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Portishead Employment Space Availability Report

Prepared by

Hartnell Taylor Cook LLP

In respect of

Serbert Way

Portishead

For and on behalf of

Anchor

17 March 2017

Contents

Serbert Way, Portishead / Portishead Employment Space Availability Report

www.htc.uk.com Page 1

1. Executive Summary .............................................................................................................................................. 2

2. Introduction ........................................................................................................................................................... 2

3. Hartnell Taylor Cook LLP’s North Somerset Experience ..................................................................................... 2

4. North Somerset .................................................................................................................................................... 2

5. North Somerset Building and Land Supply .......................................................................................................... 4

6. Site Background ................................................................................................................................................... 5

7. Overview Of The Serbert Way Site. ..................................................................................................................... 5

8. Conclusion ............................................................................................................................................................ 6

9. Notes .................................................................................................................................................................... 7

Appendix 1

Office and Industrial Take Up Statistics. Portishead and North Somerset

Appendix 2

Office and Industrial Availability Statistics. Portishead and North Somerset

Appendix 3

Consented Land. Portishead and North Somerset

http://www.websiteaddress.co.uk/



1. Executive Summary

The 2.6 acre is site located in Serbert Way, Portishead. The site had a planning consent for A1 retail bulky

goods use which was not implemented and has now expired.

Anchor has agreed terms to purchase the site subject to planning for a 100 unit assisted living scheme,

which requires a change of planning use to planning Class C2 of the Town and Country Planning Use

Classes Order 2005 (as amended).

The site is allocated for employment related uses in the North Somerset Core Strategy and Emerging Site

Allocations document. North Somerset Council have expressed concerns about the loss of employment

land in Portishead.

We have addressed the suitability of the Serbert Way site for employment use development, demand for

which we have concluded as being negligible due to traffic congestion, compatibility of use, site

constraints, non-viability and diminishing occupier demand due to concerns around the economy.

Having analysed supply and demand for business space in North Somerset, we have concluded that

business space development is better suited to alternative sites identified in the North Somerset Core

Strategy and Emerging Site Allocations document. This conclusion is endorsed by the fact that the site has

been available for 20 years for business space use and to date remains undeveloped.

2. Introduction

This report has been prepared by Hartnell Taylor Cook LLP following receipt of instruction from Pegasus

Group on behalf of their client Anchor. The report considers the current position of the office and industrial

market in the North Somerset area focusing on Portishead. We have been asked to specifically comment on

demand for the site at Serbert Way, Portishead for the potential redevelopment for employment use in light

of their proposals for an assisted living scheme.

3. Hartnell Taylor Cook LLP’s North Somerset Experience

Hartnell Taylor Cook LLP are a multi-disciplined commercial property practice with offices in Bristol, London

and Plymouth.

Hartnell Taylor Cook LLP has an established record in dealing with employment sites across the North

Somerset area, previous and existing instructions included:

Portbury West: Agency and development advice on behalf of Bristol Port Company;

Weston Gateway Business Park: Agency and development advice on behalf of Dowlas (UK) Ltd;

Harbour Road Industrial Estate Portishead: Agency advice to a number of occupiers and unit

owners;

Old Mill Road Portishead: Agency and development advice provided to J T Group Ltd.

4. North Somerset

The commercial property activity in North Somerset is centred on the major conurbations along the M5 of

Clevedon, Portishead, Nailsea and Weston- Super- Mare which has been identified by North Somerset

Council as its focal point for regeneration.




Portishead

Portishead has a population of approximate 25,000. The town has experienced significant residential growth

over the last 10 years. The town is accessed by road via the A369 from junction 19 of the M5 motorway

approx. 3 miles to the West. This junction is currently however prone to congestion at peak periods which

has acted as a deterrent for business looking for space who have stated preferences for the more accessible

locations of Weston Super Mare, Clevedon, Portbury, Pill and Avonmouth when looking for property.

Transport links are however proposed to be improved by the Portishead Railway link as well as committed

improvements to junction 19 (M5) to improve flows.

Portishead Employment Uses

Portishead has experienced significant levels of residential development over the last 10 years,

predominantly in the Portishead Quays and Harbour Road areas where brownfield sites around the Harbour

have been redeveloped as an award winning marina development with food and leisure offers.

The traditional industrial areas around Harbour Road have been surrounded by residential development

which has led to incompatibility issues including traffic, noise and hours of use restrictions to the extent that

there is limited demand for industrial space in these areas with a number of larger industrial requirements

opting to locate in nearby Portbury. Harbourmead is the only new industrial scheme developed in Portishead

in the last 20 years.

The Portishead office market has experienced higher levels of development with four new speculative

schemes being developed between 2005 and 2008. These schemes have been of limited success due to a

lack of demand as a result of the economic downturn and subsequent global recession which impacted on

office take up nationwide.

The four office schemes developed were:

Portisfields – 44,000 sq ft.

