in

tent

ion

was

to re

-bui

ld to

pro

vide

new

m

anuf

actu

ring

spac

e (y

ou c

an s

ee th

e ne

w p

ile

caps

on

the

aeria

l pho

to) b

ut th

is n

ever

ha

ppen

ed.

Re-u

se w

ould

be

diff

icul

t with

out s

igni

fican

t m

odifi

catio

ns. T

he s

ervi

ces

in th

e m

anuf

actu

ring

bu

ildin

gs a

re a

ll in

ter-

linke

d an

d w

ould

nee

d to

be

repl

aced

if th

e bu

ildin

g w

as to

be

sub-

divi

ded.

A

cces

s to

the

man

ufac

turin

g bu

ildin

gs is

re

stric

ted

espe

cial

ly o

n th

e so

uthe

rn s

ide

of th

e si

te. G

ener

ally

bui

ldin

gs s

eem

to b

e in

goo

d co

nditi

on.

Oak

ley

felt

that

dem

and

for

the

spac

e w

ould

be

very

lim

ited

if it

wer

e to

be

re-le

t. D

ue to

the

poor

layo

ut o

f the

bui

ldin

gs it

wou

ld b

e di

ffic

ult

to s

ell/

let t

o a

sing

le o

ccup

ier.

The

mai

n so

urce

of

dem

and

will

com

e fr

om in

dust

rial o

ccup

iers

, it i

s th

ough

ver

y un

likel

y th

at th

ere

will

be

sign

ifica

nt

dem

and

for o

ffic

e sp

ace

- esp

ecia

lly g

iven

the

com

petit

ion

from

Den

ton

Isla

nd a

nd th

e of

fice

spac

e w

hich

is to

be

prov

ided

as

part

of t

he L

idl

deve

lopm

ent.

Valu

es fo

r cle

an in

dust

rial l

and

are

in th

e re

gion

of

£17

5k-£

200k

per

acr

e (£

1.2m

- £1

.5m

)

It s

houl

d be

not

ed th

at th

ere

are

pote

ntia

l is

sues

with

con

tam

inat

ion

from

the

use

of

pote

ntia

lly h

arm

ful c

hem

ical

s in

the

man

ufac

turi

ng p

roce

sses

in th

e 90

's. I

t is

also

be

lieve

d th

at th

e bu

ildin

gs a

re b

uilt

on th

e si

te

of a

form

er g

as w

orks

. (fu

rthe

r in

fo o

n co

ntam

inat

ion

can

be o

btai

ned

from

And

rew

Ti

pton

@ N

ewel

l)

We

wer

e al

so to

ld in

pas

sing

that

Par

kers

m

aint

enan

ce c

osts

for

the

build

ing

wer

e "e

xtre

mel

y hi

gh."

The

sub-

surf

ace

righ

ts to

the

site

wer

e re

tain

ed

by G

illet

te w

ho s

old

Park

er to

New

ell i

n th

e la

te 9

0's.

Serv

ices

with

in a

ll m

anuf

actu

ring

are

as s

eem

to

be

linke

d m

akin

g su

b-di

visi

on d

iffic

ult

A -

Gro

und

Floo

r M

anuf

actu

ring

- in

use

1526

1

Stee

l fra

me

and

bric

k. B

uild

ing

was

ext

ende

d sh

ortly

aft

er c

ompl

etio

n. It

see

m th

at th

e ex

tens

ion

is th

e pa

rt o

f the

bui

ldin

g to

the

sout

h of

the

shut

ter

door

s

1960

ex

tend

ed 1

968

Pote

ntia

l for

con

vers

ion

to s

mal

l fle

xibl

e w

orks

pace

Li

mite

d de

man

d fo

r off

ices

A -

Firs

t Flo

or

Offi

ce -

larg

ely

vaca

nt

1474

1

Low

gra

de c

onve

rted

off

ice

spac

e, p

oor

qual

ity p

artit

ione

d of

fices

alo

ng th

e ea

ster

n w

all,

rais

ed fl

oor w

ith u

nder

floo

r tru

nkin

g an

d flo

or b

oxes

. Fo

rmer

ly u

sed

as

man

ufac

turin

g sp

ace.

Som

e ve

ntila

tion/

air

con

in th

e co

nfer

ence

roo

m a

rea

at th

e no

rthe

rn e

nd o

f the

bui

ldin

g. R

ear o

f bui

ldin

g cl

ad in

pro

filed

met

al (p

roba

ble

to w

eath

er

proo

f it f

ollo

win

g th

e de

mol

ition

of t

he

adja

cent

bui

ldin

g

1960

ex

tend

ed 1

968

Pote

ntia

l for

con

vers

ion

to s

mal

l fle

xibl

e w

orks

pace

Li

mite

d de

man

d fo

r off

ices

B M

anuf

actu

ring

- in

use

1511

1

Old

est b

uild

ing

on s

ite. S

teel

fram

e no

rth

light

str

uctu

re b

uild

ing.

