Estate Strategy 2016 Building a Sustainable and Transformational Future

October 2016

Contents Foreword 3 1 Introduction 5

1.1 University College London Hospitals NHS Foundation Trust (UCLH) 5 1.2 UCLH Vision, Values and Objectives 7 1.3 UCLPartners 8 1.4 Risk 8 1.5 The UCLH Estate 8 1.6 Capital Budget 10 1.7 Summary 11

2 Estate Information 12 2.1 Key Facts 12 2.2 Short Term Tenure Aspects - Major Lease Events 14 2.3 Relationship with University College London (UCL) 14 2.4 Relationship with UCLH Charity 15 2.5 Staff Accommodation 16 2.6 Valuation 16 2.7 Internal Rent Charging 17 2.8 Business Rates Strategy 17 2.9 Summary 18

3 Estate Condition 19 3.1 7- Facet Survey 19 3.2 Physical condition profile 19 3.3 Impact of the estates strategy on backlog maintenance 20 3.4 Current state of the UCLH estate 21 3.5 Backlog maintenance plan 22 3.6 Summary 24

4 Strategic Development Projects 25 4.1 University College Hospital Campus 25 4.2 Queen Square Campus 30 4.3 Other Facilities 30 4.4 Summary 33

5 Performance Criteria 35 5.1 Introduction 35 5.2 Estates Information 35 5.3 Building Information Model Implementation 36 5.4 Key Performance Indicators 37 5.5 Performance and Efficiency Metrics 39 5.6 Summary 42

6 Sustainability Aims 43 6.1 Overview 43 6.2 Carbon management 46 6.3 UCLH Carbon Footprint by Source 46 6.4 UCLH Carbon Footprint Per Patient Contact 47 6.5 Integrating sustainability into new builds and refurbishment 48 6.6 Next Steps 48

7 Property Disposals 50 7.1 Market Conditions – Central London Residential Property Market 50 7.2 Market Conditions - Central London Commercial Property Market 50 7.3 Brexit 51 7.4 HS2 51

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7.5 Property Disposals and Acquisitions 52 7.6 Anticipated Property Disposals 52 7.7 Summary 53

8 Town Planning 54 8.1 Assessment of Key Town Planning Issues 54 8.2 Heritage 55 8.3 Community Infrastructure Levy 58 8.4 Mayoral CIL 58 8.5 Fitzrovia Area Action Plan (Adopted March 2014) 58 8.6 Land use Principles 58 8.7 Character Areas 59 8.8 Opportunity Sites 60 8.9 Site Allocations DPD (September 2013) 61 8.10 West End Project 61 8.11 Going Forward 64 8.12 Summary 64

9 Estate Risks 65 9.1 Estate Risks 65 9.2 Capital Risks 66 9.3 Summary 66

10 Estate Strategy 67 Glossary 70

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Foreword

Welcome to our Annual Estate Strategy Update Report. Despite the challenges facing the NHS as a whole, UCLH has maintained its reputation for excellence in the views of both patients and staff. We continue to work hard to build on our vision: delivering top-quality care for patients; providing excellent education; and developing our world-class research partnership with UCL. Our strategy is to balance specialist services for patients from around the country with the best possible general care for those living in our local community. The land and buildings forming the UCLH estate are essential to the successful delivery of this strategy. Over the next five years the NHS is expected to make efficiencies of £22bn. This situation will result in the need for UCLH to make substantial cost improvements year on year by eliminating waste and improving patient pathways. This will be challenging, but we continue to be vigorous in our pursuit of better care, delivered more efficiently. The Trust has undertaken benchmarking against other leading teaching hospitals to understand how we compare and how we can continue to improve; our Estate will feature heavily in this going forward.

In recent years we have seen a huge increase in patients who receive their care at UCLH, particularly in the more specialist services of cancer, neuroscience and women’s health. Demand has risen at a rate substantially higher than the average for the NHS, reflecting our increasing reputation as a preferred provider for patients. This creates tension as to whether such growth and activity can be afforded, and we continue to work closely with our commissioners to agree a sustainable future which builds on the national direction of patient care leading to integrated budgets. Despite these challenges, there have been exciting developments in many of our services. NHS England confirmed our plans to make UCLH a centre for the specialist treatment of five rare types of cancer, whilst our cardiac services have now moved across to Barts Health NHS Trust.

The foundations are being laid to develop our cancer care: Phase 4 redevelopment has commenced on site, to build one of the UK’s first proton beam therapy (PBT) centres. One of the world’s most advanced forms of radiotherapy, PBT, will be available at UCLH in 2018. Elsewhere, we are investing in the expansion of A&E and also expanding capacity at the National Hospital for Neurology and Neurosurgery, and our plans are well-advanced to bring ear, nose and throat services together with specialist dental provision for patients within the Phase 5 redevelopment site, on the University College Hospital campus, co-locating the Eastman Dental Hospital and the Royal National Throat Nose and Ear Hospital, thereby enabling improved patient pathways, increase clinical innovation and optimised operational efficiency.

At UCLH, we have significant strategic development ambitions that will enable us to deliver efficient and high quality patient care into the future. In addition to these large scale strategic projects and maintaining and investing in our existing buildings and equipment, we are also investing in smaller scale schemes where the investment will deliver increased efficiency in the future.

In the wider context, UCLH is on board with the NHS Shared Planning Guidance outlining a new approach to help ensure that health and care services are built around the needs of local populations. To do this, every health and care system in England will produce a multi-year Sustainability and Transformation Plan (STP), showing how local services will evolve and become sustainable over the next five years – ultimately delivering the vision of better health, better patient care and improved NHS efficiency.

This document aims to summarise the UCLH estate and provides detail of condition, strategic development projects, sustainability aims, and other key estate drivers and to detail how the estate will respond to changing clinical needs, challenges in local circumstances and also to the wider catalysts for change including reviews of healthcare services across London.

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Key elements of the estate strategy include:

Progressing established relationships with key estate related stakeholders including the London Boroughs of Camden and Westminster, University College London, UCLH Charity and Camden Clinical Commissioning Group.

Developing a robust capital program that builds on the major redevelopment programme that has delivered the new University College Hospital main wing, Elizabeth Garrett Anderson Wing and the Macmillan Cancer Centre but recognises budgetary constraints. The aim will be to progress a range of building projects ranging from small refurbishments to major developments including Phase 4 of the University College Hospital redevelopment (containing the Proton Beam Therapy Unit) and Phase 5, a new clinical development specialising in Head and Neck treatments on the site of the former Royal Ear Hospital and 43-49 Huntley Street.

Delivering increased estate efficiency and sustainability in line with Carter Review recommendations, by reviewing maintenance arrangements for the non PFI estate, progressing performance measurement, estate utilisation and releasing surplus property as appropriate; and

Securing sites and/or opportunities to enable UCLH to develop services to its local, regional and national catchment populations and to enable UCLH to meet its strategic objective of promoting top quality patient care, world class research and excellent education.

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1 Introduction

1.1 University College London Hospitals NHS Foundation Trust (UCLH) UCLH (University College London Hospital NHS Foundation Trust) is situated in the heart of London. Our mission is to deliver top-quality patient care, excellent education and world-class research.

University College London Hospitals NHS Foundation Trust (UCLH), situated in the heart of London, is one of the largest and most complex NHS Trusts in the United Kingdom, serving a large and diverse population. In July 2004, UCLH was one of the first NHS Trusts to be granted Foundation Trust status. This means that while we remain firmly part of the NHS we have more control to manage our own budgets and shape the services we provide to better reflect the needs and priorities of our patients and local community.

We provide academically-linked acute and specialist services, both to the local population and to patients from across England and Wales and abroad. We balance the provision of nationally recognised, specialist services with delivering high-quality acute services to the local populations of Camden, Islington, Barnet, Enfield, Haringey and Westminster.

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We are proud of our close partnership with University College London (UCL), which is consistently reported as one of the best performing universities in the world. UCL’s facilities are embedded across much of our hospital campus and the partnership is linked through a large number of joint clinical and academic appointments. We are one of the country’s five biomedical research centres and were a founding member of UCLPartners, designated as one of the UK’s first Academic Health Science Centres.

UCLH continue to make progress in implementing change to improve the environmental cost and social impact of our activities. This is essential not just for the wider social benefits these changes bring but also in supporting the Trust to maintain its secure financial position. UCLH is working hard to achieve our Carbon reduction targets by improving the efficiency of energy use in the buildings estate, reducing water and waste. UCLH actively collaborates with other NHS Trusts to reduce the impact and cost of energy, waste and transport.

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1.2 UCLH Vision, Values and Objectives

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1.3 UCLPartners

UCLPartners, an academic health science partnership, was established in 2009 with one university and four NHS trusts in north central London. UCLPartners now supports healthcare for over six million people in parts of London, Bedfordshire, Essex and Hertfordshire. Its member organisations, from higher education and the NHS, form one of the world’s leading resources in medical discovery, healthcare innovation and education. The partnership saw significant achievements during 2014/15, including its successful re-designation as an Academic Health Science Centre, a world-leading partnership for medical discovery, modelled on creating six academic medical centres, designed to boost UK life sciences.

UCLH is a lead partner in the centres focused on cancer, cardiovascular disease and neurosciences. The Clinical Research Network for North Thames, aligned with UCLPartners, is the highest-performing network for patients recruited to clinical trials, giving more people in our region access to the latest medical treatments and technologies.

UCLH continue to make progress in implementing change to improve the environmental cost and social impact of our activities. This is essential not just for the wider social benefits these changes bring but also in supporting the Trust to maintain its secure financial position. UCLH is working hard to achieve our Carbon reduction targets by improving the efficiency of energy use in the buildings estate, reducing water and waste. UCLH actively collaborates with other NHS Trusts to reduce the impact and cost of energy, waste and transport.

1.4 Risk

UCLH operates in a highly political, financially challenging, technologically complex and competitive environment. All of these factors combine to create a context of significant risk for UCLH.

Effective risk management is fundamental to how we run our business and underpins the delivery of UCLH’s objectives. It is essential in helping us progress the implementation of our mission statement which is focused on the provision of top-quality patient care, excellent education and world-class research.

Risk management processes are embedded throughout UCLH at all levels and these assist managers and clinicians in identifying and understanding the risks they face in delivering business objectives and in ensuring that the key controls we have in place to manage those risks are effective. These processes form an integral part of the day-to-day business activities of the organisation and in 2015/16 we have continued to improve and further develop our risk management arrangements, so as to help ensure delivery of better care for patients, to support all three aspects of the Trust’s mission statement and to ensure that UCLH’s strategic objectives and plans can be delivered without undue interruption, delay, cost or reputational damage.

UCLH remain committed to improving patient experience and outcomes through investment in buildings and equipment. We proactively manage risk through use of the capital programme to address issues raised through our services’ risk registers. We retain a contingency of capital funding to address any unforeseen issues that come up during the year.

1.5 The UCLH Estate

The role of the UCLH Estate is to support the Trust’s Vision, Values and Objectives. This is achieved by a combination of working in partnership with UCLH clinicians and stakeholders and making best use of the estate.

We are using our capital programme to consolidate services at two main locations, namely:

The University College Hospital campus, for the development of Cancer, Women’s Health and all other services and;

The NHNN campus, for development of Neurosciences.

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There are three important outlying facilities:

UCLH at Westmoreland Street, W1;

Eastman Dental Hospital in Gray’s Inn Road, WC1;

The Royal National Throat Nose and Ear Hospital.

1.5.1 The Estate in 2016

In the immediate term, UCLH intends to progress with its operational developments.

Firstly, the implementation of the UCH Phase 4 redevelopment of the Odeon Site, following Full Business Case and Planning Consent approvals. The new development has started with the construction of a Proton Beam Therapy (PBT) Centre below ground. A state-of-the-art in-patient facility with operating theatres will then be built above ground. Building works have commenced with the aim of opening the centre in 2018.

The Trust has moved forward with developing the Emergency Department at UCH in order to improve the experience and quality of care for our patients. This work began in 2012 with the opening of the Urgent Treatment Centre. The next phases of the program will see building work within the main Emergency Department and the related external areas, to facilitate a larger footprint for Emergency Department services.

The Trust has also progressed with the Phase 5 redevelopment, following Full Business Case and Planning Consent approval. This redevelopment is taking place on the site of the former Royal Ear Hospital and former Student Union building at the junction of Capper Street and Huntley Street. Phase 5 will house the Royal National Throat Nose and Ear and also Eastman Dental Hospitals when complete in 2019. Phase 5 is being designed to enable both hospitals to transform their services in a state of the art building enabling flexible use of space.

These strands are identified in further detail within the Strategic Developments and Estate Information sections of this document.

1.5.2 The Estate in 2020

In the longer term, the future of UCH at Westmoreland Street, The Royal National Throat Nose and Ear Hospital and Eastman Dental Hospital will be strategically confirmed once their operations are relocated. This is likely to lead to further contraction of the geographic spread of the estate.

1.5.3 Coping with Change - Transformation

The above assumes a stable estate; however UCLH has a long standing history of seizing effective commercial relationships that have delivered benefits to the wider organisation. These have included our partnership with the Hospital Corporation of America (HCA) which has been in effect since 2007 and our more recent Pathology Joint Venture with The Doctors Laboratory and the Royal Free London NHS Foundation Trust. This appetite to explore opportunities to develop and expand on our existing commercial relationships and opportunities could result in additions to the UCLH estate over the coming years, however It is clear that this will continue to be a period of enormous financial challenge for us and a focus on value for money will be at the heart of all UCLH decisions. To this end a number of new financial controls have been put in place by the Trust Executive Board to ensure that all resources are deployed to deliver best value patient care.

Additionally UCLH is developing a longer term transformation plan called UCLH Future. This will focus on how we can continue to improve the quality of all aspects of services to our patients – matching the best performing hospitals in the NHS and globally. To do that we will need to re-think how we deliver care – shortening clinical pathways, and significantly improving core operational processes from first patient contact to admission and bookings, and patient flow – to improve patient and staff experience. We have been investing in service re-design and new technology, together with training and development for all staff, with the key objectives of achieving financial sustainability and improving the quality of our services.

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The UCLH estate will need to respond to the Transformation agenda in all aspects to achieve the Trust’s aims and financial sustainability in the long term. Phase 4 and Phase 5 in particular have been designed to fit these models of transformational care delivery.

1.5.4 Sustainability and Transformation Plans (STPs)

In December 2015, the NHS Shared Planning Guidance outlined a new approach to help ensure that health and care services are built around the needs of local populations. To do this, every health and care system in England will produce a multi-year Sustainability and Transformation Plan (STP), showing how local services will evolve and become sustainable over the next five years – ultimately delivering the vision of better health, better patient care and improved NHS efficiency.

To deliver plans that are based on the needs of local populations, local health and care systems came together in January 2016 to form 44 STP ‘footprints’. The intention is for the health and care organisations within these geographic footprints to work together to develop STPs which will help drive genuine and sustainable transformation in patient experience and health outcomes of the longer-term.

UCLH is part of the North Central London (NCL) Sustainability and Transformation Plan. As part of the NCL STP, an estates work stream has been established to develop the project plan and business case for the NCL Devolution Pilot and the estates element of the NCL STP. The partners in the work stream are the CCG’s, Councils and NHS Provider organisations in NCL: Barnet, Camden, Enfield, Haringey and Islington.

Recognising that the STP is a five year plan, the plan is to develop a five year roadmap for the delivery of joint prioritised opportunities and the estates requirements for this transformed care within the NCL STP.

1.6 Capital Budget

Responsibility for the UCLH Estate is held by the Capital Investment and Facilities Directorate (CIFD), responsible for ensuring the delivery of capital programmes within the Capital Budget for;

Land and buildings;

Operational equipment;

Information and communication technology and

Maintenance

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*AS IS+ = The objective of the “As Is+” programme is to implement a number of tactical “light touch” processes and technology fixes to our existing ICT systems *EHRS = Electronic Health Record System

Currently funding availability is established annually and expenditure allocated accordingly. The Capital, Estates & Facilities Directorate (CEFD) is committed to developing an understanding of longer term investment needs to enable a three year rolling expenditure programme to be identified to align with UCLH financial planning.

1.7 Summary

1. Ensure UCLH Estate is rationalised and utilised in the most efficient means to respond and assist transformation work streams, which will drive increased efficiency in clinical services in order to close the NHS funding gap;

2. Consolidate operations within the University College Hospital campus and the NHNN/Queen Square campus whilst being responsive to change in the wider NHS estate throughout North Central London;

3. Address backlog maintenance issues and develop the UCLH investment plan into more detailed asset based lifecycle replacement plans;

4. Progress the development of major projects, notably UCH Phase 4 & Phase 5, and further phases of the Emergency Department expansion.

5. Work in close collaboration with wider partners in the development of the five year roadmap for the delivery of joint prioritised opportunities and the estates requirements for this transformed care within the North Central London Sustainability and Transformation Plan.

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2 Estate Information

2.1 Key Facts

2.1.1 Estate by Floor Area and Tenure

The gross internal total floor area for the UCLH Estate is approximately 250,820 sq m (2,699,801 sq ft), excluding the future Phase 4 site, comprising a total of 34 properties.

The following bar chart shows the breakdown of tenure by Gross Floor Area within the UCLH Estate for all properties.

2.1.2 The Leasehold Estate

Analysis of the leasehold estate in terms of length of lease remaining is as follows:

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In summary:

The leasehold area in excess of 25 years has markedly increased as the lease at Mortimer Market was formalised in the past year.

2.1.3 The Estate by Use

Analysis of the estate in terms of floor area and primary use identifies the dominance of clinical uses.

The bulk of the estate is located at the University College Hospital campus or Queen Square campus. The core clinical properties situated away from the University College Hospital campus or NHNN/Queen Square campus are:

Eastman Dental Hospital located in Gray’s Inn Road WC1

UCH at Westmoreland Street W1

The Royal National Throat Nose and Ear Hospital located in Gray’s Inn Road WC1

An Estate Terrier exists for all properties within the estate, is updated at least annually and is appended to this document. For each property the Terrier provides:

Asset reference numbers

Description and location

Tenure

Use

Valuation

Summary of the 7 facet surveys

Key lease and sublease terms (where relevant)

Building area

Town Planning information

Photograph

Location Plan

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2.2 Short Term Tenure Aspects - Major Lease Events

UCLH lease expiries in terms of floor area per sq m within 1 to 5 years are shown below:

NB – The RNTNEH has a lease for seven years from March 2012.