Marine View Office Park, Nightingale Way – 30,540 sq ft.

Gordano Court, Gordano Gate –16,800 sq ft.

Phase 1 Harbour Crescent – 12,122 sq ft.

Property developers, when undertaking speculative development, work to a profit margin of between 15% -

20% return on cost. The speculative office schemes in Portishead were appraised off rents of £21 per sq ft,

having remained vacant for up to 8 years, many of these schemes were eventually let at rents of between

£12 and £13.50 sq ft making them loss making developments.

Other factors developers consider when appraising speculative developments is the size of unit, length of

lease, rent and covenant strength. The majority of lettings completed in Portishead have been on small suites

with flexible lease terms which would not meet the developer’s funding requirements.

Construction costs associated with development have increased significantly during the last 2 years with

office rents only increasing marginally to £15 sq ft, making development totally unviable. This is reflected in

the supply levels of new space across North Somerset

As a result of these historic experiences developers are extremely cautious of Portishead as a location for

speculative office development, as are owner occupiers.




5. North Somerset Building and Land Supply

We have analysed the take up and availability across the major conurbations of North Somerset over the

last 5 years. All figures have been taken from the Office Agents Society and Industrial Agents Society

annual take up figures.

Portishead Building Take Up 5 Year Average

Office 14,678 sq ft Industrial 38,766 sq ft

Portishead Availability Existing Buildings


Portishead Consented Land Availability

16,684 sq ft

North Somerset Building Take Up 5 Year Average


North Somerset Availability Existing Buildings

Offices 105,585 sq ft Industrial 172,320 sq ft

North Somerset Consented Land Availability

1,230,930 sq ft

The attached take up figures are scheduled in appendix 1 of this report and availability is scheduled in

appendix 2.

It should be noted that whilst the average take up figures are provided as an indicator of supply and

demand one large deal can distort the figures substantially.

The availability figures do not make an allowance with regard to any new properties being introduced to the

market during a 12 month period.

The 5 year annual average of take up of office space in Portishead is 14,678 sq ft; the average sized deal

is 3,335 sq ft. Take up has been of existing space ranging in size from 1,100 sq ft to 10,352 sq ft. The

majority of deals have been concluded on space being marketed as a legacy of the 2008-2012

development cycle, which has been let at discounted rents which are considered good value by potential

occupiers.

The 5 year annual average take up of Industrial space is 38,766 sq ft; the average size deal is 8,810 sq ft.

All the industrial take up has been of existing space ranging in size from 2,000 sq ft to 50,916 sq ft.

However, these figures are distorted by the sale of the former Coleman’s building at Gordano Gate of

50,916 sq ft one of the largest buildings in Portishead.




In 2016, only three deals were completed in the Industrial sector and eight in the office sector in

Portishead.

Supply

There is currently 14,451 sq ft of office space and 33,132 sq ft of Industrial space available in Portishead

however the supply figures for North Somerset show availability of 105,576 sq ft of offices and 172,320 sq

ft of industrial space, of more relevance is the consented land supply which is capable of providing 1.23

million sq ft of business use accommodation in North Somerset overall and 16,684 sq ft in Portishead.

Demand

Demand levels for Portishead peaked in 2015 as a result of an improving economy and the availability of

cost effective space on flexible terms. Following the vote to leave the EU we are forecast to enter a period

of uncertainty which will impact negatively on demand.

In our view demand for accommodation will be met by the existing stock or development of more

commercially viable sites in other areas of North Somerset where developer’s requirements can be

satisfied, this will be at Weston Super Mare and Portbury.

6. Site Background

The Serbert Way site totals 2.6 acres and originally formed part of the Gordano Gate development a

redundant MOD fuel storage site which was originally marketed for employment use over 20 years ago.

The Gordano Gate area has during the course of its development become a mixed use location which now

includes hotels, food store, petrol filling station, nursery, offices, warehouses and residential. This is a

significant departure from the original employment allocation for the site.

The Serbert Way site in question was sold to Arthur Llewelyn Jenkins, a South Wales based furniture

retailer who obtained a planning consent (12/P/1255/0) in February 2013 for an A1 non-food retail use

(bulky goods) on the site. Consent was not implemented. Arthur Llewelyn Jenkins sold two parts of the

original site, one to Sainsbury’s for a new petrol filling station and the other to Premier Hotels for the

expansion of their adjoining hotel.

Since the decision was made not to proceed with the development, the site has been actively marketed for

a range of uses on a subject to planning basis. This is confirmed by the accompanying report by CBRE

who have marketed the site.

Terms have been agreed subject to planning for the sale of the remainder of the site to Anchor for an

assisted living scheme which fall within use Class C2 of the Town & Country Planning (Use Classes) Order

2005 (as amended).

7. Overview Of The Serbert Way Site.

The Serbert Way site is a level, irregularly shaped site bounded by Sainsbury’s supermarket petrol filling

station to the north, Premier Inn hotel to the east, a retail park to the west and the A369 to the south.

