invitation for a development partnerf.datasrvr.com/fr1/317/49523/brochure_-_northern...invitation...

INVITATION FOR A DEVELOPMENT PARTNER

THE NORTHERN SITE BUTCHER ROW, LIMEHOUSE, LONDON E14

2



3

EXISTING PRECINT

NORTHERN SITE

EXISTING ROYAL FOUNDATION OF ST KATHARINE

NORTHERN SITE

NORTHERN SITE AND WIDER

ST KATHARINE SITE



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



5

Proposed scheme and existing St Katharine accommodation

to the south

Proposed scheme and existing St Katharine accommodation

to the east



SITE LOCATION

6

THESITE

LIMEHOUSEDLR

STATION

DLR

7

THESITE

LIMEHOUSEDLR

STATION

DLR





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.



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.



10

LIFESTYLE

Troxy - Art-deco Dance Hall

Husk Coffee, E14

Stepney City Farm

Limehouse Basin



11



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



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



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.



15

Private Residential

Affordable/private Residential



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.

http://www.rfsk.org.uk/

http://precinct.rfsk.org/



SHELL AND CORE DIAGRAM

17

Residential

Shell & Core

RFSK Existing



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



19

invitation for a development partnerf.datasrvr.com/fr1/317/49523/brochure_-_northern...invitation...

Documents