UCLH had taken a short (18 month) lease on clinical space at Finchley Memorial Hospital. This expired in March 2014 and the Trust are currently ‘holding over’.

2.3 Relationship with University College London (UCL)

UCLH and UCL work together in many areas and shared accommodation arrangements arise at a variety of buildings. In most instances formal leases are agreed. In other instances informal occupation arrangements exist, usually as a consequence of historic NHS re-organisation.

UCLH are currently reviewing the UCL occupation of ULCH buildings on the Queen Square Campus, Eastman Dental Hospital and Chenies Mews, with a view to formalising the basis of the occupation and ensuring an appropriate allocation of the costs of the occupation.

The close working relationship between UCLH and UCL means that there is sharing not only of accommodation but also staff and projects. This necessitates an annual reconciliation exercise whereby the actual costs incurred by each party for the relevant year for all elements within these shared arrangements are calculated and a payment made to either UCLH or UCL to settle matters for the relevant year.

UCLH Property Occupied by UCL

Address UCL Demise

UCL Areas (sq m)

UCL Tenure UCL Use % UCL

Occupied Comments

Maple House 149 Tottenham Court Road W1

1st floor B Wing

415 Sub Leasehold

Offices 12% UCL sub lease expires December 2022 with break December 2016

Eastman Dental Hospital 256 Gray's Inn Road WC1

Dental Institute

5,456 Leasehold Clinical/ Teaching

30% 10 years from November 2009 with break rights

RNTNEH 12,706 sq m

Whitfield Street Laboratories 4,733 sq m

Rockefeller Building 864 sq m

Finchley Memorial Hospital 32 sq m

(holding over)

Queen Square House 281 sq m

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33 Queens Square WC1

3rd 4th 5th 6th 7th Floors

1,192 Leasehold Offices 50% 99 year lease from 2008

8-11, Queens Square WC1

Part 1373 Leasehold Healthcare 33% 20 year lease from 2001

Chenies Mews & Hatter Institute 51-57 Chenies Mews WC1

Part only 621 Leasehold Clinical and Healthcare

44% Informal occupation arrangement

UCL Property Occupied by UCLH

Address UCLH Demise

UCLH areas (sq m)

UCLH Tenure

Current Use % UCLH Occupied

Comments

Rockefeller Building Huntley Street WC1

Part 864 Leasehold Laboratories 12% 6 year lease from March 2011 subject to mutual break rights

7 Queens Square Queens Square WC1

1/2/3rd/4th floors

158 Leasehold Offices related to clinical use

22% 10 year lease granted March 2012

Queen Square House Queen Square WC1

Pt bmst, pt pt 6th & pt 9th floors

281 Leasehold Laboratories 9.5% 6 year lease from March 2011 subject to mutual break rights

Shared Freehold

Address UCLH areas (sq m)

UCL areas (sq m)

Current Use

Comments

23 Queen Square Queens Square WC1

942 (65%)

489 (34%)

Healthcare Of the 942 sq m UCLH area 218.6 sq m is leased to QSE

2.4 Relationship with UCLH Charity

UCLH Charity continues to actively support UCLH and during the year has explored a variety of joint opportunities which may proceed in the near future.

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2.5 Staff Accommodation

UCLH does not regard provision of staff accommodation as a key Trust aim. To this end the bulk of UCLH staff accommodation was transferred to Paddington Churches Housing Association Limited (PCHA, and now part of Genesis Housing Group) in 2001 with nomination rights retained for the properties concerned. A co-operation agreement was subsequently signed which allowed UCLH to dispose of the Freehold of Emerson Bainbridge House and to transfer ownership of John Astor House to Genesis Housing Association. UCLH retains its nomination rights over the accommodation at John Astor House for the remaining 87 years of the original agreement and for 25 years on the new accommodation to be provided in vacated areas previously occupied by UCLH.

The accommodation is predominantly single room with shared facilities and comprises:

John Astor House, Foley Street W1 (excluding certain areas principally at ground and basement levels, which are retained by UCLH), providing 347 single rooms with shared bathrooms and kitchens with the potential to increase this.

Warwickshire and Bonham Carter House, Gower Street WC1, providing 213 single rooms with shared bathrooms and kitchens. The lease from the Freeholder (The University of London) has approximately 7 years left to run

Elizabeth House, Devonshire Street W1, providing 2 one bed flats and 6 two bed flats, sub- leased from Howard De Walden Estates with approximately 8.5 years unexpired.

UCLH proposes to provide staff accommodation through similar partnership structures with housing providers in the future.

2.6 Valuation

Property valuations as at March 2016 have been provided by the District Valuer and are set out below. The valuations are prepared on an appropriate basis (principally Depreciated Replacement Cost) for each asset for Trust accounting purposes and not on a Market Value basis except in the case of properties surplus to operational need. The properties reported by the District Valuer have a combined valuation of £485,182,916 (March 2015: £552,258,002)

It should be noted that for valuation purposes the District Valuer groups properties together, hence the small number of property addresses, and the valuation excludes short leasehold properties or properties leased by UCLH at a Market Rent.

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2.7 Internal Rent Charging

In order to measure profitability consistently across Trust Divisions, and incentivise efficient use of space and assets, Facilities and Capital costs have been devolved to a Divisional level since 2011/12. The costs devolved include space related costs within the Capital Investment and Facilities Directorate, centrally held lease costs; as well as depreciation and capital charges for assets which are not donated or Government Grant funded (capital charges are also not applied to PFI buildings).

Facilities and Capital related costs have been allocated either directly to a Division, or to a site within the UCLH estate. Any cost allocated to a site has then been apportioned to Divisions based on their relative occupancy of those sites. The source of data informing those apportionments is the MICAD database maintained by the Property and Asset Management Services department of CIFD.

Divisional occupancy information was extensively reviewed by divisional finance managers during 2012/13, with work on-going to ensure the accuracy of allocations and the data held within MICAD.

The Finance division has now adopted MICAD as the definitive source of occupancy information for Service Line Report charging and work is in progress to standardise location and division naming conventions throughout UCLH.

2.8 Business Rates Strategy

The Trust’s business rates advisors are continuing to secure substantial savings. Since January 2013, when the current personnel have been working on the contract, over £4.7 million in business rates savings have been realised. The breakdown of savings per annum is illustrated in the graph below.

These savings have been generated using a variety of mechanisms including challenging the rateable values of the properties and reconstructing the assessments to ensure that business rates liabilities are minimised. In addition, appropriate reliefs have been secured, which have produced further savings for the Trust.

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Notable recent achievements include: Maple House – First Floor

A refund for part of the first floor at Maple House has been secured. The council has agreed to backdate the refund to 2006, which will result in reimbursement to the Trust of £648,000. Maple House – Fourth Floor

In addition to the savings of £540,000 secured as a result of successful compiled list and merger appeals on the first and second floors, further savings of £67,000 have been achieved following a successful compiled list appeal on the Trust’s fourth floor assessment. 170 Tottenham Court Road

Our rating advisors have successfully secured discretionary relief from the billing authority amounting to £92,000, on the grounds of phased refurbishment of the fourth floor. 2017 Rating Revaluation

The next revaluation period will commence on 1 April 2017 and will reflect rental values as at 1 April 2015.

The expectation is that costs for London ratepayers will rise significantly, due to the relative rise in London commercial values and construction costs, compared to most other parts of the UK. It is hoped that the impact of large increases will be softened by the use of transitional relief.

The predicted Uniform Business Rate for the rate year 2017/18 is 53p in the £ and all assessments in Greater London with rateable values higher than £55,000 will continue to incur the Crossrail supplement of 2p in the £.

The draft 2017 rating list figures are due to be published in October 2016. BNP Paribas Real Estate will analyse these figures once they are published and assess the opportunity for pre-list influencing with the aim of minimising the Trust’s rates liability before the start of the new rating list.

2.9 Summary Over the past year UCLH has:

1. Commenced construction works for Phase 4;

2. Commenced enabling works for Phase 5;

3. Continued further phases of the Emergency Department expansion;

4. Progressed lease events relating to the UCL lease at Eastman Dental Hospital

5. Progressed formalizing the occupation of UCL lease at Chenies Mews

Over the next year UCLH will:

1. Progress other lease events relating to the wider estate, particularly in line with maximizing income opportunities and consolidating the estate

2. Continue to develop the delivery of UCH Phase 4 and Phase 5, and further phases of the Emergency Department expansion.

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3 Estate Condition

3.1 7- Facet Survey

Many factors contribute to the degradation of the UCLH estate, including wear and tear from normal use, mechanical damage as a result of patient and logistical movements, environmental effects of weather and pollution. The level of degradation is known as the “condition” of an estate. If the condition is poor, investment needs are high.

A condition survey of the Retained/Interim Estate (non PFI) was completed in October 2013 and the assessment of buildings was based on their key performance aspects in seven categories, or facets. The survey results were uploaded directly to MiCAD.

The seven facets were:

Facet 1 Physical Condition: the current condition of each property in accordance with NHS Estatecode and current RICS Practice Standards. Survey reports provide a summary of building, mechanical and electrical findings at each property featuring descriptions of the condition of the main building elements

Facet 2 Functional Suitability: assessed on the basis of internal space relationships, support facilities and location in terms of “fit for purpose” within the next five years or “fit for purpose” in five years or more. Assessments are made with reference to all departmental Health Technical Memorandum (HTM) & Health Building Notes (HBN) guidelines

Facet 3 Space Utilisation: explores how well the available space is utilised in order to satisfy the reasonable demands of the present function and planned requirements. The identification of under-used space and spare capacity may enable substantial revenue savings to be made which can then be reinvested to enhance or extend the service

Facet 4 Quality & Environment: comprises a detailed assessment of each of the buildings to cover elements under amenity, comfort engineering and design

Facet 5 Statutory Compliance: this follows the guidance in Estatecode and is split into Fire Safety and Health & Safety

Facet 6 Environmental Management: assessments for each site took the form of a review of energy conservation measures and a review of available data.

Facet 7 Equality Act: detailed review of UCLH compliance against the Equality Act 2010, formally known as the Disability Discrimination Act 1995

Condition in the NHS environment is typically measured in terms of “backlog” maintenance costs. This refers to the investment required to bring a building and its internal services to NHS Estatecode Condition B1. This cost is an important part of any survey of the estate and is a key influence on future targeted investments and disposals.

3.2 Physical condition profile

The physical condition profile examines the building structure and fabric together with mechanical and electrical engineering installations. The cost of ‘backlog’ investment needed now and over the next five years to achieve at least an NHS Estatecode Condition B is estimated as part of the 7-facet survey.

This cost estimate excludes:

Detailed redesign and reconfiguration Decant and temporary facilities Management costs (covering capital and maintenance management) Embedded space Preliminaries Fees

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Contingency VAT

Asbestos removal presents an unknown cost. Risks due to Asbestos Containing Materials (ACMs) are managed through a centrally allocated fund which is sufficiently robust for their mitigation without necessitating a prohibitively expensive full asbestos removal.

The high backlog maintenance costs at RNTNE Hospital which was leased from the Royal Free Hospital in April 2012 continue to be reduced by investing in projects to resolve high risk physical condition and statutory compliance issues and closely monitoring and mitigating remaining risks as appropriate through targeted revenue funding.

3.3 Impact of the estates strategy on backlog maintenance

The liability for maintaining the PFI estate buildings and Group 1 and 2 equipment in accordance with statutory guidelines and condition B and therefore backlog maintenance resides with Hospital Management UCLH (HMU). UCLH reviews and monitors the annual condition survey produced by HMU.

UCLH is responsible only for non-PFI estate backlog and Group 3 equipment in PFI buildings.

The non-PFI properties fall into three key groups:

1. Long term strategic property assets, such as NHNN and others on the Queen Square campus, known as Queen Square Developments (QSD).

2. Short term property assets, comprising properties such as RNTNE Hospital, Eastman

Dental Hospital (EDH) and UCH at Westmoreland Street (formerly the Heart Hospital) which are expected to be replaced by UCLH Phase 4 and Phase 5 developments and the related reconfiguration of the existing estate.

3. Properties being held for re-use or disposal.

The backlog maintenance position defined by the 2013 survey has been managed through three principal mechanisms;

1. Demolition and disposal of properties and strategic exchanges with UCL and UCLH Charities, e.g. Rosenheim Building, Arthur Stanley House

2. Capital investments (driven by business cases) on longer-term sites such as the Queen

Square redevelopment programme

3. Replace and Refresh Programmes

1 NHS Estatecode Condition definitions: A - The element is as new and can be expected to perform adequately to its full normal life B - The element is sound, operationally safe and exhibits only minor deterioration C - The element is operational but major repair or replacement will be needed soon, defined as; within three years for building and one year for an engineering element D - The element runs a serious risk of imminent breakdown X - A rating added to C or D to indicate that it is impossible to improve without replacement

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As a result of these actions, UCLH has made significant progress in addressing backlog maintenance needs and has achieved a £26m reduction in backlog maintenance liability to a current estimate of £23.9m against the original estimates in the 2009 estates strategy.

Impact of UCLH approach to managing backlog maintenance

As previously reported, the acquisition of the RNTNE Hospital in April 2012 introduced considerable backlog maintenance costs, estimated at £9.5m in the first two years of operating the Hospital. This has had a considerable impact on the overall backlog maintenance position. The resultant 2-year investment plan has been successful in eliminating or mitigating backlog further through:

Space rationalization Partial rather than complete replacement of elements Detailed risk assessment review.

3.4 Current state of the UCLH estate

The 2013 7 facet survey confirmed that the non-PFI estate was in a similar condition to the condition noted in 2009. A detailed analysis and review of the variances in the current survey to the 2009 survey was used to inform the development of the detailed 2014/15 capital business cases. The previous figure, incorporating the most current ERIC data (for 2014/15), highlights the positive effect of the recent property changes. In addition to the 2013 7 Facet survey, annual condition reports are produced by the facilities service provider which are also used to inform investment in high risk backlog maintenance.

The Health and Social Care Information Centre (HSCIC) publishes annual figures based on data submitted by all NHS Trusts in the UK. The figure below shows UCLH amongst the Shelford Group of acute teaching hospitals.

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Latest backlog maintenance costs reported to HSCIC (from 2015 ERIC data)

UCLH’s backlog position has improved in both absolute terms and relative to peers mainly as a consequence of the disposal strategy and to a lesser extent the continued investment of R&R capital (note: the R&R spend has typically been below the depreciation level of the estate). The previously reported areas of risk, in particular at RNTNE and QSD, and across the areas of fire systems, electrical systems, fabric, water management, medical gases and other areas of statutory and technical compliance have been the subject of significant investment and remain the focus of our current R&R programme.

3.5 Backlog maintenance plan

Three streams of activity will be undertaken to manage and mitigate the risk associated with backlog maintenance. These are outlined below:

3.5.1 Continue with the planned property disposals to reduce the maintenance backlog

The disposal of Arthur Stanley House in April 2014 and the demolition of the Rosenheim Building have resulted in reduction of backlog by about £10.5m.

In addition to these planned disposals, the ‘Phase 4’ development, incorporating the Proton Beam Therapy unit will also have a significant lasting effect on permanently reducing backlog of the current non-PFI estate by releasing UCH at Westmoreland, while the planned “Phase 5” development will act as the catalyst to replace a range of older properties such as the RNTNEH and EDH.

If the proposed property changes occur (and assuming R&R and capital scheme keep the yearly backlog degradation of the estate over time in check) the longer-term backlog position could be managed to very low levels given the size of the Trust’s estate to circa £20m or less.

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Forecast backlog based on current estate strategy

3.5.2 Develop a facilities management approach to improve the FM supply chain’s management of key risks

Interserve Facilities Management (IFM) manage the bulk of Hard FM in the non-PFI estate, with the exception of the Heart Hospital which is self- managed by the Divisional Management team and 250 Euston Road which is managed by a sub-contractor to the 3rd party building management company. In addition IFM are responsible for Soft FM at MCC and RNTNE. These services are delivered under a self-auditing contract with a historically low level of CIFD and 3rd party audit.

A full compliance audit has recently been carried out by CIFD across the UCLH estate, and a number of UCLH-wide compliance policies have been, or are in the process of being, updated. The ppm regime at RNTNE and QSD has also been reviewed. Improvements will be identified and any required actions to manage and mitigate infrastructure risk will be tracked, and used to inform lifecycle plans and investment programmes on a site- by-site basis if required. The benchmark exercise of the hard and soft services in the interim estate has been conducted and the Executive Board accepted a recommendation to continue with the current service provider as an output of the quinquennial contract opportunity. The service provider is committing, amongst other things, £885K for investment in Backlog maintenance and £813K investment in minor works inclusive maintenance. The next contractual opportunity for interim services will coincide with the completion of Phase 4 and Phase 5 construction (circa 2019-2020) when the opportunity for bench marking and market testing can be explored again.

The budgets and responsibilities for hard and soft FM will be recentralised as part of the CIFD drive to further improve estates and facilities performance. Formalised cleaning standards have been introduced, and additional resource has been provided to support the QS portfolio.

Works to identify innovation opportunities are also high on the agenda, with focus on providing a real time location tracking services and improving soft FM efficiency.

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3.6 Summary

Backlog maintenance has been reduced substantially since 2009, mainly due to property disposals.

UCLH has reduced infrastructure backlog risk in a number of buildings and systems, specifically RNTNE and QSD, and fire, electrical, water and medical gases.

The PFI estate will be handed back to UCLH in Estatecode Condition B at the end of the PFI contract in 2040 and this risk is borne by HMU.

UCLH carry the full condition risk on the non PFI estate.

In order to mitigate this risk, we intend to:

1. Continue with the planned property disposals to reduce the maintenance backlog

2. Continue with and increase the level of R&R investment on areas of risk and risk buildings

(those R&R investments at RNTNE and EDH should continue to use the 2019 time horizon for investment appraisals as the exit dates currently defined in the estates strategy)

3. Develop a facilities management approach which more effectively applies the FM supply

chain resources to managing key risks.