The access into Serbert Way is off the A369 which experiences congestion at peak times due to a

combination of commuter traffic and vehicle movements to and from the Sainsbury’s Supermarket. This is

compounded by wider traffic issues to junction 19.




Conversely the re-opening of the railway line in 2020 has been cited as a reason by occupiers (particularly

industrial) not to locate in the town due to the potential increase of car traffic with people trying to access the

station. This congestion could conceivably increase with the opening of the new Portishead station in 2020

and the congestion has been cited as reason not to consider Portishead as a location by a number of

occupiers.

The close proximity of the hotel is likely to impact on the use of the site, any planning consents for industrial

type uses are likely to have hours of restricted use, noise and activity restrictions. Many Industrial occupiers

will struggle to operate with these restrictions as they require 24/7 unrestricted access.

We have considered the suitability of the site for trade counter uses which generates higher values, however

the site does not have the profile that these users require and the parties approached have confirmed that

this site is not of interest. This is discussed in the marketing report by CBRE.

The irregular shape of the site reduces the net developable area of the site, the result being smaller buildings

which cost more to construct. Similarly, requirements for vegetation buffers and restrictions on where you

can build due to sewers and ecology will impact on site densities. This is important to office/industrial

developers seeking to maximise returns.

Developers of office space are under pressure to create green landscaped environments the surrounding

uses are not compatible with this type of environment.

Occupiers looking for office space in Portishead are typically looking for small units, the average size

requirement being 3,335 sq ft. Chorus IT are the only occupier to have taken a building in excess of 10,000

sq ft in the last 5 years. This size and frequency of letting does not support speculative development. Given

the type of demand, the site does not lend itself to a speculative development.

Through our day to day activities we are aware that there is limited demand for employment space in

Portishead with occupiers focusing on the more established commercial locations of Avonmouth, Portbury,

Weston Super Mare and Clevedon, where there are not the potential conflicts of use with surrounding

occupiers.

8. Conclusion

Portishead has traditionally had a small employment market, with many of the working population commuting

to nearby Bristol, and therefore demand for employment space in the town has always been limited.

The town has experienced significant growth over the last 10 years, due to the high levels of residential

development, which is not compatible with existing business uses especially with the industrial sector.

The residential development has put strain on the existing transport infrastructure into Portishead, congestion

at peak periods on both Junction 19 of the M5 and the A369 leading into Portishead have acted as a deterrent

to potential business occupiers relocating to the town. It is understood the Council wishes to provide

employment sites within the town to counter this, but in fact development of office space in Portishead is

unviable due to the cost of construction and the rents that are achievable in the location. Due to average

uptake of 3,335 sq ft, the site is only suitable for small start-up units and there is no appetite for speculative

office schemes for the above reasons and also the uncertainties surrounding Brexit.

The availability of existing buildings and sites consented for development across the North Somerset area

are forecast to meet occupier requirements for the next 10 years. This excludes opportunities coming forward

as a result of relocations.




The other major conurbations in North Somerset are better suited than Portishead to accommodate business

use development due to their superior infrastructure and the allocation of sites which do not have the

compatibility issues of the Serbert Way site.

Doubts around the UK Economy following the vote to leave Europe are set to have a negative impact on

demand for business space as the ‘leave’ date gets closer.

We are of the opinion that Business uses are not compatible with the mixed use development that has taken

place around the site namely hotel, petrol filling station and retail.

Furthermore, the planning constraints of the site (as indicated by the conditions on the furniture store

permission) would severely affect the sites appeal for business space development. These included:

A 5 to 10 meter vegetation zone along the North West boundary of the site (Great Crested Newts).

Hours of restricted use on deliveries.

No building to be erected within 6 meters of the centre of the public sewer crossing the site.

The site has been marketed over the last 20 years and has failed to attract interest from a developer of

business space. This is the prime indicator that the site is not considered viable for business use

development by developers and owner occupiers. .

9. Notes

This document is confidential and is provided for the stated purpose and for the sole use of Anchor and its

professional advisors.


Appendix


www.htc.uk.com

Appendix 1

Office and Industrial Take Up Statistics. Portishead and North Somerset


5 Year Average Office Take Up Portishead

Hartnell Taylor Cook LLP is Regulated by the RICS Page 1

Hartnell Taylor Cook LLP is a Limited Liability Partnership registered in England and Wales OC 313211 www.htc.uk.com