Lin

ked

to g

roun

d flo

or o

f A

1948

ex

tend

ed 1

958

Poss

ible

sub

-div

isio

n to

cre

ate

terr

ace

of

indu

stria

l uni

ts

wou

ld re

quire

dem

oliti

on o

f bui

ldin

g C

to

crea

te te

rrac

e of

uni

ts

C M

anuf

actu

ring

/ sto

rage

- in

us

e 16

58

1 op

en to

bui

ldin

g B

prov

idin

g se

amle

ss li

nk.

Stee

l fra

med

she

d 19

82

Pote

ntia

l to

sub-

divi

de to

cre

ate

indu

stria

l uni

ts

but w

ould

requ

ire

impr

ovem

ents

to a

cces

s an

d se

rvic

ing

Poss

ibly

dem

olis

h to

allo

w s

ub-d

ivis

ion

of B

Page

1 o

f 2

Park

er P

ens

site

, New

have

n Si

te A

naly

sis

Bldg

Ref

Cu

rren

t U

se

App

rox

Floo

r A

rea

sq.m

(G

EA)

Stor

eys

Cons

truc

tion

type

A

ppro

x. c

onst

ruct

ion

date

Re

-use

pot

enti

al

Oth

er C

omm

ents

D

Offi

ce -

larg

ely

vaca

nt

(may

be 1

0 st

aff)

used

as

mai

n re

cept

ion

and

visi

tor

cent

re

1354

1

Orig

inal

ly la

id o

ut in

a "

H"

form

atio

n th

e bu

ildin

g ha

s be

en a

ltere

d to

in fi

ll th

e sp

ace

at e

ither

end

to p

rovi

de o

pen

plan

off

ices

an

d m

eetin

g ro

oms

1962

O

ffic

e - v

ery

limite

d de

man

d fo

r off

ice

spac

e

E C

ante

en

963

1 La

rge

open

spa

ce w

ith h

igh

ceili

ngs.

Lin

ked

to

D a

nd F

19

74

Conv

ert t

o in

dust

rial /

wor

kspa

ce u

nits

F O

ffice

- va

cant

Pa

rker

Pen

sho

p/m

useu

m

on g

roun

d flo

or

1796

2

Form

erly

the

mai

n of

fice

build

ing

on s

ite n

ow

vaca

nt. M

ix o

f ope

n pl

an a

nd c

ellu

lar

offic

e sp

ace,

ligh

t wei

ght i

nter

nal p

artit

ions

, rai

sed

floor

s. A

n oi

l hea

ting

syst

em w

as fo

rmer

ly

use

on s

ite -

the

fuel

tank

is lo

cate

d to

the

fron

t of t

his

build

ing

1974

O

ffic

e - v

ery

limite

d de

man

d fo

r off

ice

spac

e Pa

rker

hav

e tr

ied

to le

t the

bui

ldin

g as

a

stan

dalo

ne o

ffic

e fo

r the

last

12

mon

ths

but

have

had

not

inte

rest

G

Man

ufac

turin

g 18

24

1 St

eel f

ram

e m

anuf

actu

ring

build

ing.

Roo

f re

cent

ly re

plac

ed. (

G,H

, I &

J fo

rm o

ne b

ig

open

spa

ce)

1974

Po

ssib

le to

reta

in a

s in

dust

rial u

nit

Wou

ld n

eed

to d

emol

ish

I and

J to

impr

ove

acce

ss a

nd c

reat

e se

rvic

e ya

rd in

fron

t of

build

ing

H

Man

ufac

turin

g 97

5 1

Link

ed to

G a

nd I

1968

Po

ssib

le to

reta

in a

s in

dust

rial u

nit

Wou

ld n

eed

to d

emol

ish

I and

J to

impr

ove

acce

ss a

nd c

reat

e se

rvic

e ya

rd in

fron

t of

build

ing

I M

anuf

actu

ring/

sta

irwel

l to

1st f

loor

of A

46

0 2

Link

ed to

H a

nd J

1968

D

emol

ish

to c

reat

e ne

w a

cces

s of

Rai

lway

Roa

d

J M

anuf

actu

ring

226

1 19

68

Dem

olis

h to

cre

ate

new

acc

ess

of R

ailw

ay R

oad

Page

2 o

f 2


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annex e parker pen site assessment report · lighting, now part of havells sylvania, along with a...

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