4. Plan to repeat the 7 facet survey in 2017-2018, to ensure data is kept current and results of investments can be tracked and seen.

5. Incorporate Lord Carter Productivity and Efficiency programme elements into backlog maintenance and R&R investments.

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4 Strategic Development Projects

The UCLH vision to deliver “high quality patient care, excellent education and world class research” requires a modern fit for purpose estate maintained to high standards. To achieve this, UCLH has taken a dual approach comprising:

1. The construction of new facilities designed to the highest modern standards to replace or

enhance older buildings

2. Investment in the older buildings to ensure that backlog maintenance is managed and the buildings are suitable for the provision of high quality clinical, educational and research services.

4.1 University College Hospital Campus

The main strategic thrust has been to replace all the aging buildings on the campus with new modern high quality buildings. UCLH has done this by implementing a phased programme of major capital projects.

4.1.1 Phase 1 – University College Hospital Tower and Podium

University College Hospital Tower and Podium

Completed in 2005, this major new hospital extends to 62,000 sq m over three basements and 17 upper floors on a prominent site at the junction of Euston Road and Tottenham Court Road. It is leased for 32 years from April 2005 under a PFI arrangement from Health Management (UCLH) plc with the PFI provider required to ensure the building is maintained to Condition B (sound, operational safe and exhibiting only minor deterioration) for the duration of the PFI contract. The hospital provides accident and emergency, critical care and a wide range of general and specialist clinical departments.

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4.1.2 Phase 2 – Elizabeth Garrett Anderson Wing

Elizabeth Garrett Anderson Wing

Completed in November 2008, this new hospital adjoins Phase 1 and extends to 14,000 sq m over two basements and five upper floors. As with Phase 1, it is leased for 32 years from April 2005 to the Phase 1 PFI provider and will be maintained to condition B for the duration of the PFI contract. The hospital provides maternity services, neo-natal care, gynaecology services and breast services.

4.1.3 Phase 3 – University College Hospital Macmillan Cancer Centre

University College Hospital Macmillan Cancer Centre

UCLH has met with a key 2011/12 corporate objective and completed construction of a third new hospital building to meet the UCLH aim of being one of the best three cancer treatment hospitals in Europe. The new Macmillan Cancer Centre opened in April 2012 and is located on the corner of Huntley Street and Grafton Way.

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The Cancer Centre is located over six floors and basement with diagnostics and procedures on ground floor, an out-patient zone on first floor, chemotherapy on second floor, a young persons’ cancer on third floor, haematology on fourth floor and private patients on the fifth floor.

The cost of the new facility was in the region of £100M with funding secured from a blend of Trust, Department of Health (via the Foundation Trust Financing Facility) and charitable sources.

4.1.4 Phase 4/PBT - Update

Picture – Artists Interpretation of Tottenham Court Road Elevation

The Proton Beam Therapy (PBT) facility forms the Below Ground element of a larger ‘Phase 4’ site for UCLH. Phase 4/PBT is a combination of a ‘Below Ground’ facility (housing the PBT Service, and 8 theatres) and an ‘Above Ground facility’, (inpatients heamato-oncology, critical care, surgical reception, short stay unit) both of which seek to improve patient outcomes and experience and provide seamless and efficient pathways of care.

The UCLH PBT Project is one of the most complex healthcare schemes ever delivered in the UK. The project includes a 33m deep perimeter wall (D-Wall), 5 levels below ground and 3 metre thick walls for radiation shielding with cable conduits and steel reinforcement embedded within them. To minimise the risks related to the constructability and deliver an intelligent data rich facility Building Information Modelling methodology has been implemented and remains to play a key role in the design and delivery of this project.

With piling complete for the scheme, works on the Diaphragm Wall (D-Wall) have commenced. These works mark the start of the basement works. When complete the D-wall will form the waterproof outer basement wall of the PBT facility.

UCLH BiM model image

PBT Key Facts One of the largest excavations in London –

83,000 cubic metres

44,000 cubic metres of concrete reinforced with 80,000 cubic metres of steel reinforcement

500 tonnes of steel shielding

New power supply being brought from 2.5km away

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In parallel with the ground works the principle contractor continues to develop the detailed design and general layouts for the facility which includes 5 storeys of above ground inpatient treatment space , the imaging facility , as well as the basement levels for the Proton Beam Therapy Equipment and Theatres . In addition to the clinical layouts, design works for the complex shielding to the PBT basement is now being finalised.

Elsewhere the Capital Projects Team continues to gather information and lessons learnt from other PBT facilities internationally. This is to understand and optimise the design to ensure that the facility meets the intended clinical objective and is fit for purpose first time. Particular focus is given to the complex PBT equipment delivery and installation strategy, this is a critical part of the UCLH scheme which is further complicated with the equipment being located 4 storeys below ground, something that has never been attempted before.

Picture – Artists Interpretation of ground floor atrium

4.1.5 Emergency Department Development

In 2014 the Trust Board approved the strategy to re-develop and enhance capacity and capability of the Trusts A&E service. The project approved comprised 10 phases to be delivered by Spring 2018.

Whilst the entire project delivers key benefits for the service, the two most significant and costly are Phases 4 and 6. Phase 4 was completed early in 2016 and required the remodelling of Beaumont Place enabling the future accommodation of ambulances. A major element of Phase 6 is the conversion of the old ambulance bay (located between UCH and the EGA Wing) into clinical space. This will provide a continuous footprint of space for the service, representing significant growth. The growth in footprint enables the service to offer a flexible and comprehensive environment, that includes a CT Scanner alongside regular imaging facilities embedded within the department. To ensure service capacity, the Trust will also deliver Phase 7 in parallel with Phase 6.

It is currently anticipated that Phases 6 and 7 will start on site autumn 2016. Phase 7 is expected to be completed by spring 2017 with Phase 6 completing in the autumn.

By autumn 2017, 7 of the 10 phases will have been completed. The planning and design of Phases 8, 9 and 10 will be outstanding. To minimize the duration of the project it is intended that the detailed design for Phases 8, 9 and 10 will be undertaken by the Trust team from autumn 2016 to summer 2017. HMU will be issued with a Notice of variation instruction (part of the PFI contract) to develop and implement these works to follow on from the completion of Phases 6 and 7. At this time it is hoped that all 10 phases will be completed by late spring 2018, but programme dates are subject to a wide range of variables that are both internal and external to the Trust.

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4.1.6 Phase 5

In April 2012 the Royal National Throat, Nose and Ear Hospital (RNTNEH) services and staff joined UCLH. The agreement was made on the basis that UCLH vacates the RNTNEH site by 2019 with the intention that services are relocated to the University College Hospital campus.

UCLH has also identified that that the Eastman Dental Hospital buildings are ageing and will require significant capital investment to remain fit for purpose in future years. Relocation as an alternative to upgrading and redeveloping the existing building is the preferred option.

Phase 5 is a proposed new clinical development on the site of the former Royal Ear Hospital and 43 – 49 Huntley Street. The aim through the transformational agenda is to bring the two hospitals on Gray's Inn Road (RNTNRH and EDH) together into one facility, which will consolidate Head and Neck services to Huntley Street, and be located closer to the main UCH campus. This change is driven by the need to transform the service into one with shorter patient pathways, more opportunities for patient one-stop pathways and to drive innovation by having the holistic treatment of all head and neck disorders in the same facility, consequently realising the UCLH vision of a consolidated campus in Bloomsbury.

Now the design of the building has reached RIBA stage 4 and from the project inception it followed BIM methodology in line with the 2016 government mandate. To ensure the delivery of an intelligent and data rich facility BIM will be also utilised by the appointed contractor.

The Phase 5 milestones dates are as follows:

Task Projected date

FBC approval June 2015

Preferred Building Contractor selected May 2015

Main contract signature – commencement of main contract August 2016

Contractor site possession October 2015

Project Completion August 2019

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4.2 Queen Square Campus

National Hospital for Neurology and Neurosurgery Royal London Hospital for Integrated Medicine

The National Hospital for Neurology and Neurosurgery (NHNN), Queen Square, is the UK's largest dedicated neurological and neurosurgical hospital. It provides comprehensive services for the diagnosis, treatment and care of all conditions that affect the brain, spinal cord, peripheral nervous system and muscles. Services include specialist neurosurgery, a brain tumour unit, the Hyper-acute Stroke Unit (HASU), an acute brain injury unit, the National Prion Clinic, a pioneering Neuro-rehabilitation unit, the UK's first interventional MRI scanner, the largest specialised neurosurgical ITU and the only Neuromedical ITU in the country. Together with its neighbour, the Institute of Neurology, it is a major international centre for research and training.

The clinical ambition outlined within the NHNN 20 Year Vision will result in an increase in ambulatory and inpatient activity undertaken by NHNN clinical teams in future years. This is likely to have a corresponding impact on the outpatient, day case, theatre and inpatient capacity required to deliver services.

However in the short term, schemes to address immediate infrastructure and capacity issues are being taken forward. For example, the Trust has committed to an investment of £20m, partially funded by charitable donations, to provide additional operating theatres and inpatient bed capacity on the NHNN site. This will enable delivery of the London Cancer reconfiguration of brain cancer, as well as supporting increasing demand in specialist neurosurgery including spinal surgery.

4.3 Other Facilities

4.3.1 UCH at Westmoreland Street

UCH at Westmoreland St

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University College Hospital at Westmoreland Street is located in the heart of the West End of London and extends to 12,900 sq m held on a 200 year lease from Howard de Walden Estate commencing in 1994.

In May 2015 cardiothoracic services transferred from the site to Barts Health NHS Trust.

A remodelling and refurbishment programme followed, including the addition of 4 further operating theatres, recovery facilities, changing facilities and additional outpatient and imaging facilities, in order to support the relocation of Urology and Thoracic services to this site.

4.3.2 Eastman Dental Hospital

The Eastman Dental Hospital

The Eastman Dental Hospital provides specialist treatment, research, graduate teaching and training and is located in Gray’s Inn Road about three quarters of a mile to the east of the University College Hospital campus and a third of a mile from the Queen Square campus.

It is held freehold by UCLH and extends to about 18,000 sq m on a site of about 0.96 ha containing three distinct areas; the Listed Eastman Dental Clinic, the former Royal Free Hospital, and the Levy Wing. The first two front Gray’s Inn Road, with the Levy Wing located to the rear of the site.

Approximately one third of The Eastman Dental Hospital is occupied by the Eastman Dental Institute, which is part of UCL. The clinical and teaching functions of both UCLH and UCL entwine on the site.

UCLH have recognised that the buildings on the Eastman Dental Hospital site are ageing and in need of significant capital investment. Relocation as an alternative to upgrading has been strategically decided and current planning is that clinical services will relocate into the Phase 5 scheme on the main UCH campus.

Once vacant, The Eastman Hospital site offers potential for a wide range of alternative uses, however the potential for a material property receipt to support funding is adversely affected by site constraints and in particular the listing of Eastman Dental Clinic, conservation area status, and the location of the site adjacent to a strategic viewing corridor.

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4.3.3 Pathology Laboratories

The Pathology Laboratories

Pathology services are contained in a variety of locations but principally in all or parts of the following buildings:

1. 60 Whitfield Street W1

2. Rockefeller Building, University Street WC1

3. Mortimer Market Centre, Mortimer Market WC1

4. Queen Square House WC1

5. 307-317 Euston Road

UCLH has been keen to support further development of Pathology Services to both accommodate anticipated demand growth and address the short term or informal occupation of buildings housing such services.

To this end the Trust, alongside Royal Free London NHS Foundation Trust and The Doctors Laboratory has launched Health Services Laboratories (HSL), a pathology joint venture which will bring together the best from both the independent and public sectors to provide a wide range of benefits for patients, staff, clinician, academics and founding partners. HSL will be mostly hosted within a single dedicated building at One Mabledon Place, located near to the UCH campus at Kings Cross/St Pancras.

Whilst the joint venture set up is completed, existing short term property arrangements have been extended to ensure that service continuity is maintained.

4.3.4 RNTNEH

RNTNEH

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In April 2012 more than 370 staff of the RNTNEH joined UCLH following a management transfer. UCLH was granted a lease of the RNTNEH land and buildings until end of March 2019 to allow relocation of services.

The agreement was made on the basis that UCLH vacates the site over a 5 to 7 year period with services being relocated to the University College Hospital campus. Current planning is that clinical services will relocate into the Phase 5 scheme.

The RNTNEH comprises a number of buildings of various ages with some major backlog maintenance requirements. UCLH’s continuing priority is to continue to ensure that a safe and statutorily compliant environment is maintained for the period prior to the completion of the replacement facilities and the transfer of services.

Once vacated, the property will be returned to the Royal Free Hampstead NHS Foundation Trust (RFH) who will manage the disposal of this asset.

4.4 Summary

UCLH will:

1. Continue with the construction stages of the Phase 4 Development (including Proton Beam Therapy)

2. Continue with the implementation stages of the Phase 5 Redevelopment

3. Work with NHNN to develop the clinical ambition outlined within the NHNN 20

Year Vision

4. Support the development of Pathology Services by advancing joint venture proposals

5. Continue to ensure a compliant environment at the RNTNEH

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University College Hospital Campus Map 2015 CURRENT AND FUTURE DEVELOPMENT STAGES OF UNIVERSITY COLLEGE LONDON HOSPITAL (UCH)

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5 Performance Criteria

5.1 Introduction

UCLH has to ensure that estate investment is both appropriate and sustainable for the needs of our diverse estate. UCLH must also identify and seek to maximise efficiencies available from the estate’s assets.

In increasingly challenging financial times UCLH seeks every possible benefit from its long-term strategic estates assets and the PFI estate. This involves targeted investment, rigorous management of space and associated costs, and selected disposals. The PFI contract continues to be managed to ensure rigorous compliance with the schemes contractual duties.

Improvements in the visibility and transparency of the cost of the use of our spaces is a key factor in enabling efficient use, because people tend to use things more sparingly when they know the cost. Service Line Reporting (SLR) therefore continues to be developed within UCLH and will continue to evolve to a level where the divisions are aware of the costs of the estate they use and the benefits of reducing footprint for UCLH where this is practically feasible.

5.2 Estates Information

UCLH has invested in the MiCAD Internet Property Register (IPR), a multi-user Estates Information Management tool, providing ‘evidence based’ information. Information such as CAD drawings, documents and data pages are distributed utilizing a web browser interface.

In addition to the MiCAD core applications, UCLH utilises the following modules: -

1. Asbestos Management System; 2. Property Appraisal Surveys; 3. Licenses and Leases; 4. Estates Terrier; 5. Waste Management

(Graphic - courtesy of MICAD Systems Ltd.)

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The use of MiCAD as a key estates information portal is helping to coordinate a range of information from Asbestos registers to Estate Terrier information sheets. The system has matured into a highly useful portal, acting as a source of information to UCLH staff on a range of topics, from speculative departmental relocations to informing strategic decision makers on cost saving potential.

MiCAD IPR is maintained by a full time Estate Information Manager in the Property and Asset Management Services division of CIFD and is regularly consulted by internal and external parties who are engaged in UCLH’s Capital programme. Comprehensive procedures have been developed and are in place to ensure that this data is kept up to date and accurate.

5.3 Building Information Model Implementation

BIM is essentially value creating collaboration through the entire life-cycle of an asset, underpinned by the creation, collation and exchange of shared 3D models and intelligent, structured data attached to them.

In response to the UK Government 2016 BIM mandate for public buildings, UCLH has produced a bespoke BIM strategy focused on top 10 Trust strategic objectives. This sets out a vision for all capital development projects to reduce capital cost and the carbon burden from the construction and operation of the built environment by 20%. Central to these ambitions is the adoption of information rich Building Information Modelling (BIM) technologies, process and collaborative behaviours that will unlock new more efficient ways of working at all stages of the project life-cycle.

As we embark upon this journey it is vital that we can raise awareness of the BIM programme and requirements amongst our supply chain through education and collaborative working sharing lessons learnt and best practices.

To facilitate BIM implementation UCLH has produced a suite of documents, processes and tools (fig.1) including a bespoke Organisational Information Requirements, Employer’s Information Requirements underpinned by the BIM UK standards and BIM Protocol with a view to deliver in collaboration with the supply chain a data centric intelligent building.

Fig.1

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5.4 Key Performance Indicators

Various management reports and Key Performance Indicators (KPIs) are regularly produced and reviewed to help manage the UCLH estate effectively and to support the investment decision making process. This management information continues to evolve rapidly as UCLH invests in estates related data improvements; smart metering being a good example of how this can be done. This evolving approach to high levels of estates performance monitoring includes a range of management information streams that are now being provided to drive estate KPIs and dashboards.

KPIs derived through the Estate Returns Information Collection (ERIC) process are always in arrears - the latest data available currently is for 2014/15. 2015/16 data is expected in the autumn of 2014.

5.4.1 PLACE surveys UCLH conducts annual patient-led assessments of the care environment at those hospital sites with more than ten beds. This year, the following sites were inspected: 1. University College Hospital including the EGA Wing 2. National Hospital for Neurology & Neurosurgery (NHNN) 3. Royal National Throat Nose & Ear Hospital (RNTNEH) 4. UCH at Westmoreland Street Our governors and patient representatives fully participate in the process and we use the criteria and standards laid out by the HSCIC. Scores are presented as barometers and are not ranked. This year each site receives a score for the following categories: 1. Cleanliness 2. Food 3. Privacy, Dignity and Wellbeing 4. Condition, Appearance and Maintenance 5. Dementia 6. Disability This is the first time that Disability scores have appeared. Recent overall results for UCLH were as follows:

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PLACE survey results

5.4.2 NHS PAM tool

The NHS Premises Assurance Model (PAM) is a tool that allows NHS organisations to better understand the efficiency, effectiveness and level of safety with which they manage their estate and how that links to patient experience.

The 2016 NHS PAM has been developed in conjunction with the NHS and represents a refreshed and updated version of the previous model that reflects changes in policy, strategy, regulations and technology. The most important change is that the NHS PAM has been updated to support the NHS Constitution right:

NHS PAM Self-Assessment Questions (SAQs) and Metrics were previously updated and published at the same time. The Metrics have now been superseded by the Dashboards developed as part of the Efficiency & Productivity Programme to improve management of the estate and will be discussed in section 5.4.4.