ADDRESS SIZE (SQFT) TENURE

2012

2nd Floor, 10 Portisfields 3,365 LH

Total 3,365

2013

Unit 3B Marine View Office Park 4,199 LH

Total 4,199

2014

1 Serbert Way 10,352 LH

Ground Floor, 2C & 2D Marine View Office Park 3,439 LH

Manor House 2,145 LH

Block DD The Piazza 1,680 LH

Unit 7 Portisfields 2,308 FH


Total 22,155

2015

Units 3C & 3D Marine View Office Park 6,225 LH

Units 2B & 2C Marine View Office Park 5,200 LH

Ground Floor 3B Marine View Office Park 2,024 LH

Units 7 & 8 Gordano Court 4,288 LH

Pt 1st Floor, Block B, Lawes House 2,000 LH


5 Year Average Office Take Up Portishead



ADDRESS SIZE (SQFT) TENURE

Pt 1st Floor, Block B, Lawes House 2,045 LH

Ground Floor, Block B, Lawes House 1,690 LH

Pt 1st Floor, Block B Lawes House 1,100 LH

Total 24,572

2016


Ground floor, 2A Marine View Office Park 1,744 LH

Unit 4 Portisfields 2,322 LH

1st Floor, 2D Marine View Office Park 1,735 LH

Wessex House, 4 Greystoke Business Park 3,143 LH

Unit 2 Gordano Court 2,150 LH

1st Floor, 2C Marine View Office Park 1,704 LH

Ground floor, 7 Middle Bridge Business Park 1,054 LH

Total 19,102


5 Year Average Industrial Take Up Portishead



ADDRESS SIZE (SQFT) TENURE USE

2012

5 Old Mill Road 5,512 LH B8

2 Old Mill Road 7,477

Total 12,989

2013

Unit 8 Portishead Business Park 5,175 LH B1

Unit 6 Old Mill Road 5,600 LH B8


Unit 4 Portishead Business Park 5,797 LH D1

Total 22,172

2014

5 Harbour Road 2,000 LH B8


6 Portishead Business Park 3,905 LH B8

3 Harbourside 5,041 LH B8



3 Old Mill Road 10,500 LH B8

Harbour Road 17,231 LH B2


5 Year Average Industrial Take Up Portishead



ADDRESS SIZE (SQFT) TENURE USE

Gordano Gate 50,916 FH B8

Total 104,699

2015

9 & 10 Old Mill Road 18,363 LH B1/B8




Total 42,172

2016




Total 11,846


5 Year Average Office Take Up North Somerset (excluding Weston Super Mare)



ADDRESS TOWN SIZE (SQFT) TENURE

2012

68 Macrae Road Ham Green 4,335 LH

2nd Floor, 10 Portisfields Portishead 3,365 LH

1st Floor, The Realm Clevedon 1,886 LH

1st Floor, Units 1-2 Westfield Park Clevedon 2,900 LH

10 Westfield Park Clevedon 1,808 LH

1 Concorde Drive Clevedon 1,375 LH


Total 16,669

2013

2 & 3B Yeo Bank Clevedon 3,855 LH

64 Macrae Road, Eden Office Park Ham Green 3,298 LH

Unit 3B Marine View Office Park Portishead 4,199 LH

Total 11,352

2014

1st Floor 61 Macrae Road Ham Green 2,196 LH

79 Macrae Road Ham Green 1,208 LH

Griffin House Clevedon 10,360 LH

1 Serbert Way Portishead 10,352 LH

1st Floor 4 Rivermead Court Clevedon 5,260 LH






Tickton Lodge Belleview Road Clevedon 3,015 FH

4 Yeo Bank Clevedon 2,530 LH

1st Floor 5 & 6 Westfield Park Clevedon 1,875 LH

8 The Sanctuary Ham Green 1,000 FH

63 Macrae Road, Eden Office Park Ham Green 4,074 FH

Ground Floor, 2C & 2D Marine View Office Park Portishead 3,439 LH

Manor House Portishead 2,145 LH

Block DD The Piazza Portishead 1,680 LH

8 The Sanctuary Ham Green 1,000 FH

The Hop House, Old Brewery Pill 3,154 LH

Unit 7 Middle Bridge Business Park Portishead 2,308 FH

3 Middle Bridge Business Park Portishead 2,231 FH


Ground Floor 79 Macrae Road, Eden Office Park Ham Green 1,196 LH

Total 60,495

2015

Units 3C & 3D Marine View Office Park Portishead 6,225 LH

Units 2B & 2C Marine View Office Park Portishead 5,200 LH

68 Macrae Road, Eden Office Park Ham Green 2,338 LH

Ground Floor 3B Marine View Office Park Portishead 2,024 LH






Ground & 1st Floor 73 Macrae Road Ham Green 1,770 LH

Pt 1st Floor, 68 Macrae Road, Eden Office Park Ham Green 2,057 LH

Unit 3 Westfield Park Clevedon 1,000 LH

Ground Floor, Building 2 Rivermead Court Clevedon 4,743 LH

Units 7 & 8 Gordano Court Portishead 4,288 LH

Unit 1 Concorde Drive Clevedon 1,300 LH

Pt Ground 2 Riverside Court Clevedon 2,769 LH