5.4.3 Lord Carter NHS Estates and Facilities Efficiency Programme

Lord Carter of Coles’ final report on Operational productivity and performance in English NHS acute hospitals sets out how non-specialist acute trusts can reduce unwarranted variation in productivity and efficiency across every area in the hospital to save the NHS £5 billion each year by 2020 to 2021.

The final report builds on the findings of the interim report and sets out further findings of variation across 32 non-specialist acute trusts.

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Addressing one of its main aims, the report identifies opportunities to improve productivity in estates management, by supporting catch-up to the average efficiency across the NHS and suggests that these savings could be found in areas such as cleaning, energy, building and engineering, laundry, waste, and water and sewage.

The Lord Carter Productivity and Efficiency programme recommendation 6 relates to estates and facilities operations and states that;

“All trusts estates and facilities departments should operate at or above benchmarks for the operational management of their estates and facilities functions by April 2017(as set by NHS Improvement by April 2016); with all trusts (where appropriate) having a plan to operate with a maximum of 35% of non-clinical floor space and 2.5% of unoccupied or under used space by April 2017 and delivering this benchmark by April 2020 so that estates and facilities resources are used in a cost effective manner”.

This overall recommendation will be delivered by;

Ai; Ensuring every trust has a strategic estates and facilities plan in place, including in the short term, a cost reduction plan for 2016/17 based upon the benchmarks, and in the longer term (by April 2017) an investment plan for reconfiguration where appropriate for the whole of their estate , taking into account the trusts future service requirements.

Aii; All Trusts (where appropriate) having a plan to operate with a maximum of 35% of non-clinical floor space and 2.5% of unoccupied or under used space by April 2017 and delivering this benchmark by April 2020 so that estates and facilities resources are used in a cost effective manner.

B; Investing in energy saving schemes such as LED lighting, combined heat and power units, and smart energy management saving schemes, funded through a new Department of Health “invest to save energy fund” set up by April 2017, working in partnership with Salix and other partners to help trusts deliver the opportunities for reduced energy consumption

C; The Health and Social Care Information Centre and all NHS trusts should ensure better data accuracy by improving the governance and assurance of the Estates Return Information (ERIC) data in time for the 2015-16 returns due in July 2016 with trust finance directors ensuring the financial accounts and ERIC reported costs are fully aligned by July 2016

D; Ensuring estates and facilities costs are embedded into trusts patient costing and service line reporting systems, which will be monitored by NHS Improvement.

UCLH has committed to participate fully in this initiative.

5.5 Performance and Efficiency Metrics

Capital Estates and Facilities Department and Finance colleagues have jointly completed 2016 ERIC annual return for approval by UCLH’s Executive Board submission on the 30th June. The return is completed in six key domains;

Domain 1 - Efficiency Cost

Domain 2 - Effectiveness Productivity

Domain 3 - Safety

Domain 4a - Quality- Patient Environment

Domain 4b - Quality- Infrastructure and Organisation

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Domain 5 - Organisation Governance and Metrics.

Each domain has one lead metric, for Domain 1 it is “total estates and facilities running cost/ adjusted treatment cost (ATC)” which is highlighted on a radar chart. These are regarded as the most significant metric for that area, but need to be considered alongside other metrics to inform an overall view of a trust’s estate.

5.5.1 UCLH 2015/16 returns - preliminary indications Domain 1 - Efficiency - Cost 2015-16 Trend 2014-15 Total estates and facilities running costs / ATC £ 1,000 / ATC 105.63 132.51

Total estates and facilities running costs / area £ / m2 489.23 509.21 Total Hard Facilities Management costs - ATC £ 1,000 / ATC 17.12 24.42 Energy costs £ / Units 0.07 0.08 Building and engineering maintenance costs £ / m2 35.91 13.62 Portering £ / m2 21.97 12.52 Water and sewage costs £ / m2 2.14 1.95 Waste costs £ / tonnes 378.77 467.45 Total Soft Facilities Management costs - ATC £ 1,000 / ATC 32.14 35.26 Laundry and linen costs £ / item 0.41 0.43 Food costs £ / meal 4.14 3.74 Cleaning costs £ / m2 55.27 59.35 Domain 2 - Effectiveness - Productivity 2015-16 Trend 2014-15

Occupied Floor Area - ATC 1,000 m2 / ATC 0.22 0.26

Amount of utilised space % 99.2% 100.0% Amount of non-clinical space % 28.8% 65.4% Total income earned per area £ / m2 224 4,343 Estates and facilities staff sickness absence rate % n/a 4.2% Amount of energy used Units / m2 430.87 386.51 Portering Beds/WTE 8.64 8.46 Waste - ATC ATC ratio* n/a 5.14 Laundry and linen - ATC ATC ratio* 6.80 6.56

Food service productivity Meals / Beds / Day 1.96 2.27

Cleaning productivity m2/WTE 453 421 Domain 3 - Safety 2015-16 Trend 2014-15 Reported Critical Infrastructure Risk (CIR)/Area £/m2 26.42 11.39

Reported Critical Infrastructure Risk £ 4,775,000

2,481,39

6 Fires recorded No. 3 5 False Alarms No. 203 262 Number of people injured resulting from fire(s) No. 0 0 Number of patients sustaining injuries during evacuation No. 0 0

Domain 4a - Quality - Patient Environment 2015-16 Trend 2014-15 Condition, Appearance and Maintenance % 97.20% 96.53% Cleanliness % 99.56% 99.37% Food % 86.08% 87.13%

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Privacy, Dignity, Wellbeing % 86.92% 91.04% Condition, Appearance and Maintenance % 97.20% 96.53% Dementia % 76.90% 73.19% Domain 4b - Quality - Infrastructure 2015-16 Trend 2014-15 Total reported backlog maintenance £/m2 56.80 é 41.84 Amount of functionally suitable space % 99.00% ê 100.00% Single bedded rooms % 21.2% é 20.3% CO2 emissions kg/m2 162.07 é 143.92 Domain 5 - Organisation Governance & Processes 2015-16 Trend 2014-15

Capital investment required to eliminate CIR £ 4,971,715 é 2,481,396

Capital investment required to eliminate backlog £ 7,111,024 é 6,730,728

Capital spend as % of NBV of land and buildings % 12.7% é 3.7%

Retail Income £/m2 224.01 é 157.82

The radar chart below summarises our lead metrics against the median costs. All lead metrics are within the blue (most favourable) or green (second most favourable) quartile. It should be noted that this conclusion assumes no change in the ATC factor (over which we have no influence) from 2014/15 and compares the current Trust metrics against the 2014-15 metrics for Acute Teaching Hospitals in London. These may change as a result of the 2015/16 returns but represent the best comparison information currently available.

Score Quartile Result0 - 25 1 Positive

26 - 50 251 - 75 376 - 100 4 Improvements required

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Non-lead metrics in the lowest (red) quartile comprise the following: Total Estates and Facilities Running Costs per m2

Whilst the more important Total Estates and Facilities Running Costs/ATC are within the green (most favourable) quartile, the Total Estates and Facilities Running Costs per m2 are within the least favourable quartile. Effectively this means that the estate is highly efficient in terms of patient activity but overall running costs per m2 are high, and this is also true of related cleaning, portering and laundry costs. Whilst this may simply reflect the cost of operating an efficient estate, during the last year we have worked with our FM provider and reduced costs per m2 are anticipated to be reflected in 2016/17 metrics. Considered review of costs per m2 is required in these areas to balance clinical excellence, patient experience and cost. Some £9M of the £88M annual running costs are not controlled by CEFD but held by other Divisions. There may be merit in CEFD oversight of these costs to confirm that value for money is secured in all cases.

Energy Costs

Energy costs and CO2 emissions are relatively high. In significant part this is due to our PFI being heavily electricity rather than gas based. We are exploring ways of reducing this including replacement of redundant PFI steam boilers with CHP and accelerating a LED lighting replacement programme. We have recently achieved Carbon Trust recertification, with total carbon reduction of 8.5% and a per patient carbon reduction of 18.7% over a two year period, the latter making us best in class.

Waste Costs

Although waste costs per tonne have fallen 19% year on year, they still remain in the least favourable quartile. Further investment is this area is required, particularly in staff education to ensure that waste materials are consigned to the correct waste streams.

5.6 Summary

1. UCLH will seek to invest in the high quality estates solutions that provide sustainable healing environments;

2. UCLH continues to benchmark and assess the estate’s performance against a range of statutory, non-statutory, DoH and cost measures;

3. UCLH will monitor the condition of the estate through regular 6-7 Facet surveys;

4. UCLH will standardise on some key estates products that best suit its needs;

5. UCLH will continue to benchmark its estates performance against suitable peer groups, both within and outside of the NHS;

6. MICAD continues to drive a range of estates-related intelligence;

7. UCLH’s in house team will work towards managing the estate data in real time to ensure data is current and usable.

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6 Sustainability Aims

6.1 Overview

6.1.1 UCLH and Sustainable Development

UCLH, as a major healthcare provider, teaching hospital and medical research centre of excellence, is of great benefit to London, the local economy and society as a whole. By pursuing a sustainable development framework, UCLH aims to maximise these benefits and minimise detrimental impacts especially to the environment and on natural resources. The journey to manage the impact of the UCLH building estate has been underway for many years and is underpinned by a number of key policies and strategies:

1. The Carbon Reduction and Sustainable Development policy, now in its second version

2. The Waste Management policy, now in its seventh version

3. The UCLH Sustainable Development Management Strategy 2014 – 2020

4. UCLH’s high quality care ideals are intrinsically linked to this Estates Strategy

5. All new buildings will achieve a BREEAM rating of ‘Excellent’ or higher introduced in

the 2013 version of Estates Strategy.

6. UCLH will seek to invest in the high quality estates solutions that provide sustainable healing environments.

6.1.2 The NHS and Sustainable Development

The SDU Sustainable Development Strategy for the Health, Public Health and Social Care System 2014-2020 (gateway No 01011) was launched in January 2014. It describes the vision for a sustainable health and care system by reducing carbon emissions, protecting natural resources, preparing communities for extreme weather events and promoting healthy lifestyles and environments.

This strategy is being driven forward by the UCLH Sustainability Steering Group (SSG) which includes a cross section of influencers and decision makers from across UCLH.

6.1.3 Environmental Impact Register

Our estate has, by its nature, a range of environmental impacts on both resources and our surroundings, and some of these ‘aspects’ are considered below. One aim of this strategy is to aim is to reduce these impacts over time.

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6.1.4 Estates Environmental Impacts - Not limited to:

Aspect Impact Current or Development Control

Emission of flue gases from local gas boilers.

Greenhouse emissions contribute to global climate change. Local emissions can contribute to local and regional air quality incidences.

HMU Bureau monitors utilities use and this is reviewed at least monthly. SSG Manage a range of carbon reduction schemes. All new capital developments, major developments or refurbishments should achieve a delivered energy consumption of 35 – 55 GJ/ 200m3 of hospital heated volume where feasible district heating systems/ CCHP/ GSHP will be used for primary heating input.

Emission of greenhouse gases from using electricity from the grid.

Emissions from electricity use contribute to global climate change. Electricity is an increasingly costly fuel source.

HMU Bureau monitors utilities use and this is reviewed at least monthly. SSG Manage a range of reduction schemes such as lighting. All new capital developments, major redevelopments or refurbishments should achieve a delivered energy consumption of 33 – 55 GJ/ 100m3 of hospital heated volume.

Emission of flue gases from burning of oil.

Greenhouse emissions contribute to global climate change. Local emissions can contribute to local and regional air quality incidences.

Oil use monitored and controlled by Interserve. Level of oil use being phased out so that oil used in emergency generators only.

Potential for oil leaks from our oil stores

Our gas oil stores could potentially cause pollution into waterways.

UCLH CIFD has reviewed all standby generators and has estimated oil storage needs and status of tanks (bunded/ unbunded).

Waste The impact of waste arising from UCLH contributes to land –use scarcity, and local and global pollution.

Our waste policy is designed to effectively segregate waste and increasingly manage waste down the waste hierarchy. Regular audits and training sessions take place at each site to improve compliance with our waste policy.

Chemicals and materials used on our sites

CFC’s: depletion of the ozone layer. F-Gas: contribute to global climate change. Building materials: embedded carbon footprint.

All sites are inspected for F – Gas registers annually. Larger ventilation systems are inspected by independent specialists. Building materials will be considered for environmental impact under BREEAM.

Noise from our services plant such as ventilation

Local noise pollution UCLH considers all designs in the context of our neighbours and the local planning laws.

Dust and Noise from construction Local pollution and increased heavy traffic

All larger sites should be managed under the good neighbour ‘Considerate Contractor’ approach and considerations given to the impact of deliveries.

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Transport related impacts of our sites and buildings

Congestion, local pollution, noise and dust pollution.

UCLH have limited parking as most sites have excellent public transport links. The UCLH Travel Plan sets out the preferred modes of travel and the monitoring requirements to manage these impacts. In 2017 UCLH will be introducing a comprehensive Patient Travel Strategy and a separate Staff Travel Plan which will look to reduce our Scope 3 carbon emissions.

The ability of our built spaces to support biodiversity

Lack of living spaces for local bird and insect species.

New sites are incorporating external garden spaces – such as the roof garden at the Macmillan Cancer Centre. UCLH have very limited ‘green’ grounds but all external areas; where they exist and being reviewed for growing space opportunities. UCLH are planning to work with the UCLH Charity to provide patients with opportunities to grow plans and produce in sustainable areas.

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6.2 Carbon management UCLH has made excellent progress in improving the environmental and social impact of our work. These improvements will in turn provide wider social benefits such as maximising our contribution to people’s health and wellbeing through for example local employment and welcoming public places. These improvements also contribute towards UCLH’s objectives to boost quality, efficiency and performance and above all improving patient healthcare. Our sustainable development, carbon, and waste management policies, which integrate the latest requirements and guidance from the NHS Sustainable Development Unit, clearly state our way forward. UCLH has already met its 2015 target of reducing carbon emissions by 10 per cent (per patient contact), and we are now working hard to cut emissions by more than 28 per cent against out 2007/08 baseline. This represents a target of 19923tCO2e (absolute tonnes of carbon dioxide equivalent) to be achieved by 2020. Currently we are short of that target, with absolute emissions of 26381tCO2e. Our reported carbon footprint includes those sources where we have a good understanding of emissions. Not included at this stage are emissions from procurement and our supply chain plus transport and travel, which will be integrated into the much more demanding 2020 reduction target. We are working to quantify emissions from these sources and towards developing effective plans to minimise and reduce emissions from these highly significant areas. Our carbon footprint has been determined in relation to patient contacts (defined as the sum of inpatients and outpatients) and has demonstrated a continuous improvement each year, based on 2007/08 baseline figures. UCLH has long been accredited to the Carbon Trust Standard. In 2016, UCLH achieved the re-certification of the Carbon Trust Standard was a leader in reducing carbon in the healthcare sector per patient treated. This is a mark of excellence providing independent verification for our carbon footprint.

6.3 UCLH Carbon Footprint by Source

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6.4 UCLH Carbon Footprint Per Patient Contact

Projects that have assisted in bringing about these reductions include;

In June 2015, UCLH recomissioned the McMillian Cancer Centre Building Energy Management System in line with its occupancy and usage. Since this project the building has reduced its carbon emissions on average between 10-15% per month. On-going analysis of this project is still being carried out and UCLH will look to extend the project to other buildings if the project remains positive.

UCLH introduced the Green Wards Competition in conjunction with The Centre for Sustainable Healthcare. Teams across the Trust have developed sustainable projects to improve efficiencies, resources and patient healthcare. This Competition is in its 2nd Year.

REUSE is UCLH’s programme, where one Department’s unwanted furniture or goods are kept and made available for other Departments to reuse at a fraction of the cost of buying new furniture and saving carbon at the same time.

UCLH are using recyclable shower heads, which reduces maintenance times, saves water and the shower heads are recycled into road bollards.

UCLH took part in the annual NHS Sustainability Day 24th March 2016. This enabled the Trust to engage with Patients and Staff on improving sustainability at work and at home.

UCLH was highly commended for Environmental Practice by the Health Business Awards in 2015.

We are actively pursuing a number of new initiatives targeted at high consuming buildings and assets as well as projects that can be implemented across the estate. A sample of current projects includes:

1. UCLH are working on projects to improve energy performance, such a recommissioning of sub-meters to permit automated readings on the BMS system.

2. We are looking to set up an energy management head end to a central office to review daily our energy performance and be proactive with any anomalies.

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3. The Trust is working towards reducing its waste, and providing reusable items to NGO’s, Charities and rehabilitation schemes.

4. The Trust is working with a designer to produce a tap nozzle that will save water without the risk of infection developing.

5. We actively collaborate with other NHS trusts to reduce the impact and cost of energy, waste and transport. We are a leading Advisory Board Member of the Camden Climate Change Alliance.

6. The UCLH Sustainability Steering Group is an essential forum in continually evolving and implementing our policies around sustainable development. The group consists of senior members from across the organisation responsible for meeting sustainability targets within functional areas from procurement, clinical, pharmacy, radiography, information systems, estates and facilities management

As a member of the Shelford Group, we are collectively working towards sustainable procurement.

6.5 Integrating sustainability into new builds and refurbishment

It is the policy of UCLH that all new buildings will achieve a BREEAM rating of ‘Excellent’ or higher. This was achieved in phase 3 with the development of the Macmillan Cancer Centre. This sets new standards for UCLH and the NHS in terms of quality and innovation of clinical design with limited impact to the environment of the building both in construction and use.

The next phase of this improvement will be in Phase 4 (Proton Beam Therapy Unit) and Phase 5 where UCLH will aim to build on progress made with Phase 3. These projects are planned to deliver:

1. Exceptional caring environments built to BREEAM excellent standard.

2. An effective CO2 improvement of 40% against Part L building regulation.

3. To look at the whole life costing of resources and materials used during construction and equipment installed and fixtures and fittings.

4. High efficiency building services such as LED lights.

5. A link into a local CHP / district heating scheme

6. A roof garden providing a natural recuperation environment

6.6 Next Steps

UCLH aspires:

1. To develop Phase 4 and Phase 5 in line with the objectives of our sustainability strategy

2. To continue to work closely with our partners such as BRE and the SDU on collaborative agreements in order to maximise our opportunities for cutting carbon and waste on our estate and in the wider NHS;

3. To continue to work in tandem with the NHS Sustainable Development Unit in supporting

the route map for ourselves and the wider NHS;

4. To lead sustainable practice and innovation;

5. To maintain the Carbon Trust Standard for our estate;

6. To obtain funding for large capital projects where required;

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7. Build on our investment in Automated Meter Reading (AMR) and real-time utilities monitoring;

8. Investigate and where suitable integrate low Carbon supply side energy solutions into our new developments including: ground source heat pumps, CCHP, renewable energy.

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7 Property Disposals

7.1 Market Conditions – Central London Residential Property Market

Since the trough in the housing market in Q1 2009, prime central London residential prices have seen large increases. According to the latest Land Registry data, the wider London market has seen a price growth of 14.5% for the year to April 2016, with the average property price recorded at £470,025. We would note that whilst this is still significant growth, this rate has slowed since 2013/2014 where close to 20% growth per annum was experienced.

These figures remain indicative of strong demand, and highlight the continued perception of London as a safe haven for investors. Of note, there are a number of micro markets which contribute to these trends and we would highlight as follows:

1. Stock at £1,000 psf+ is considered over supplied outside prime Central London and at risk of dipping.

2. Developers are heavily focused on middle market zones of between £500 - £800 psf, primarily in Zones 2 and 3, and this remains the most competitive sector of the land market.

3. The emergence of the PRS factor has had a huge impact on these middle market zones.

4. Both international and domestic investor demand remains strong in Central London and we would note that owner occupiers are being priced out of key central locations.

5. Super prime markets are projected to decline with slower demand and more supply in the £5M+ market.

6. International currency fluctuations can have a significant impact on international purchasers. For example the recent devaluation of the pound following the Brexit result has made London property cheaper for American and Asian investors.

7. Whilst construction levels are still high, developers continue to face rapid build cost inflation which is impacting on profit levels.

7.2 Market Conditions - Central London Commercial Property Market

According to the IPD Quarterly Index, the UK commercial property market performed well throughout 2015 and subsequently returned 1.08% and 1.43% in the first 2 quarters of 2016 respectively. Reviewing year on year this quarterly performance is below the equivalent return of 2.9% and 3.5% over the same period a year ago.

In the three months to June 2016, the industrial sector showed the strongest returns at 2.0%, with the office sector and retail sector lagging slightly with quarterly returns of 1.3% and 1.2% respectively.

All sectors continued to experience rental growth in Q2 2016 although the pace of this growth has slowed somewhat. Central London continues to experience robust growth of 1.1%.

Capital values also slowed over this period with growth of 0.3% for the office sector as a whole and 0.7% for the industrial sector. The strongest levels of growth have been experienced within Central London which has largely been driven by the City and Midtown recording growth of 3.6%. West End Retail saw growth of 1.1% followed by Central London Offices reporting 1.0% capital value growth. Central London Investment volumes hit £3.74 billion bringing the H1 2016 volume to £6.88 billion, a 12% increase on the long term average. 2014 and 2015 delivered investment totals of circa £19bn and £18bn respectively, surpassing the previous record highs seen during the peak of the last cycle. In particular, large City deals involving overseas capital are boosting performance, with the submarket responsible for 48% of overall Central London volumes in the first half of 2016 (this is fairly consistent with 2015 which saw a share of approximately 50%).

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7.3 Brexit

The Referendum held on 23 June 2016 concerning the UK’s future membership of the EU resulted in a decision to exit. Following this we are now in a period of uncertainty in relation to many factors that impact the owner occupier, property investment and letting markets and it is likely to be some while before there is sufficient transactional evidence which clearly demonstrates the effect of this decision on market activity and values. It will be important for UCLH to continue to monitor the situation and have regard for any outcome when considering any potential disposals and acquisitions.

7.4 HS2

HS2 – Extract from Euston Area Plan January 2015

HS2 is a proposed high speed rail link, providing linkages with London, the Midlands and the North of England. In January 2012 approval was granted for the construction of Phase I, which links London to the West Midlands. In July 2013, the proposed HS2 route between London and the West Midlands was ‘safeguarded’ to protect it from future development that might conflict with the planned high speed line. There remains widespread lobbying against HS2. The above map shows the planned regeneration of the Euston area.

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It is intended that Euston Station will provide the main terminus for HS2. The original HS2 proposals for Euston involved a relatively small area of land immediately around Euston Station. Following publication by LB Camden of the Euston Area Plan and the HS2 Plus review by David Higgins, the potential for using the Euston Station redevelopment as a catalyst for wider area regeneration has attracted considerable support including from Department of Transport. A new plan is therefore being prepared for the area around Euston Station to help shape change in the area up to 2031. It is being jointly prepared by Camden Council, the Greater London Authority and Transport for London. The purpose of the plan is to ensure the best possible future the residents, businesses and visitors to Euston, whether or not HS2 goes ahead.

The wider Euston regeneration will potentially extend to some 18 hectares. Initial master planning by HS2 and Network Rail envisages the construction of a raft broadly at ground level above the HS2 and Classic tracks, which together with surrounding land will support approximately 200,000 sq m of employment buildings together with some 2,800 homes. The master plan envisages commercial buildings of 9 to 10 storeys closest to Euston Road, 4 to 6 storey residential to the rear of the site, and a 7 to 8 storey transition zone to accommodate research and potentially medical uses. HS2 and Network Rail intend to appoint a developer to undertake the Euston development following Royal Assent to the hybrid bill, which they anticipate in 2017.

The majority of UCLH’s property holding is located to the south of the proposed HS2 route and as such will not be directly impacted by this development. Arguably the advent of HS2 will increase connectivity for patients and employees accessing UCLH facilities. However with a target 2026 and 2033 completion date these operational benefits are relatively long term. In the short to medium term HS2 is likely to cause disruption to the local area through extensive construction works.

7.5 Property Disposals and Acquisitions

To date, no property disposals have been carried out by the Trust in the 2015/16 Financial Year.

7.6 Anticipated Property Disposals

Property disposal receipts offer additional funding for reinvestment in UCLH operations and allow it to reduce maintenance and operating costs.

UCLH remains committed to securing best value from any property disposals; however the Trust has only one surplus property at present.

7.6.1 Former Middlesex Out-Patient Annex, Cleveland Street W1

In 1997 UCLH entered into a S106 Agreement that contained a series of obligations relating to the grant of planning consent for the new UCH (Phases 1 and 2). In 2004 these were consolidated into a replacement S106 Agreement to capture in addition a redevelopment (which did not proceed) of the Odeon Site.

Foremost amongst the obligations dating from 1997 was the requirement to provide affordable housing on one of four nominated sites to be sold to part fund the new UCH development. The obligation has now evolved to a requirement to provide a minimum of 30 “Legacy” affordable housing units on the sole remaining site, Middlesex Hospital Annexe.

UCLH has, during the course of the past decade, progressed two residential redevelopment proposals for the site, seeking to discharge the existing S106 obligations. The first proposal was frustrated by partial Listing of the site and the second by the viability associated with achieving London Borough of Camden’s affordable housing aspirations for the site.

During the course of 2014/15, UCLH had been working in close collaboration with a social housing provider and the London Borough of Camden to bring the site forward for development. Progression stalled due to uncertainty relating to the impending expiry of the existing Certificate of Immunity from Listing of the unlisted elements of the site in June 2016. UCLH successfully obtained a fresh

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Certificate of Immunity from Listing in June 2016, and the intent is that the site can now be developed allowing UCLH to dispose of our interest in this property.

7.6.2 Possible Future Disposal Opportunities

UCLH continues to review property needs and to review individual properties against criteria of clinical need, fitness for purpose, location, maintenance liability, statutory compliance and leasehold liability.

As the Phase 4 and Phase 5 developments move forward and become ready for service over the period to 2020, and subject to operational need, there is potential for the following properties to move forward for disposal in future years:-

UCH at Westmoreland Street W1

Following the transfer of cardiac services, UCLH have re-organised remaining services within the Estate, to provide Urology and Thoracic services from the Westmoreland Street site until the delivery of Phases 4 & 5.

Following the operational opening of Phases 4 & 5, the Westmoreland Street site could become surplus to UCLH requirements towards the end of the decade and therefore may present a future disposal opportunity.

Eastman Dental Hospital, Gray’s Inn Road WC1

UCLH currently occupies this site and sublets a substantial part to UCL. It is anticipated that UCLH services will relocate to the proposed Phase 5 development, once completed. As such the site is likely to become surplus to UCLH requirements and therefore may present a future disposal opportunity.

Royal National Throat Nose & Ear Hospital (RNTNEH), Gray’s Inn Road WC1

In 2012 UCLH acquired a lease of the RNTNE site allowing UCLH sufficient time to relocate the RNTNE services to the proposed Phase 5 development. This will result in vacation of the site in anticipation of a disposal by the Royal Free Hospital NHS Foundation Trust.

7.7 Summary

1. UCLH will actively manage its estate and release properties no longer required for operational use.

2. In the longer term (towards 2020 and beyond) it is possible that Phase 4 and 5 developments

may offer further potential significant disposal opportunities subject to operational need.

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8 Town Planning

The role of Town Planning, and particularly close and co-operative working with host local planning authorities, is a key aspect of the estate. It is essential for the delivery of modern fit for purpose facilities, lifecycle renewals, and other changes within the estate. UCLH recognise the importance of maintaining and where possible strengthening relationships with local planning authorities and will continue to work with them to participate fully in the local planning process.

Proposals for development within the UCLH estate will need to be carefully considered against planning policies contained within the relevant development plan and other material considerations.

The relevant development plans for the estate comprise: The London Plan, March 2016 (with consolidated amendments included in the FALP, 2015;

MALP, 2016)

LB Camden’s Core Strategy Development Plan Document (DPD) (‘LBC CS’) (adopted 8 November 2010);

LB Camden’s Development Control Policies DPD (‘LBC DCP’) (adopted 8 November 2010);

The LB Camden Site Allocations DPD (adopted September 2013);

The Fitzrovia Area Action Plan (adopted March 2014);

Camden Planning Guidance (provides further information on how LB Camden will apply its planning policies);

Westminster City Plan: Strategic Policies (Consolidated Version incorporating Basement Revision and Mixed Use Revision)(‘WCC CP’) (adopted July 2016); and

Saved policies

At present, the emerging planning policy framework includes: Camden Draft Local Plan

8.1 Assessment of Key Town Planning Issues

Planning policies within the two boroughs have largely remained supportive of UCLH’s aspirations in respect of medical provision and research and key worker housing.

Notwithstanding the above, policy relating to historic buildings, the environment (particularly open space) and planning obligations will remain an issue for the UCLH going forward. Planning Practice Guidance published in addition to the National Planning Policy Framework provides further detail on these issues. In March 2015 Historic Environment Good Practice Advice in Planning Note 1 was also published. This sets out information to help local planning authorities make well informed and effective local plans. Given the number of historic assets within the UCLH portfolio, issues such as historic buildings, the environment and planning obligations will continue to present potential challenges for UCLH.

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London Borough Camden (LBC) Core Strategy Policy CS10 ‘Supporting Community Facilities and Services’ requires the retention and enhancement of existing community facilities, including health care facilities. Core Strategy Policy CS16 ‘Improving Camden’s Health and Well-being’ supports the provision of new or improved health facilities, in accordance with NHS London’s Plans to consolidate and modernise its facilities. LBC Policy CS 9 ‘Achieving a successful Central London’ recognises and supports the Borough’s concentration of centres of medical excellence and their contribution to health-related research, clinical expertise, employment and training provision.

LBC’s emerging Local Plan reiterates the principles of the Core Strategy, with Policy C1 ‘Improving and promoting Camden’s health and well-being’ stating that the Council will support the provision of new or improved health facilities.

Westminster City Council (WCC)

Westminster City Plan Policy S1 ‘Mixed Use in the Central Activities Zone’ encourages a mix of uses and protects and promotes medical facilities in Harley Street, and Institutional Uses in Portland Place.

Policy S1 additionally states that for developments where there is a net additional floorspace (of all uses) within the Core CAZ, the Named Streets and Opportunity Areas of less than 30% of the existing building floorspace or less than 400sqm, no residential floorspace will be required. However, where the net additional floorspace is between 30% to 50% of the existing building floorspace, and more than 400 sqm, residential floorspace or an equivalent payment in lieu will be provided.

8.2 Heritage

8.2.1 Listed Buildings

Grade II statutorily listed buildings comprise 12% of properties in the UCLH Estate and, as a result, are protected and would be subject to restrictions limiting development.

Properties in the UCLH Estate that are statutorily listed are:

Property Name Listing Conservation Area

Local Authority

Eastman Dental Hospital

Grade II (part)

Bloomsbury Camden

NHNN, Albany Wing Grade II Bloomsbury Camden

7 Queen Square Grade II Bloomsbury Camden

Rockefeller Building Grade II None Camden

Frontage Block, Middlesex OPA

Grade II Charlotte Street

Camden

Royal National Throat Nose and Ear Hospital (75 Wicklow St)

Grade II Kings Cross St Pancras

Camden

47 Wimpole Street Grade II Harley Street Westminster

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The frontage block of Middlesex OPA, known as the former Strand Union Workhouse, was listed as Grade II in March 2011. English Heritage has granted a Certificate of Immunity from listing for the remainder of the hospital buildings to the north, south and rear of the frontage block, which was renewed in June 2016. Camden’s Local List was adopted on 21 January 2015. The Former Middlesex Annexe, which was previously noted within the List, has since been removed owing to the frontage block being nationally listed.

8.2.2 Conservation Areas and Design

60% of properties in the UCLH Estate are located in conservation areas, including the Bloomsbury and Charlotte Street Conservation Areas in Camden, and the Harley Street and East Marylebone Conservation Areas in Westminster. The Bloomsbury Conservation Area incorporates the majority of these buildings, including the entire University Core. Buildings within the Estate are located within Conservation Areas as follows:

Charlotte Street Conservation Area

Property Name Local Authority

60 Whitfield Street Camden

Middlesex Out Patient Annex

Camden

Bloomsbury Conservation Area

Property Name Local Authority

Bonham Carter - Warwickshire House Camden

Eastman Dental Hospital Camden

NHNN, Albany Wing Camden

NHNN, Queen Mary Wing Camden

NHNN, Chandler Wing Camden

Queen Square House Camden

7 Queen Square Camden

8-11 Queen Square Camden

23 Queen Square Camden

33 Queen Square Camden

Royal London Hospital for Integrated Medicine Camden

51-57 Chenies Mews Camden

Mortimer Market Camden

Odeon Site Camden

Rockefeller Building Camden

Rosenheim Building Camden

Royal Ear Hospital Camden

43 Huntley Street Camden

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UCH Macmillan Cancer Centre Camden

69 Guilford Street Camden

170 Tottenham Court Road Camden

Harley Street Conservation Area

Property Name Local Authority

The Heart Hospital Westminster

Elizabeth House Westminster

East Marylebone Conservation Area

Property Name Local Authority

John Astor House Westminster

Kings Cross/ St. Pancras Conservation Area

Property Name Local Authority

The Royal National Throat, Nose and Ear Hospital

Camden

LB Camden and the City of Westminster seek to preserve and enhance the character and appearance of these conservation areas and Listed Buildings through LB Camden’s Core Strategy Policy CS14 (Promoting high Quality places and Conserving our Heritage) and Westminster Council’s Core Strategy Policy CS24 (Heritage).

Both Councils have adopted conservation area statements and appraisals for individual conservation areas as Supplementary Planning Guidance (SPG). These documents define the special interest of the conservation area in order that its key attributes are understood and can be protected, and that measures can be put in place to ensure appropriate enhancement.

The Primrose Hill to St Paul’s Cathedral and Parliament Hill to Palace of Westminster Strategic Viewing corridors passes by the main operational areas of UCLH. The London Plan and Camden and Westminster Core Strategies seek to protect the wider setting of the viewing corridor and background views from development that would reduce the visibility or setting of St Paul’s Cathedral or the Palace of Westminster.

8.2.3 S106 Obligations

The following 2004 S106 obligations pertaining to the estate still remain outstanding as at August 2015. UCLH continues to aim to work with LB Camden and other stakeholders to secure discharge of these:

Mental Health Resource Centre

Centre for Independent Living

Provision of affordable housing

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8.3 Community Infrastructure Levy

The Community Infrastructure Levy (CIL) is a charge by local authorities which enables them to collect funds on new development in their area. The money will be used to fund items such as infrastructure (e.g. roads and other transport facilities), flood defences, schools and other educational facilities, medical facilities, sporting/recreational facilities and open spaces.

Camden adopted their local CIL on 1 April 2015. Westminster adopted their local CIL on 1 May 2016.

8.4 Mayoral CIL The Mayor formally approved its CIL charging schedule in April 2012. The charge applies to all applications which result in an increase in net floorspace of over 100 m2 or involving the creation of a new residential unit.

The proposed charge in Camden and Westminster is £50 per m2 on all uses except affordable housing, education and healthcare. The Mayoral CIL is payable in addition to the borough CIL.

8.5 Fitzrovia Area Action Plan (Adopted March 2014)

LB Camden’s Fitzrovia Area Action Plan (FAAP) seeks to shape the future of the Fitzrovia by:

Addressing the impact of growth on residential amenity and the balance between residential, institutional and commercial uses;

Developing a shared direction for the area; and

Co-ordinating development proposals across a number of significant sites.