1st Floor Unit 3C Marine View Office Park Ham Green 2,045 LH

Pt 1st Floor, Block B, Lawes House Portishead 2,000 LH

Units 1 & 2 The Sanctuary, Eden Office Park Ham Green 1,784 LH

Morris Fox Hall Clevedon 1,356 FH

1st Floor, Unit E St Davids Court Clevedon 1,345 LH

Pt 1st Floor, Block B Lawes House Portishead 1,100 LH

Total 43,344

2016

Unit 5 Portisfields Portishead 5,250 FH

Ground Floor, 2A Marine View Office Park Portishead 1,744 LH

1st Floor, 70 Eden Office Park Ham Green 1,227 LH

1 Rivermead Court Clevedon 18,562 LH

4 Portisfields Portishead 2,322 LH






Ground & 1st Floors, 9 The Sanctuary, Eden Office

Park

Ham Green 1,945 LH

1st Floor, 2D Marine View Office Park Portishead 1,735 LH

Unit 3 Yeo Bank Clevedon 1,055 LH

Avalon House Clevedon 1,030 LH

1st Floor 2 Rivermead Court Clevedon 4,272 LH

Unit 2 Gordano Court Portishead 2,150 LH

1st Floor, Unit 2C Marine View Office Park Portishead 1,704 LH

3a Yeo Bank Clevedon 1,055 FH

Ground Floor, 7 Middle Bridge Business park Portishead 1,054 LH

1st Floor, Unit 4 Westfield Park Clevedon 1,000 LH

Wessex House, 4 Greystoke Business Park Portishead 3,143 LH

Total 49,248


5 Year Average Industrial Take Up North Somerset



ADDRESS TOWN SIZE (SQFT) TENURE USE

2012

Unit 16 Weston Industrial Estate Weston Super Mare 1,208 LH B1



Unit 4 Sunnyside Weston Super Mare 1,754 LH B1c

Unit H The Link City Weston Super Mare 2,663 FH B2


Former SITA Site, Winterstoke Road Weston Super Mare 4,000 FH B8

4 Hither Green Clevedon 4,500 FH B8

Unit 19 Hither Green Clevedon 5,200 LH B1

5 Old Mill Road Portishead 5,512 LH B8

2 Old Mill Road Portishead 7,477

Premises at Tweed Road Clevedon 10,600 LH B8

32/33 Weston Industrial Estate Weston Super Mare 12,000 LH B8

Unit 4/4a Westland Distribution Park Weston Super Mare 26,000 LH B8

Total 86,030

2013

20 Lynx Crescent, Weston Industrial

Estate

Weston Super Mare 1,208 LH B8

13 Kenn Court Clevedon 1,250 LH B8






40 Hither Green Clevedon 1,400 LH B8

Old Fire Station, Westland Distribution

Park


Unit 6B, Westland Distribution Park Weston Super Mare 1,500 LH B2

Unit 50 Lynx Crescent, Weston

Industrial Estate


Unit 5 Millers Court Clevedon 2,500 LH B8


Unit 4 Millers Court Clevedon 2,875 FH B1

56 Weston Industrial Estate Weston Super Mare 3,007 LH B8

Unit C Great Weston Trade Park Weston Super Mare 3,120 LH B8


12 Gordano Portbury 3,900 LH B8

Unit 5 Pottery Close Weston Super Mare 3,975 LH B2


Unit 8 Portishead Business Park Portishead 5,175 LH B1

Unit 1 Hither Green Trading Estate Clevedon 5,309 LH B8

Unit 6 Old Mill Road Portishead 5,600 LH B8


Unit 4 Portishead Business Park Portishead 5,797 D1 LH

6B Tweed Road Clevedon 6,240 LH B8






1 & 2 Red Lodge Business Park Weston Super Mare 12,000 LH B8


Tiberius, Five Twenty Clevedon 43,581 LH B2

Wincanton Premises, First Avenue Portbury 74,500 LH B8

No 1 Portbury West Portbury 86,000 LH B8

Total 310,051

2014

Unit 11a Westland Distribution Park,

Winterstoke Road

Weston Super Mare 689 LH B8

5 Harbour Road Portishead 2,000 LH B8


17 Marsh Lane Industrial Estate Portbury 2,092 FH B1




3 The Courtyard Clevedon 3,000 FH B1

11c Westland Distribution Park,

Winterstoke Road


4 & 5c Business Centre Clevedon 3,383 LH B1

Unit 6 Millers Court, Windmill Road Clevedon 3,809 FH B1

6 Portishead Business Park Portishead 3,905 LH B8







3 Harbourside Portishead 5,041 LH B8

Unit 5 Gordano 19 Portbury 5,300 LH B1

14 Gordano 19 Portbury 5,875 LH B1



22 Hither Green Industrial Estate Clevedon 6,814 LH B8

3 Westland Distribution Centre Weston Super Mare 7,000 LH B8

3 & 4 Pottery Close Weston Super Mare 9,737 LH B8

3 Old Mill Road Portishead 10,500 LH B8

Units 32-33 Buckingham Road, Weston

Industrial Estate