8.6 Land use Principles A range of planning policies are set out within the FAAP, all of which are in accordance with those detailed in the Core Strategy and Development Management Policies. The following Land use Principles are cited:

Principle 6: “Large scale institutional uses should be located and designed to contribute to meeting the Plan’s objectives and comply with relevant development plan policies. In particular, they should maintain the mixed – use character of the area, support the residential community and its facilities and protect and enhance residential amenity and quality of life.” Subject to the relevant development plan policies, the Council will guide development of large scale institutional uses as follows:

Medical and healthcare uses to the vicinity of the University College Hospital building on Euston Road and to Opportunity Sites identified for medical or healthcare uses;

Educational and research uses to the area east of Tottenham Court Road and to the Howland Street Character Area”

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Principle 2: “The Council will expect development in Fitzrovia that increases the use of open space also to provide or support the provision of publicly accessible open space. Where on site provision is not practical, public open space should be provided on an identified site in the vicinity. The Council will implement a range of proposals set out in this Plan to increase and enhance the availability of public open space in Fitzrovia, with particular priority given to green spaces and recreation space for older children.”

Principle 3: “The Council will support the development of community facilities throughout Fitzrovia provided the proposal is at an appropriate scale and character for the area in which it is situated. The Council will expect development to meet any additional need it creates for community facilities by providing new facilities or providing support for existing facilities to serve more users. New facilities should be provided on-site wherever possible.”

8.7 Character Areas

A number of Character Areas are identified and provide development guidance for the Fitzrovia Area as follows:

Alfred Place Character Area;

Bedford Square Character Area;

Central Cross and Hanway Street Character Area;

Charlotte Street Character Area;

Fitzroy Square Character Area;

Great Russell Street Character Area;

Howland Street Character Area;

Ridgmount Gardens Character Area;

Tottenham Court Road Character Area; and

University College Hospital and University Street Character Area.

Those relevant to UCLH’s Estate include Tottenham Court Road, Howland Street, University Street and Euston Road. A brief description of the development principles and our comments in relation to these areas are provided below:

Tottenham Court Road

Significant growth and regeneration is expected along Tottenham Court Road and it is the preferred location for large shops and food, drink and entertainment uses. Howland Street

It is not proposed to take forward any public realm opportunities identified by the Fitzrovia Open Space and Public Realm Study, but opportunity for a new public open space has been identified as part of the Masterplanning principles

University College Hospital and University Street

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The Jeremy Bentham Pub on the corner of University Street and Huntley Street is one of the only active street frontages in the area and adds life to the street. The active frontage should be retained or re-provided. Development adjacent to Mortimer Market should be designed to address the space, for example with windows and entrance rather than blank facades and building services. Redevelopment of the Mortimer Market Centre should explore reorienting the building to create a perimeter block with a courtyard or pocket park space in the centre of the city block alongside Mortimer Market. Redevelopment on the block bounded by Tottenham Court Road, Torrington Place, Huntley Street and Capper Street should consider retention and extension the network of pedestrian laneways.

8.8 Opportunity Sites

Part 7 of the Fitzrovia AAP identifies the 14 ‘Opportunity Sites’ where the Council expects development to take place on the sites in the first 5 years of the Plan period. Bedford Passage

A total of 4 sites form part of the ‘Bedford Passage’ group, one of which Middlesex Hospital Annex is owned by UCLH.

The masterplan concept for this group includes the following: ‘the creation of a larger or connected series of open space by grouping space from different

developments around a central core;

the reinstatement of the east-west route between Cleveland Street and Charlotte Street; and

a link north from Tottenham Mews through to Bedford Passage’.

The Fitzrovia AAP provides indicative site layout for the Bedford Passage Group and details how the links, open space and massing of the buildings relate or may be related to each other.

Middlesex Hospital Annex Site

The document states that the site is expected to provide self–contained housing in particular affordable housing. Further, it states that any development will be required to comply with the obligations set out in the UCLH Section 106 agreement of July 2004 (permission no. PS9604299). The agreement also contains a number of obligations that are not tied to this site, including provision of a centre for independent living and a mental health resource centre.

As part of the redevelopment of this site, the Council require the applicant to explore the opportunities for an integrated ‘city block’ with adjacent landowners in seeking to provide a significant area of public open space. Where open space cannot be provided on site, it should be provided off site on an alternative site in the area. Further the Council states that development should provide for a public access through Bedford Passage and will be required to enable a connection to a decentralised energy network in the future.

Lastly, reference is also made to the requirement to provide an active frontage within the development.

Grafton Way Sites

Two sites comprise the Grafton Way group, both of which are owned by ULCH.

The AAP sets out development principles for these sites:

The Rosenheim Building and Paramount Court form three sides of a perimeter block and are of a similar height (8 & 9 storeys respectively) and a comparable scale to surrounding blocks in parts of Fitzrovia.

The ground floors should be designed to address the street with windows and large blank frontages should be avoided. Further, retail premises fronting Tottenham Court Road is preferred. Development should be designed to preserve and enhance the setting of the surrounding heritage assets in particular the Grade II listed Cruciform Building.

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The Rosenheim Building site forms part of UCLH Phase 4 which was granted planning permission on 22nd September 2014 for a new cancer treatment facility, day surgery facilities and a retail unit (2013/8192/P).

Rosenheim Building

The Council’s preferred use for the site is for medical and healthcare uses to be provided to consolidate these uses within this part of Fitzrovia. If medical facilities are not required on the site, the Council will expect permanent self – contained homes to be provided including an appropriate level of affordable housing. Active uses and entrances should face the street.

Development of this site should be considered with the adjacent Odeon site, which is also owned and occupied by UCLH, in order to optimise development opportunities and benefits and to provide a significant area of public space.

As stated above, this site falls under UCLH Phase 4 and benefits from a planning permission for redevelopment, currently in progress.

Odeon Site - Grafton Way

The Council’s priorities for the Odeon site are to consider development of the site as a comprehensive redevelopment with the adjacent Rosenheim Building, and to provide medical / healthcare uses. Retail uses on the Tottenham Court Road frontage will be encouraged.

Should the site not be required for medical / healthcare uses the Council will require a mixed-use development on this site including permanent self- contained housing, with an appropriate contribution to affordable housing.

If the site does not come forward for development in the short-term, the Council will seek opportunities for temporary use of the site for public open space/ community facilities. This site is part of Phase 4 comprehensive redevelopment alongside the Rosenheim Building. The planning permissions which have been obtained to date including Phase 4 and Phase 5 which relate to the Odeon/ Rosenheim sites and the former Royal Ear Hospital/ Student Union Building have established precedent for new uses, massing and design on these sites.

8.9 Site Allocations DPD (September 2013)

This document is not relevant to UCLH’s estate as it only applies to land and properties outside of the Fitzrovia Area Action Plan. The FAAP sets out guidance for the development of sites within this area and therefore is the main site specific planning policy guidance document for UCLH’s estate.

8.10 West End Project Plans were approved on 21 January 2015 to approve the detailed design and implementation of a project to redevelop Tottenham Court Road, as part of a wider programme of environmental and highways management (the “West End Project”). The project aims to:

Reduce traffic;

Improve road safety;

Make the area better for walking, cycling and people using buses; and

Create new public spaces delivering a better area for residents, businesses and visitors.

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The changes pertaining to Tottenham Court Road are as follows:

Make Tottenham Court Road two-way for buses and cyclists only (from 8am - 7pm, Monday to Saturday);

From 8am - 7pm, Monday to Saturday local access for cars, taxis and loading will be allowed on short sections of Tottenham Court Road via side roads;

Wider pavements with trees and safer pedestrian crossings;

New diagonal crossings at the junction of Tottenham Court Road and Oxford Street;

New public space between Percy Street and Windmill Street with trees and seats;

Raise the road to the same level as the pavement, in certain areas, to slow traffic;

Bus passengers will be able to arrive and leave from Tottenham Court Road;

Replace existing kiosks with a more attractive design and a wider range of goods for sale;

Relocate the historic street lights from the middle of Tottenham Court Road to the pavements next to Whitfield Gardens. The other lights on Tottenham Court Road will be improved; and

Improvements to Whitfield Gardens, including improved seating and planting and restoring the mural.

In relation to Gower Street and Bloomsbury Street, the following changes should be noted:

Make Gower Street and Bloomsbury Street two-way for all vehicles;

Protected cycle lanes in both directions (which will require some sections of pavement to be slightly narrowed). The protected cycle lanes would separate cyclists from traffic using 'stepped cycle tracks' between the pavement and the road, similar to those used on Old Shoreham Road in Brighton;

Declutter pavements so it becomes a more pleasant environment for pedestrians;

Move all bus routes to Tottenham Court Road;

Provide safe and convenient pedestrian crossings;

Remove all parking from Gower Street and Bloomsbury Street (loading bays would be available on Gower Street between 10am and 2pm, Monday to Sunday); and

Raise the road to the same level as the pavement, in certain areas, to slow traffic.

With regards to public space, the Plans propose a public space at a section of Huntley Street between University Street and Grafton Way, to the east of the Rockefeller Building. The area will provide a new public space with wider pavements, trees and seats, allow cycling in both directions, and relocate existing parking to surrounding streets (Figure 1).

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Figure 1: Huntley Street – Public Space with Trees and Seats Mini-parks will be created at Bedford Avenue, Bayley Street and Capper Street. These streets will be closed to all traffic (except cyclists) at the Tottenham Court Road end, with new seating, cycle parking and trees. The diagram below depicts the proposed changes to the area.

Figure 2: Planned Street and Traffic Works LB Camden requires UCLH to take account of the West End Project in considering the parts of its estate which may have impact on this.

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8.11 Going Forward

The planning policy context within which UCLH operates will evolve over the period 2014 to 2026, to the end of the current London Plan period. UCLH will continue to monitor the progress of new policy documents as they come forward, and will be responsive to changes in central London and local political direction.

The table below outlines the timetable for the forthcoming Camden Local Plan:

Forthcoming Previous Consultation Next Consultation

Camden Local Plan

Consultation on the Local Plan Submission Draft ran for 8 weeks from 8th February to the 4th April.

Camden Council submitted the Camden Local Plan and supporting documents to the Secretary of State for Communities and Local Government for independent examination. The public hearings for the Examination will be held at Camden Town Hall are due to take place in October 2016

8.12 Summary

UCLH will: 1. Actively monitor and respond to town planning designations and policies where these

impact on the UCLH estate 2. Work with London Borough of Camden, City of Westminster and other stakeholders to

ensure that as far as possible town planning policy recognises and addresses the current and future needs of the UCLH estate and that outstanding S106 requirements are resolved.

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9 Estate Risks UCLH maintains central and project risk registers identifying foreseeable risks. These risks are graded to reflect their likelihood and severity and are colour coded below to reflect this.

Building and property related risks are recognised within individual major capital project risk registers and the CIFD central risk register. They fall within the following general areas which we have grouped into high (red), medium (yellow) and low (green) risks.

The CIFD Risk Register identifies individual building and related risks and is regularly monitored and updated as new items of risk are identified and identified risks mitigated or removed.

9.1 Estate Risks

Key Estate Risks are as follows:

Site/ Area Situation Issue/ Impact Control Risk/ Rating

RNTNEH Failure to relocate services within the agreed timescale of 5-7 years

Disruption and possible loss of service

Develop an alternative option if Phase 5 is not achieved in time

Medium

Property Disposals

Failure to sell Receipt shortfall

Delayed receipt & additional void costs Reduced receipt

Regular monitoring Medium

Carbon Reduction Targets

Failure for the Trust to reach its mandated Carbon Reduction Targets due to a lack of funding leading to; Higher Energy

Bills Higher Caron

reduction spend

Reputational risk

Carbon Reduction Surveys have been undertaken highlighting areas where carbon efficiencies can be made. Scafs have been submitted for carbon reduction projects.

Capital funding has been refused and the Trust is currently exploring alternative projects and Energy Performance Contracts.

Medium

Asbestos material

Exposure to asbestos material can lead to contamination and health risks.

Risk to patients, visitors, contractors and staff

Maintenance of asbestos register and control regime

Medium

Disrepair & Ageing Infrastructure leading to building failure

Sub optimal estate usage

Loss of certificate to operate

Partial or nil operational use of building

Identify backlog maintenance needs Secure budget to remedy defects Implement repairs Establish lifecycle maintenance fund

Medium

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Building security

Theft or other damage

Risk to building occupants Financial loss

Appropriate building security regimes inc CCTV and card access. Appropriate building design

Medium

9.2 Capital Risks

Key Capital Risks are as follows:

Site/ Area Situation Issue/ Impact Control Risk Rating

NHNN Albany and Queen Mary facade

Deterioration of facades and associated elements, financial constraints and ageing infrastructure.

Risk of single or multiple façade failure potentially leading to injury, Low patient experience, litigation and reputation issues.

PPM schedules and additional test regimes in place.

Consultants have undertaken a scoping report with estimates of costing and a business case has secured the necessary investment.

Contract is due to be awarded in July 2016, with works commencing thereafter.

Medium

The existing fire detection and alarm system at QS (8-11 Qs & RLHIM is recording a number of faults.

The system may; fail to activate, not alert staff, not give the correct information or alert switchboard of an actuation, leading to possible risk to life.

IFM are continuing to maintain a system and keep on top of the faults being identified at the panels, but there are faults which are not showing (i.e. detectors above ceilings which are well past their serviceable life etc.).

The Trust Fire Advisor is monitoring the faults weekly, and liaising with site manager and service provider regularly.

A full and detailed survey of the system has been undertaken to highlight the extent of the decline of the system. Monies have been sought to improve the system and a scheme is currently out to tender.

Medium

NHNN Generator overload The Broad crown generator is currently overloaded supplying QMW Albany wing and 33 QS, QSH

This generator has failed in 2013 causing loss of power across the site. This generator is also 25 years old and at end of life

Failure of incoming power supply from UK power network. Broad Crown generator may fail to support the full demand should the incoming power supply drop out

Manual load shedding, prioritising high risk and patient areas for essential supply.

Business case development to seek funds for replacement strategy

Medium

9.3 Summary

UCLH has a proactive approach to risk recognition and mitigation involving both internal and external liaison.

UCLH will:

1. Maintain and update risk registers; and

2. Recognise and take action to mitigate estate related risk

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10 Estate Strategy

UCLH intent is actively to progress and deliver the following within the next three to five years. Undertaking these tasks UCLH will enable the estate to support the wider Trust vision, values and behaviour and maintain strategic aims including its commitment to the users and stakeholders.

Introduction

UCLH will:

1. Ensure UCLH Estate is rationalised and utilised in the most efficient means to respond and assist transformation work streams, which will drive increased efficiency in clinical services in order to close the NHS funding gap;

2. Consolidate operations within the University College Hospital campus and the NHNN/Queen Square campus whilst being responsive to change in the wider NHS estate throughout North Central London;

3. Address backlog maintenance issues and develop the UCLH investment plan into more detailed asset based lifecycle replacement plans;

4. Progress the development of major projects, notably UCH Phase 4 & Phase 5, and further phases of the Emergency Department expansion.

5. Work in close collaboration with wider partners in the development of the five year roadmap for the delivery of joint prioritised opportunities and the estates requirements for this transformed care within the North Central London Sustainability and Transformation Plan.

Estate Information

Over the past year UCLH has: 1. Commenced construction of Phase 4;

2. Commenced enabling works for Phase 5;

3. Continued further phases of the Emergency Department expansion;

4. Progressed lease events relating to the UCL lease at Eastman Dental Hospital

5. Progressed formalizing the occupation of UCL lease at Chenies Mews

Over the next year UCLH will: 1. Progress other lease events relating to the wider estate, particularly in line with maximizing

income opportunities and consolidating the estate.

2. Continue to develop the delivery of UCH Phase 4 and Phase 5, and further phases of the Emergency Department expansion.

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Estate Condition

UCLH will:

1. Continue with the planned property disposals to reduce the maintenance backlog

2. Continue with and increase the level of R&R investment on areas of risk and risk buildings (those R&R investments at RNTNE and EDH should continue to use the 2019 time horizon for investment appraisals as the exit dates currently defined in the estates strategy)

3. Develop a facilities management approach which more effectively applies the FM supply chain resources to managing key risks.

4. Plan to repeat the 7 facet survey in 2017-2018, to ensure data is kept current and results of investments can be tracked and seen.

5. Incorporate Lord Carter Productivity and Efficiency programme elements into backlog maintenance and R&R investments.

Strategic Development Projects

UCLH will:

1. Continue with the construction stages of the Phase 4 Development (including Proton Beam Therapy)

2. Continue with the implementation stages of the Phase 5 Redevelopment

3. Work with NHNN to develop the clinical ambition outlined within the NHNN 20 Year Vision

4. Support the development of Pathology Services by advancing joint venture proposals

5. Continue to ensure a compliant environment at the RNTNEH Performance Criteria

1. UCLH will seek to invest in the high quality estates solutions that provide sustainable healing environments.

2. UCLH continues to benchmark and assess the estate’s performance against a range of statutory, non-statutory, DoH and cost measures.

3. UCLH will monitor the condition of the estate through regular 6-7 Facet surveys

4. UCLH will standardise on some key estates products that best suit its needs.

5. UCLH will continue to benchmark its estates performance against suitable peer groups, both within and outside of the NHS.

6. MICAD continues to drive a range of estates-related intelligence.

7. UCLH’s in house team will work towards managing the estate data in real time to ensure data is current and usable.

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Sustainability Aims

UCLH aspires:

1. To develop Phase 4 and Phase 5 in line with the objectives of our sustainability strategy

2. To continue to work closely with our partners such as BRE and the SDU on collaborative agreements in order to maximise our opportunities for cutting carbon and waste on our estate and in the wider NHS;

3. To continue to work in tandem with the NHS Sustainable Development Unit in supporting the route map for ourselves and the wider NHS;

4. To lead sustainable practice and innovation;

5. To maintain the Carbon Trust Standard for our estate;

6. To obtain funding for large capital projects where required;

7. Build on our investment in Automated Meter Reading (AMR) and real-time utilities monitoring;

8. Investigate and where suitable integrate low Carbon supply side energy solutions into our new developments including: ground source heat pumps, CCHP, renewable energy.

Property Disposals

1. UCLH will actively manage its estate and release properties no longer required for operational use.

2. In the longer term (towards 2020 and beyond) it is possible that Phase 4 and 5 developments

may offer further potential significant disposal opportunities subject to operational need. Town Planning

UCLH will:

1. Actively monitor and respond to town planning designations and policies where these impact on the UCLH estate

2. Work with London Borough of Camden, City of Westminster and other stakeholders to ensure that as far as possible town planning policy recognises and addresses the current and future needs of the UCLH estate and that outstanding S106 requirements are resolve.

Estate Risk

UCLH will:

1. Maintain and update risk registers; and

2. Recognise and take action to mitigate estate related risks

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Glossary AMR Automatic Meter Reading

BIM Building Information Monitoring

BoD Board of Directors

BMS Building Management System

BREEAM Building Research Establishment Environmental Assessment

CAZ Central Activity Zone

CBRC Comprehensive Biomedical Research Centre

CHP The ability to produce combined heat and power in one single process

CIFD Capital Investment and Facilities Directorate

CIL Community Infrastructure Levy

CMP City Management Plan

Condition B Sound, operationally safe with only minor deterioration

CQC Care Quality Commission

CRC Carbon Reduction Commitment

CRIG Carbon Reduction Implementation Group

CS Core Strategy

CSSD Central Sterile Supplies Department

DCP Development Control Policies

DEC Display Energy Certificate

DPD Development Plan Document

EDH Eastman Dental Hospital

EGA Elizabeth Garrett Anderson Wing

EMS Environmental Management System

ERIC Estates Returns Information Collection

FAAP Fitzrovia Area Action Plan

FM Facilities Management

GOSH Great Ormond Street Hospital for Children NHS Trust HBN Health Building Notes

HMU Hospital Management UCLH Ltd

HTM Health Technical Memorandum

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IFM Interserve Facilities Management

KPI Key Performance Indicator

LB Camden London Borough of Camden

MCC Macmillan Cancer Centre

MICAD The UCLH computer based asset management database

MRSA Methicillin-resistant Staphylococcus aureus

NHNN National Hospital for Neurology and Neurosurgery

NIFES Nifes Consulting group Ltd

NPFF National Planning Policy Framework

PBT Proton Beam Therapy

PCHA Paddington Churches Housing Association (now part of Genesis Housing Group)

PEAT Patient Environment Audit Team

PFI Private Finance Initiative

PFI Estate The part of the UCLH estate provided via PFI

PPG National Planning Policy Guidance

PPS Planning Policy Statements

QEP Quality Efficiency & Productivity

QSD Queen Square Division

RAG Reports Reporting tool based on the traffic light analogy

Retained Estate The part of the UCLH estate not within the PFI Estate

RNTNE Royal National Throat Nose and Ear Hospital

SLR Service Line Reporting

TDL The Doctors Laboratory

Trust University College London Hospitals NHS Foundation Trust

UCH University College Hospital

UCL University College London

UCLH University College London Hospitals NHS Foundation Trust

UCLP UCL Partners

UDP Unitary Development Plan

WCC Westminster City Council

Estates Terrier Reports UCLH Strategic Estate Plan Peripheral Sites 01. 02. 14 Brewery Road, London 03. Eastman Dental Hospital 04. Elizabeth House 05. NHNN at Cleveland Street 06. 07. 08. UCH at Westmoreland Street 09. 10. John Astor House 11. Middlesex Outpatient Unit 12. The Royal National Throat, Nose and Ear Hospital 13. Finchley Memorial Hospital 14. Queen Square Campus 15. 69 Guilford Street Ground Floor Flat 16a National Hospital for Neurology and Neurosurgery (NHNN) – Albany Wing 16b National Hospital for Neurology and Neurosurgery NHNN, Queen Mary Wing 16c National Hospital for Neurology and Neurosurgery, Chandler Wing 17. 18. 19. Queen Square House 20. 7 Queen Square 21. 8-11 Queen Square 22. 23 Queen Square 23. 33 Queen Square 24. Royal London Hospital for Integrated Medicine, Great Ormond Street 25. UCH Campus 26. 52 - 54 Gower Street, London 27. UCH Macmillan Cancer Centre 28. 51-57 Chenies Mews 29. 250 Euston Road 30. Institute of Sport, Exercise and Health 31. 32. 33. Maple House Offices 34. Maple House Laboratories 35. Maple House Flats 36. Mortimer Market 37. Phase 4 Development Site, Corner of Grafton Way and Tottenham Court Road 38. Rockefeller Building 39. 40. 41. UCH Main Wing 42. UCH EGA Wing 43. 60 Whitfield Street 44. Phase 5 Development Site, Huntley Street

NW1

WC1

W1

BREWERY ROAD N7

1.5 MILES

NORTH-EAST FROM

UCH CENTRE

FINCHLEY MEMORIAL HOSPITAL

N12 0JE - 6.5 MILES NORTH-WEST

FROM UCH CENTRE

10 50 100m

UCLH Estate Map

Scale 1:3000 @ A1

PERIPHERAL SITES

01.

02. BREWERY ROAD (UNITS 14 & 14A)

03. EASTMAN DENTAL HOSPITAL

04. ELIZABETH HOUSE

05. FITZROY PLACE

06.

07.

08. UCH@WESTMORELAND STREET

09.

10. JOHN ASTOR HOUSE

11. MIDDLESEX OPD

12. ROYAL NATIONAL THROAT, NOSE & EAR HOSPITAL

13. FINCHLEY MEMORIAL HOSPITAL

14.

QUEEN SQUARE CAMPUS

15. 69 GUILFORD STREET (GROUND FLOOR FLAT)

16. NATIONAL HOSPITAL FOR NEUROLOGY AND NEUROSURGERY (NHNN)

17.

18.

19. QUEEN SQUARE HOUSE (INSTITUTE OF NEUROLOGY)

20. 7 QUEEN SQUARE

21. 8-11 QUEEN SQUARE

22. 23 QUEEN SQUARE

23. 33 QUEEN SQUARE

24. ROYAL LONDON HOSPITAL FOR INTEGRATED MEDICINE(RLHIM)

25.

UCH CAMPUS

26. BONHAM CARTER HOUSE / WARWICKSHIRE HOUSE

27. CANCER CENTRE

28. CHENIES MEWS

29. 250 EUSTON ROAD

30. 170 TOTTENHAM COURT ROAD

31.

32.

33. MAPLE HOUSE

34. MAPLE HOUSE LABORATORIES

35. MAPLE HOUSE FLATS

36. HOSPITAL FOR TROPICAL DISEASES - MORTIMER MARKET

37. ODEON & OLD ROSENHEIM SITE (PHASE 4 SITE)

38. ROCKEFELLER BUILDING

39.

40. PHASE 5 SITE( ROYAL EAR HOSPITAL & 43 HUNTLEY ST.)

41. UCH_MAIN WING

42. UCH_EGA WING

43. WHITFIELD STREET LABORATORIES

44.

45.

JULY 2015

3

8

10

16

19

27

29

35

37

43

12

36

33

24

42

26

2

13

23

22

15

21

20

17

11

40

28

38

34

41

4

30

5

UCLH Properties

Estates Strategy Plan (July 2016)

COPYRIGHT:

This drawing may not be

altered, reporduced or

used other than for the

Contract Works for which

it was issued without the

premission of the UCLH

C a p i t a l E s ta te s a n d

Faci l i t ies Directorate.

C E F D 4B Maple House 149 Tottenham Court Road London W1T 7DN T 08451555000 D 02034479907

University College London Hospitals

NHS Foundation Trust

PROJECT / LOCATION DRAWING TITLE

DRAWING NO SCALE@A3 DRAWN DATE FILE

CY

UCLH Estates Strategy PlanSite Plan

1:200 04.06.2016SP20160704 M:\UCLH_ESTATE\Estates\Strategic Estate

Plan\2016.07.04 Estates Plan\Strategic Estate Map

wTrustees 04.07.2016)

UCLH Pharmacies & Medicine Map ref: 2 14 Brewery Road, LONDON, N7 9NH Use: Industrial and/or warehouse with ancillary office accommodation

ERIC code: AGGRE MiCAD id: BR

Description The property is a mid terrace warehouse building arranged over ground and one upper floor

Location The property is located on Brewery Road north of King’s Cross within the London Borough of Islington.

Brewery Road connects York Way (A5200) and Caledonian Road (A5203). Caledonian Road Underground station is 0.3 miles to the north east of the subject property Tenure: LH Classification: Unprotected Valuation: N/A Planning

Local authority: Islington Listing: No Conservation area: Planning use: B1(c) B2 B8 Area zoning: Protected industrial and

warehouse area Protected views

Building area and occupancy GIA m2 % Occupied

UCLH 1309 100 Leased out 0 0 Vacant 0 0 Totals 1309 100

Brewery Road Pharmacy 2 14 Brewery Road LONDON N7 9NH

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

L B Islington UCLH Ground and upper floor

06/03/2012 10/11/2021

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B F B B C B Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Eastman Dental Hospital & Institute Map ref: 3 256 Gray's Inn Road, LONDON, WC1X 8LD Use: Dental Hospital, Dental Institute

Eric code: RRVE1 MiCAD id: B

Description The property comprises a mix of buildings with three distinct areas. The first is the Eastman Dental Clinic, a Grade II 1930s building which provides the main entrance to the hospital, arranged on lower ground, ground and three upper floors.

To the rear is a later addition known as the Levy Wing East and West arranged over basement, ground and first floor levels.

The third section was built in the late 19th Century and arranged around a courtyard. This formerly was part of the Royal Free Hospital and is arranged on basement, ground and three upper floors Location The property is located on the east side of Gray’s Inn Road within the London Borough of Camden. Gray’s Inn Road links directly with Swinton Street (A201) to the north and Guildford Street to the south.

King’s Cross Overground and Underground station is within 800m north west of the subject property Tenure: FH Classification: Protected Valuation: £8,050,277 Planning

Local authority: Camden Listing: Grade II Conservation area: Bloomsbury Planning use: D1 Area zoning: Central London Area Strategic View – Wider Setting

Consultation Area Proposed Modification Clear

Zone Area

Building area and occupancy GIA m2 % Occupied

UCLH 14339 78 Leased out 4059 22 Vacant 0 0 Totals 18398 100

Eastman Dental Hospital & Institute 3 256 Gray's Inn Road LONDON WC1X 8LD

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCLH UCL Parts of EDH 13/11/2009 12/11/2019

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B F B B C C Total cost to condition B: £3,282,408

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Elizabeth House Map ref: 4 23 Devonshire Street, LONDON, W1G 6PG Use: Creche/ Staff accommodation

Eric code: AGGRE MiCAD id: N

Description The property is located on the corner of Devonshire Street and Beaumont Street. It is arranged over basement, ground and three upper floors, with the main entrance to Devonshire Street

UCLH only occupies the basement space, the remainder of the building is subleased to Genesis Housing Association

Location The property is located on the north side of Devonshire Street within the London Borough of City of Westminster. Devonshire Street links directly with Portland Place (A4201) to the east and Marylebone High Street (B524) to the west.

Regent’s Park Underground station is within 450m north east of the subject property. Tenure: LH Classification: Protected Valuation: N/A Planning

Local authority: Westminster Listing: No Conservation area: Harley Street Planning use: D1/C2 Area zoning: (No planning history available

– existing use assumed as permitted)

Area of Special Archaeological Priority

Regulation 7 Direction Area

Building area and occupancy GIA m2 % Occupied

UCLH 255 14 Leased out 1593 86 Vacant 0 0 Totals 1848 100

Elizabeth House 4 23 Devonshire Street LONDON W1G 6PG

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Howard de Walden UCLH 22a, 23 and 24 Devonshire Street

06/04/1925 05/04/2024

UCLH Genesis HA All floors excluding part of basement floors

17/07/2001 04/04/2024

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B(C) B F B B B C Total cost to condition B: £1,463,773

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

NHNN at Cleveland Street Map ref: 5

25 Cleveland Street, LONDON, W1T 4AJ Use: Clinical

Eric code: AGGRE MiCAD id: FP

Description Fitzroy Place is a mixed use scheme comprising private apartments, affordable apartments, office accommodation and a healthcare facility. It is located in the northeast corner of the site adjacent to Cleveland Street, where the entrance to the unit is situated, and Riding House Street.

Location The property is located on the west side of Cleveland Street within the London Borough of City of Westminster. Cleveland Street links directly with Goodge Street to the south and Euston Road (A501) to the north.

Great Portland Street Underground station is within 600m north west of the subject property

Tenure: LH Classification: Unprotected Valuation: N/A Planning

Local authority: Westminster Listing: No Conservation area: East Marylebone Planning use: D1 Area zoning: Strategic Cultural Area

Area of open space deficiency

Building area and occupancy GIA m2 % Occupied

UCLH 937 100 Leased out 0 0 Vacant 0 0 Totals 937 100

NHNN at Cleveland Street 2 25 Cleveland Street LONDON W1T 4AJ

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Fitzroy Place Residential Ltd

UCLH Ground and Lower Ground floors

16 March 2015

25 years from start

date

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: Newly refurbished

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

University College Hospital at Westmoreland Street Map ref: 8 16-18 Westmoreland Street, LONDON, W1G 8PH Use: Clinical

Eric code: RRV30 MiCAD id: H

Description The property comprises a Georgian terrace building arranged over basement, ground and five upper floors. The property is of solid brick and stone construction with a smooth stone frontage to Westmoreland Street, with decorative features.

Included in this site are 47, 49, 50, 51, 52 Wimpole St, 49, 50 & 51 Woodstock Mews, 6 Browning Mews, and Nos 10-22 (even) Westmoreland St.

Location The property is located on the east side of Westmoreland Street within the London Borough of City of Westminster. Westmoreland Street links directly with New Cavendish Street to the south and Weymouth Street to the north.

Regent’s Underground station is within 350m north east of the subject property. Tenure: LLH Classification: Protected Valuation: £36,681,307 Planning

Local authority: Westminster Listing: No Conservation area: Harley Street Planning use: C2 Area zoning: (No planning history available

– existing use assumed as permitted)

Central London Area Strategic View – Wider Setting

Consultation Area Regulation 7 Direction Area

Building area and occupancy GIA m2 % Occupied

UCLH 12337 100 Leased out 0 0 Vacant 0 0 Totals 12337 100

University College Hospital at Westmoreland Street 8 16-18 Westmoreland Street LONDON W1G 8PH

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Howard de Walden UCLH 47, 49, 50, 51, 52 Wimpole St, 49, 50 & 51 Woodstock Mews,

6 Browning Mews, and Nos 10-22 (even) Westmoreland St

31/08/1994 30/08/2194

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B F B B C C Total cost to condition B: £582,957

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

John Astor House Map ref: 10 Foley Street, LONDON, W1W 6DN Use: IFM Offices & Workshop

Eric code: AGGRE MiCAD id: J

Description The property comprises a Victorian building arranged over basement, ground and seven upper floors. It is complete with brickwork elevations, single-glazed sash windows to Foley Street, and a mansard roof to the fifth floor

Part of the space is occupied by the Fitzrovia Community Centre.

Location The property is located on the north side of Foley Street within the London Borough of City of Westminster. Foley Street links directly with Cleveland Street to the east and Langham Street to the west.

Goodge Street Underground station lies within 300m to the east. Tenure: LH Classification: Unprotected Valuation: N/A Planning

Local authority: Westminster Listing: No Conservation area: East Marylebone Planning use: B1 Area zoning: Priority Area for Additional

Play Space Regulation 7 Direction Area Local Shopping Centre Special Policy Area

Building area and occupancy GIA m2 % Occupied

UCLH 1656 100 Leased out 0 0 Vacant 0 0 Totals 1656 100

John Astor House 10 Foley Street LONDON W1W 6DN

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Genesis HA UCLH Part Basement/Part Ground Floor

18/01/2013 20/04/2037

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B O B B C C Total cost to condition B: £207,625

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Middlesex Outpatients Department Map ref: 11 44 Cleveland Street, LONDON, W1T 4JT Use: UCLH unoccupied: nominated as Affordable Housing site for S.106 agreement

Eric code: N/A MiCAD id: O

Description The property comprises a detached Victorian building arranged over basement, ground and four upper floors. The property is of load bearing masonry construction with brick elevations to Cleveland Street.

The entrances to the property are set back from Cleveland Street.

The property is currently vacant and nominated as an affordable housing site for the 2004 S106 agreement Location The property is located on the east side of Cleveland Street within the London Borough of Camden. Cleveland Street links directly with Goodge Street to the south and Euston Road (A501) to the north.

Great Portland Street Underground station is within 600m north west of the subject property Tenure: FH Classification: Unprotected Valuation: £6,250,000 Planning

Local authority: Camden Listing: Part listed, part has Certificate

of Immunity Conservation area: Charlotte Street Planning use: C3 Area zoning: Proposal Site in the Camden

UDP (Ref: Site No. 7) Central London Area Strategic View – Wider Setting

Consultation Area

Building area and occupancy GIA m2 % Occupied

UCLH 6726 100 Leased out 411 0 Vacant 0 0 Totals 7137 100

Middlesex Outpatients Department 11 44 Cleveland Street LONDON W1T 4JT

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Royal National Throat Nose & Ear Hospital Map ref: 12 330 Gray's Inn Road, LONDON, WC1X 8DA Use: Clinical

Eric code: RRVRN MiCAD id: RN

Description The hospital is arranged over a number of buildings which occupy a 1.6 acre site. The buildings differ in terms of age, size, construction and condition, with 75 Wicklow Street being Grade II listed

Location The property fronts onto Grays Inn Road and boarders with Wicklow Street and Swinton Street. Grays Inn Road links directly with the A501 (Pentonville Road) to the north.

the property is within 600m of the Underground, National Railway and International Railway stations of King’s Cross and King’s Cross St Pancras. Tenure: LH Classification: Protected Valuation: N/A Planning

Local authority: Camden Listing: 75 Wicklow St is Grade II Conservation area: King's Cross St Pancreas Planning use: C2/D1 Area zoning: Designated view- Parliament

Hill summit to St Paul’s Cathedral

Central London Area (Clear Zone Region)

Building area and occupancy GIA m2 % Occupied

UCLH 11996 100 Leased out 740 0 Vacant 0 0 Totals 12706 100

Royal National Throat Nose & Ear Hospital 12 330 Gray's Inn Road LONDON WC1X 8DA

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Part owned by Royal Free

UCLH Parts of RNTNE hospital

30/03/2012 31/03/2019

Part owned by Royal Free Charities

UCLH Parts of RNTNE hospital

30/03/2012 31/03/2019

Appraisal summary

Physical Condition

Statutory Compliance

Space Utilisation

Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B(C) B F B C C C Total cost to condition B: £1,649,288

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Finchley Memorial Hospital (2 rooms) Map ref: 13 Granville Road, LONDON, N12 0JE Use: Clinical

Eric code: AGGRE MiCAD id: N/A

Description The Trust have leased two rooms in this new state of the art hospital which was completed in 2012. The Property is concrete framed and arranged over two to four storeys. The property achieved a BREEAM ‘Excellent’ rating.