Harbour Road Portishead 17,231 LH B2


Westway House Clevedon 21,304 FH B8

6 Westland Distribution Park Weston Super Mare 26,000 LH B8

Gordano Gate Portishead 50,916 FH B8

First Avenue Portbury 52,000 LH B8

Total 297,704






2015

9 & 10 Old Mill Road Portishead 18,363 LH B1/B8

Phase 1 Belvedere Court, Beaufighter

Road

Weston Super Mare 12,367 FH B1

7 & 8 Hither Green Industrial Estate Clevedon 9,588 FH B8

Winterstoke Road Weston Super Mare 9,180 FH B2




10 Gordano 19 Portbury 6,233 LH B1/B8

5b Tweed Road Clevedon 5,748 LH B2

5 Sunnyside Trading Estate Weston Super Mare 5,435 LH B8

A2 Old Mixon Crescent Weston Super Mare 5,250 FH B2



4 & 6 Westfield Court Clevedon 3,800 FH B1c



Unit 61 FF Weston Industrial Park Weston Super Mare 3,000

LH B1






1 Sunnyside Road North Weston Super Mare 1,633 LH B2

Total 119,460

2016



16/17 Marsh Lane Portbury 2,266 LH B8

5/6 Belvedere Court, Beaufighter Road Weston Super Mare 3,050 LH B8

First Avenue Portbury 196,470 LH B8


6B Tweed Road Clevedon 5,227 LH B2

43 Lynx Crescent, Weston Industrial

Estate


Portbury Way Portbury 250,763 LH B8

1 Oldmixon Crescent Weston Super Mare 4,717 LH B8

1b Oldmixon Crescent Weston Super Mare 10,394 LH B8

6a Tweed Road Clevedon 5,630 LH B2

5 Red Lodge Business Park Weston Super Mare 11,716 LH B8

5 Westfield Business Park Clevedon 2,000 FH B8

4 Red Lodge Business Park Weston Super Mare 11,463 LH B8

Link City, Oldmixon Crescent Weston Super Mare 4,016 FH B2







4 Belvedere Court Weston Super Mare 2,164 LH B8

26-29 Hither Green Industrial Estate Clevedon 19,415 LH B8

2 Westfield Park Clevedon 1,934 FH B8

1 Westfield Park Clevedon 1,999 FH B8

8b Warne Road Weston Super Mare 2,861 LH B2




1 Belvedere Court Weston Super Mare 2,164 FH B8


25 Hither Green Industrial Estate Clevedon 3,586 LH D2



1a Oldmixon Crescent Weston Super Mare 4,714 LH B8

6 Carey Industrial Estate Clevedon 2,787 LH B8

173 Kenn Road Clevedon 11,900 LH B8

Total 624,171


Appendix


www.htc.uk.com

Appendix 2

Office and Industrial Availability Statistics. Portishead and North Somerset


Office Availability Schedule Portishead & North Somerset



PROPERTY ADDRESS SIZE (SQFT) AGE TENURE QUOTING RENT COMMENTS

Portishead

Building 3 Marine View Office Park,

Martingale Way, Bristol, BS20 7DD

2,008 2008 For Sale/To Let £4,350,000/£15.00 psf Two floors office accommodation throughout.

Kings House, Greystoke Business

Centre, High Street, Bristol, BS20 6PY

1,200 1991 To Let £10.00 psf Part ground available.

Building C2 Portishead Office Park, Old

Mill, Bristol, BS207BX

4,137 To Let £15.50 psf Ground and first floor.

Units 8-9 Middle Bridge Business Park,

Portisfields, Bristol, BS20 6PN

992 2006 To Let £13.95psf Part ground available.

Unit 7 Middle Bridge Business Park,

Portisfields, Bristol, BS20 6PN

1,054 2006 To Let £15.00 psf Ground floor office.

Building 2 Marine View Office Park,

Martingale Way, Bristol, BS20 7DD

1,704 2008 To Let £14.00 psf Part first floor office.

Dynamic House, 2 Serbert Way,

Portishead, BS20 7GF

3,356 To Let Withheld First floor office.

Total 14,451

Clevedon

Waverley House, Old Church Road,

Clevedon, BS21 6NN

524-10,381 2007 For Sale/To Let £800,000/£10.00 psf Three storey office building with a number of

extensions which house further offices,

reception and storage areas.

Bellevue Mansions, Bellevue Road,

Clevedon, BS21 7NU

575 1830 To Let £10.43 psf Part ground floor.

4-8 Kenn Road, Clevedon, BS21 6EL 1,388 1863 To Let £8.46 psf Part ground and part first floors.






Units 3-6 Westfield Park, Barnes

Ground, Clevedon, BS21 6UA

1,715 2000 To Let £10.00 psf Part ground.

Units D-E St Davids Court, Windmill

Road, Clevedon, BS21 6UP

1,345 2000 To Let £6.00 psf Part ground.

Building 4 Rivermead Court, Kenn Road,

Clevedon, BS21 6TH

5,247 1998 To Let £12.50 psf Ground floor offices.

Units 1-4 Yeo Bank Business Park, Kenn

Road, Clevedon, BS21 6UW

1,390 2006 To Let Withheld Part ground floor.

Buildings 1 & 2 Rivermead Court,

Clevedon, BS21 6TH

14,056 1998 To Let £13.50 psf Part first floor.

Total 36,097 sq ft

Pill

Old Brewery, 7-11 Lodway, Bristol, BS20

0DH

7,560 1900 To Let £15.40 psf Part ground and part first floors available.

1-10 The Sanctuary, 62 Macrae Road,

Bristol, BS20 0DD

2,087 2006 To Let £14.37 psf Part first floor.

Ham Green House, Chapel Pill lane,

Bristol, BS20 0HH

1,376 1850 To Let £20.00 psf First floor.

Eden Office Park, 79-83 Macrae, Bristol,

BS20 0DD

8,925 2003 For Sale/To Let Price withheld/£16.00 psf Detached two floor office block.

Eden Office Park, 61-63 Macrae Road,

Bristol, BS20 0DD

2,067 1994 To Let £11.00 psf Part ground floor.






C2b Eden Office Park, 78 Macrae Road,

Bristol, BS20 0DD

890 2005 To Let £13.50 psf Part first floor.

Total 22,905 sq ft

Weston Super Mare

The Tythe Barn, Little Manor Barns,

Weston Super Mare, BS24 6RR

1,356 1789 To Let £13.27 psf First and ground floors.

Knightstone Housing, Somerset Avenue,

Weston Super Mare, BS24 7JP

13,500 2013 To Let £16.00 psf Second floor office with air conditioning and a

raised floor.

Worle Parkway Business Park, 501-505

Summer Lane, Weston Super Mare,

BS22 6WA

14,105/4,575 available 2000 For Sale/To Let £345,000/£11.75 psf 3 star, two storey office unit.

Units 301-396 300 Worle Parkway,

Summer Lane, Weston Super Mare,

BS22 6WA

18,309/1,208 available 1991 For Sale/To Let £1,850,000/Rent Withheld 3 star office unit with raised floor and storage

space.

Unit 200 Worle Parkway, Summer Lane,

Weston Super Mare, BS22 6WA

2,402 1998 To Let £12.50 psf 3 star office unit with category 2 lighting and

raised floor.

141 Milton Road, Weston Super Mare,

BS22 8AA

1,332 1988 To Let £9.00 psf 2 star office on first floor.

28 Waterloo Street, Weston Super Mare,

BS23 1LN

1,230 1990 To Let £6.50 psf Late Victorian, mid terrace building with retail on

the ground floor and office above.

47 Oxford Street, Weston Super Mare,

BS23 1TN

904 1890 To Let £16.59 psf Three floor building with retail on the ground

floor and office above.






Oakwood Business Park, 7-8 Oldmixon

Crescent, Weston Super Mare, BS24

9AX

5,616 2012 To Let £12.50 psf Two storey office building offering car parking,

central heating and perimeter trunking.

Total 32,123 sq ft


Industrial Availability Schedule Portishead & North Somerset




Portishead Availability

Units 5-8 Portishead Business

Park, Old Mill Road, Bristol,

BS20 7BX

281-4,949 1992 To Let £6.00 psf Terrace of warehouse units of

steel portal frame.

Units 21-24 Portishead Business

Park,, Old Mill Road, Bristol,

BS20 7BX

1,156-5,041 1992 To Let Withheld Terrace of industrial units of

brick and block work

construction.

1-3 Harbourmead, New Harbour

Road, Bristol, BS20 7AY

19,293 2000 For Sale £1,050,000 Steel frame construction

arranged over two floors.

Unit 7 Harbour Road Industrial

Estate, Harbour Road,

Portishead, BS20 7BL

3,849 To Let Withheld End of terrace light

industrial/distribution building of

steel portal frame construction.

Total 33,132 sq ft

Clevedon Availability

1-7 Tweed Road Industrial

Estate, Tweed Road, Clevedon,

BS21 6RR

1,500 To Let £4.50 psf Detached warehouse unit of

masonry construction.

Unit 8-16 Tweed Road Trading

Estate, Tweed Road, Clevedon,

BS21 6RR

2,000 1950 To Let £6.75 psf Semi-detached warehouse

arranged over ground floor.

Units 22 Hither Green Industrial

Estate, Clevedon, BS21 6XU

6,847 1980 To Let £5.83 Mid terrace industrial unit of

steel portal frame.






Units 4-6 Phase 2 Kenn Road,

North Somerset Industrial

Estate, Clevedon, BS21 6UA

1,906 2015 For Sale/To Let £202,000-£240,000/Rent

withheld.

New development comprising of

five self-contained business

units.

Unit 1-6 Millers Court, Windmill

Road, North Somerset Industrial

Estate, Clevedon, BS21 6UL

404-3,839 1990 To Let £5.21 psf Detached industrial/office of


Unit 9 Windmill Business Park,

Windmill Road, Clevedon, BS21

6SR

1,478-7,185 1995 To Let £3.62 psf Steel construction arranged over

two floors.

Total 23,277 sq ft

Portbury

Hermes, Portbury West

Distribution Park, Bradley Road,

Bristol, BS20 7NZ

18,778 2005 To Let £8.52 psf Detached industrial building of


Unit 21-24 Marsh Lane Trading

Estate, Marsh Lane, Portbury,

BS20 0NH

8,472 2002 For Sale £165,000 Terrace of industrial units of

steel portal frame construction,

arranged over two floors.

Total 27,250 sq ft

Weston Super Mare

Units 3-5 Red Lodge Business

Park, Warleys Lane, Weston

Super Mare, BS24 7TN

19,852 1998 To Let £6.25 psf Three modern distribution

buildings, interconnected. Steel

portal frame.






Units B-D Great Weston Trade

Park, Aisecome Way, Weston

Super Mare, BS22 8NA

3,908 2002 To Let £6.01 psf Warehouse/showroom premises

arranged within a terrace.

Ashton Yard, Winterstoke Road,

Weston Super Mare, BS24 9AA

5,602 2016 To Let £8.93 psf Industrial unit with office

accommodation and a large

yard area of approximately 0.8

acres.

Units 48-53 BW Estate,

Oldmixon Crescent, Weston

Super Mare, BS24 9BA

2,966 2009 For Sale/To Let £285,000/£6.07 psf Steel frame construction

arranged over one floor

industrial accommodation.

Building 4 Westland Business

Centre, Winterstoke Road,

Weston Super Mare, BS24 9AD

26,298 1975 To Let £2.88 psf Partially clad elevations under

an asbestos sheet roof

incorporating rooflights.

Units 69-74 Weston Industrial

Estate, Lynx Crescent, Weston

Super Mare, BS24 9ES

17,272 1990 To Let £7.00 psf Terrace of six industrial units.



Super Mare, BS24 9DJ

10,173 1992 To Let £7.00 psf Terrace of units of steel portal

frame construction.



Super Mare, BS24 9DJ

4,905/2,590 vacant 1986 For Sale/To Let Price not disclosed/£6.00 psf Two industrial units of steel

portal frame.

Total 88,661 sq ft


Appendix


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Appendix 3

Consented Land. Portishead and North Somerset


Development Sites Portishead & Surrounding Areas



SITE ADDRESS POTENTIAL SIZE (SQ FT) COMMENTS

Clevedon

Clevedon Business Park, West of Kenn Road 330,000 6 buildings available between 14,000-169,000 sq ft on a site area of 22 acres. Industrial and office.

Weston Super Mare

Locking Parklands, Junction 21 Enterprise Area,

Weston Super Mare

45,000 Mixed use development with 28 acres of commercial space. Due to be completed post 2017.

Weston Gateway Business Park (North Site), BS24

7JP

72,000 12 acre site comprising of 8 plots of 1-2 acres each. Due to be completed post 2017.

Westland Distribution Park, Weston Super Mare 400,000 Plot area of 26 acres with 345,211 sq ft of fully serviced industrial space.

Weston Business Quarter, Weston Super Mare 9 plots including a hotel and pub and 7 two and three storey office buildings, ranging from 10,000-30,000 sq ft.

Food Enterprise Zone, Weston Super Mare 180,000 10 acre site.

Units 1-8 Weston Gateway Central, Scott Elm Drive,

Weston Super Mare, BS24 7TG

90,845 8 ground floor offices to be built.

Units A-J Weston Gateway North, West Wick, Weston

Super Mare, BS24 7TF

96,401 100,000 sq ft with detailed planning consent for an office development of 2/3 storey office and retail units.

Portishead

Wyndham Way, Portishead, BS20 7GA 16,684 1.38 acre site. Planning for a new three storey office building.


MAIN CONTACT:

Somerset House

18 Canynge Road

Clifton

Bristol

BS8 3JX

Simon Harvey MRICS

T: 0117 923 9234

F: 0117 923 9237

E: [email protected]

Hartnell Taylor Cook LLP is a Limited Liability Partnership registered in England and Wales OC 313211

Offices in London, Bristol, Plymouth / Hartnell Taylor Cook LLP is Regulated by RICS

BRISTOL

Somerset House

18 Canynge Road

Clifton

Bristol

BS8 3JX

T: 0117 923 9234

F: 0117 923 9237

LONDON

7-10 Chandos Street

Cavendish Square

London

W1G 9DQ

T: 020 7491 7323

F: 020 7491 3032

PLYMOUTH

No. 1 The Crescent

Plymouth

PL1 3AB

T: 01752 671167

F: 01752 671856

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