Location The property is located on Granville Road in the Centre of Finchley within the London Borough of Barnet. Granville Road connects with the A100 and A598 which provide access into Central London and also out of London to the north.

West Finchley and Finchley Central Underground Stations are located 0.6 and 1 mile respectively from the Property. Tenure: LH Classification: Unprotected Valuation: N/A Planning

Local authority: Barnet Listing: No Conservation area: Planning use: C2/D1 Area zoning: No specific land use allocation

Building area and occupancy GIA m2 % Occupied

UCLH 32 100 Leased out 0 0 Vacant 0 0 Totals 32 100

Finchley Memorial (2 rooms) 13 Granville Road LONDON N12 0JE

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

CLCH NHS Trust (formerly Barnet

PCT)

UCLH Part ground floor (two rooms)

To be renewed

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Ground Floor Flat Map ref: 15 69 Guilford Street, LONDON, WC1N 1DD Use: Accommodation

Eric code: AGGRE MiCAD id: Q12

Description The property comprises a late Georgian/early Victorian mid terrace building arranged over basement, ground and three upper floors.

The property is of solid brick construction complete with concrete rendering to the ground and basement levels, with the first floor benefiting from balconies fronting Guilford Street

Location The property is located to the northern side of Guilford Street within the London Borough of Camden. Guilford Street connects directly with Gray’s Inn Road (A5200) to the east and Southampton Row to the west.

Russell Square Underground station is within 200m. Tenure: LH Classification: Unprotected Valuation: N/A Planning

Local authority: Camden Listing: Grade II Conservation area: Bloomsbury Planning use: C3 Area zoning: London View Management

Framework Viewing Corridor – Greenwich Park to St Pauls

Strategic View – Wider Setting Consultation Area

Strategic View – Background Consultation

Central London Area

Building area and occupancy GIA m2 % Occupied

UCLH 0 0 Leased out 100 100 Vacant 0 0 Totals 100 100

Ground Floor Flat 15 69 Guilford Street LONDON WC1N 1DD

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Robin Samra UCLH Ground floor flat 15/07/2010 05/07/2031

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

National Hospital for Neurology and Neurosurgery (Albany Wing)

Map ref: 16

Queen Square, LONDON, WC1N 3BG Use: Clinical Eric code: RRVNQ MiCAD id: QX6

Description The property comprises a mid terrace building arranged over basement, ground and four upper floors. The property is of solid brick construction complete with brickwork elevations, timber framed sash widows and a tiled pitched roof.

Location The property is located on Queen Square to the south of Guilford Street within the London Borough of Camden. Queen Square links directly with Great Ormond Street to the south and Southampton Row (A4200) to the west.

Russell Square Underground station is within 150m north west of the subject property. Tenure: FH Classification: Protected Valuation: £3,207,958 Planning

Local authority: Camden Listing: Grade II Conservation area: Bloomsbury Planning use: B1/C3 Area zoning: Central London Area Strategic View – Background

Consultation Area Proposed Modification Clear

Zone Area Archaeological Priority Area

Building area and occupancy GIA m2 % Occupied

UCLH 4003 94 Leased out 233 6 Vacant 0 0 Totals 4236 100

National Hospital for Neurology and Neurosurgery (Albany Wing) 16 Queen Square LONDON WC1N 3BG

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCLH UCL Wolfson Centre Ground Floor Albany Wing

15/03/2013 14/03/2023

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B(C) B F B B C C Total cost to condition B: £590,000

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

National Hospital for Neurology and Neurosurgery (Queen Mary Wing)

Map ref: 16

Queen Square, LONDON, WC1N 3BG Use: Clinical Eric code: RRVNQ MiCAD id: QX9

Description The property comprises a tower block building arranged over basement, ground and nine upper floors. The property is complete with brickwork elevations, balconies to the 2nd, 3rd, 4th and 6th floors and UPVC double glazed widows.

Location The property is located off Queen Square to the south of Guilford Street, within the London Borough of Camden. Queen Square links directly with Great Ormond Street to the west and Southampton Row (A4200) to the west.

Russell Square Underground station is within 150m north west of the subject property Tenure: FH Classification: Protected Valuation: £8,303,617 Planning

Local authority: Camden Listing: Grade II Conservation area: Bloomsbury Planning use: D1/C2 Area zoning: Central London Area Strategic View – Background

Consultation Area Proposed Modification Clear

Zone Area Archaeological Priority Area

Building area and occupancy GIA m2 % Occupied

UCLH 6034 100 Leased out 0 0 Vacant 0 0 Totals 6034 100

National Hospital for Neurology and Neurosurgery (Queen Mary Wing) 16 Queen Square LONDON WC1N 3BG

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B(C) B F B B C C Total cost to condition B: £1,658,830

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

National Hospital for Neurology and Neurosurgery (Chandler Wing)

Map ref: 16

Queen Square, LONDON, WC1N 3BG Use: Clinical Eric code: RRVNQ MiCAD id: QX7-8

Description The property comprises a modern building arranged over basement, ground and five upper floors. The property is of steel frame construction complete with brickwork elevations, UPVC double glazed widows and a tiled roof.

Location The property is located off Queen Square to the south of Guilford Street, fronting Powis Place, within the London Borough of Camden. Queen Square links directly with Great Ormond Street to the south and Southampton Row (A4200) to the west.

Russell Square Underground station lies 150m north west of the property Tenure: FH Classification: Protected Valuation: £15,475,045 Planning

Local authority: Camden Listing: No Conservation area: Bloomsbury Planning use: B1/C3 Area zoning: Central London Area Strategic View – Background

Consultation Area Proposed Modification Clear

Zone Area Archaeological Priority Area

Building area and occupancy GIA m2 % Occupied

UCLH 11371 100 Leased out 0 0 Vacant 0 0 Totals 11371 100

National Hospital for Neurology and Neurosurgery (Chandler Wing) 16 Queen Square LONDON WC1N 3BG

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCLH Overriding lease from UCL for VIE

Parts of goods yard 24/03/2011 08/04/2017

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B(C) O/F C B C C Total cost to condition B: £2,223,170

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Queen Square House Map ref: 19 Queen Square, LONDON, WC1N 3BG Use: Ownership transferred to UCL

Eric code: AGGRE MiCAD id: QX5

Description The property comprises a tower block building arranged over basement, ground and twelve upper floors. The property is of concrete frame construction complete with concrete slab elevations, timber framed widows and is air-conditioned throughout.

Location The property is located on Queen Square to the south of Guilford Street within the London Borough of Camden. Queen Square links directly with Great Ormond Street to the west and Southampton Row (A4200) to the west.

Russell Square Underground station is 150m north west of the subject property Tenure: LH Classification: Unprotected Valuation: N/A Planning

Local authority: Camden Listing: No Conservation area: Bloomsbury Planning use: B1/D1 Area zoning: Central London Area Strategic View – Background

Consultation Area Proposed Modification Clear

Zone Area Archaeological Priority Area

Building area and occupancy GIA m2 % Occupied

UCLH 281 100 Leased out 0 0 Vacant 0 0 Totals 281 100

Queen Square House 19 LONDON WC1N 3BG

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCL UCLH Parts of basement, 6th and 9th floors

24/03/2011 23/03/2017

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B O B B C B Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

7 Queen Square Map ref: 20 7 Queen Square, LONDON, WC1N 3AR Use: Office. 2nd, 3rd & 4th Floors

Eric code: RRVNQ MiCAD id: QX1

Description The property comprises an early Victorian mid terrace building arranged over basement, ground and four upper floors.

The property is of solid brick and stone construction and is complete with single glazed timber framed sash windows and a tiled mansard roof to the fourth floor.

Location The property is located on Queen Square to the south of Guilford Street within the London Borough of Camden. Queen Square links directly with Great Ormond Street to the south and Southampton Row (A4200) to the west.

Russell Square Underground station is within 150m north west of the subject property. Tenure: LH Classification: Unprotected Valuation: N/A Planning

Local authority: Camden Listing: Grade II Conservation area: Bloomsbury Planning use: B1/D1 Area zoning: Central London Area Strategic View – Background

Consultation Area Proposed Modification Clear

Zone Area Archaeological Priority Area

Building area and occupancy GIA m2 % Occupied

UCLH 226 100 Leased out 0 0 Vacant 0 0 Totals 226 100

7 Queen Square 20 7 Queen Square LONDON WC1N 3AR

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCL UCLH 2nd, 3rd and 4th Floors

18/03/2012 17/03/2022

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B F B B C C Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Charles Symonds House Map ref: 21 8-11 Queen Square, LONDON, WC1N 3AR Use: Healthcare

Eric code: RRVNQ MiCAD id: QX2

Description The property comprises a Victorian building arranged over sub-basement, basement, ground and six upper floors, (with additional first and second floor mezzanines).

The property is of solid brick construction complete with stone rendering to the basement and ground levels, with decorative brickwork elevations above.

Location The property is located to the south of Guilford Street within the London Borough of Camden. Queen Square links directly with Great Ormond Street to the south and Southampton Row (A4200) to the west.

Russell Square Underground station is 150m north west of the subject property. Tenure: FH Classification: Protected Valuation: £9,720,000 Planning

Local authority: Camden Listing: No Conservation area: Bloomsbury Planning use: D1 Area zoning: Central London Area Strategic View – Background

Consultation Area Strategic View – Wider Setting

Consultation Area Proposed Modification Clear

Zone Area Archaeological Priority Area

Building area and occupancy GIA m2 % Occupied

UCLH 2547 61 Leased out 1642 39 Vacant 0 0 Totals 4189 100

Charles Symonds House 21 8-11 Queen Square LONDON WC1N 3AR

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCLH UCL Part basement, 1st, part 2nd, 3rd, 4th and

part 5th floors

08/05/2012 05/04/2021

UCLH QSE Part basement 18/07/2011 31/03/2020

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B F B B C C Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Management Offices Map ref: 22 23 Queen Square, LONDON, WC1N 3RX Use: Healthcare, Office

Eric code: RRVNQ MiCAD id: QX4

Description The property comprises a semi-detached building arranged over basement, ground and four upper floors.

The property is of solid brick and stone construction complete with a brickwork/blockwork elevation to Queen Square, and is complete with double glazed aluminium framed windows throughout

Location The property is located to the south of Guilford Street within the London Borough of Camden. Queen Square links directly with Great Ormond Street to the south and Southampton Row (A4200) to the west.

Russell Square Underground station is 150m north west of the subject property. Tenure: Shared FH - UCL Classification: Protected Valuation: £1,968,000 Planning

Local authority: Camden Listing: No Conservation area: Bloomsbury Planning use: D1/B1 Area zoning: Central London Area Strategic View – Background

Consultation Area Strategic View – Wider Setting

Consultation Area Proposed Modification Clear

Zone Area Archaeological Priority Area

Building area and occupancy GIA m2 % Occupied

UCLH 723 51 Leased out 708 49 Vacant 0 0 Totals 1431 100

Management Offices 22 23 Queen Square LONDON WC1N 3RX

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Jointly owned UCLH/UCL

QSE 51:49 share of property

23/08/2011 31/03/2020

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B F B B C C Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

33 Queen Square Map ref: 23 33 Queen Square, LONDON, WC1N 3BG Use: Healthcare

Eric code: RRVNQ MiCAD id: Q10

Description The property comprises a mid terrace building arranged over basement, ground and seven upper floors.

The property is of solid brick construction and is complete with a smooth blockwork elevation to Queens Square, double glazed aluminium framed windows and a mansard roof to the uppermost floor.

Location The property is located on Queen Square to the south of Guilford Street within the London Borough of Camden. Queen Square links directly with Great Ormond Street to the south and Southampton Row (A4200) to the west.

Russell Square Underground station is 150m north west of the subject property Tenure: FH Classification: Protected Valuation: £6,659,008 Planning

Local authority: Camden Listing: Grade II Conservation area: Bloomsbury Planning use: B1/D1 Area zoning: Central London Area Strategic View – Background

Consultation Area Proposed Modification Clear

Zone Area Archaeological Priority Area

Building area and occupancy GIA m2 % Occupied

UCLH 1307 55 Leased out 1077 45 Vacant 0 0 Totals 2384 100

33 Queen Square 23 33 Queen Square LONDON WC1N 3BG

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCLH UCL Basement, 2nd, 3rd, 4th, 5th, 6th, and 7th floors

05/09/2014 30/03/2017

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B O B B C C Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Royal London Hospital for Integrated Medicine Map ref: 24 60 Great Ormond Street, LONDON, WC1N 3HR Use: Clinical

Eric code: RRV60 MiCAD id: Q11

Description The property comprises an early Victorian corner building arranged over basement, ground and five upper floors.

The property is of solid brick and stone construction complete with a mixture of smooth stone and brickwork elevations, and single glazed timber framed windows throughout.

Location The property is located on Great Ormond Street within the London Borough of Camden. Great Ormond Street connects with Boswell Street to the west and Lamb’s Conduit Street to the east.

Holborn Underground station is 300m south east of the subject property Tenure: FH Classification: Protected Valuation: £12,896,788 Planning

Local authority: Camden Listing: No Conservation area: Bloomsbury Planning use: D1 Area zoning: Central London Area Strategic View – Wider Setting

Consultation Area Strategic View – Background

Consultation Area Proposed Modification Clear

Zone Area Archaeological Priority Area

Building area and occupancy GIA m2 % Occupied

UCLH 4950 64 Leased out 2793 36 Vacant 0 0 Totals 7743 100

Royal London Hospital for Integrated Medicine 24 60 Great Ormond Street LONDON WC1N 3HR

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCLH GOSH (1st & Part 2nd Floors) 21/07/2006 24/07/2030 UCLH GOSH (4th & 5th Floors) 21/07/2006 24/07/2030 UCLH BMAS 3rd Floor room 22/07/2013 13/06/2016

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B F B B C B Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Bonham Carter House/Warwickshire House Map ref: 26 52-54 Gower Street, LONDON, WC1E 6EB Use: Staff accommodation

Eric code: RRV09 MiCAD id: K

Description The property is arranged over basement, ground and five upper floors.

It is complete with brickwork and blockwork elevations to Gower Street, single glazed timber framed windows with a mansard roof to the fifth with dormer windows and balconies to the centre of the first to third floors

Location The property is located on the east side of Gower Street within the London Borough of Camden. Gower Street links directly with Euston Road, (A501) to the north and Bedford Square to the south.

Euston Square Underground station is 450m to the north. Tenure: LH Classification: Protected Valuation: N/A Planning

Local authority: Camden Listing: No Conservation area: Bloomsbury Planning use: B1/C2/C3/D1 Area zoning: Central London Area Strategic View – Viewing

Corridor – Parliament Hill to Palace of Westminster

Strategic View – Wider Setting Consultation Area

Proposed Modification Clear Zone Area

Building area and occupancy GIA m2 % Occupied

UCLH 4426 29 Leased out 10944 71 Vacant 0 0 Totals 15370 100

Bonham Carter House/Warwickshire House 26 52-54 Gower Street LONDON WC1E 6EB

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

University of London

UCLH Basement, part ground floor

12/04/1938 29/09/2022

UCLH Genesis HA Part ground, floors 1-6 17/07/2001 28/09/2022 UCLH SML tbc

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B(C) B F B B B C Total cost to condition B: £5,061,285

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

UCH Macmillan Cancer Centre Map ref: 27 Huntley Street, LONDON, WC1E 6AG Use: Clinical

Eric code: AGGRE MiCAD id: CC

Description The centre is an outpatient facility comprising nine floors. The building provides environmental as well as clinical excellence. By making efficient use of natural light, and using an innovative glazing system the centre has met the newly announced NHS environmental targets eight years early, and carbon emissions have been cut by a third. The centre includes both a green roof and photovoltaic panels for on-site energy generation

Location The property is located on the corner of Huntley Street and University Street within the London Borough of Camden. Gower Street is immediately to the east, Euston Road (A501) to the north and Bedford Square to the south east.

Euston Square Underground station is 200m north of the property Tenure: FH Classification: Protected Valuation: £71,751,355 Planning

Local authority: Camden Listing: Grade II Conservation area: Bloomsbury Planning use: D1 Area zoning: Strategic View Viewing

Corridor – Parliament Hill to Palace of Westminster

Strategic View – Wider Setting Consultation Area

Central London Local Area - Fitzrovia

Proposed Modification Clear Zone Area

Building area and occupancy GIA m2 % Occupied

UCLH 14290 95 Leased out 784 5 Vacant 0 0 Totals 15074 100

UCH Macmillan Cancer Centre 27 Huntley Street LONDON WC1E 6AG

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCLH HCA 5th Floor 13/07/2012 05/07/2017 UCLH London Power Networks

Ltd Transformer Chamber 24/02/2011 125 years

from start date

UCLH Norman News Part ground floor 28/02/2012 27/02/2022

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Chenies Mews Map ref: 28 51-57 Chenies Mews, LONDON, WC1E 6HX Use: Clinical and Research

Eric code: AGGRE MiCAD id: I14

Description The property comprises a modern terrace building arranged over basement, ground and four upper floors.

The property is complete with a brickwork/timber panel elevation to Chenies Mews, double glazed aluminium framed windows and a part profile sheet metal cladding to the uppermost floor.

Location The property is located just off Huntley Street on Chenies Mews within the London Borough of Camden. Chenies Mews lies in between Gower Street to the east and Tottenham Court Road to the west.

Goodge Street Underground station is 150m south of the subject property. Tenure: FH Classification: Stem Cell Protected /

Remainder Unprotected. (Part to be sub-let to UCL).

Valuation: £4,688,613 Planning

Local authority: Camden Listing: No Conservation area: Bloomsbury Planning use: D1 Area zoning: Central London Area Strategic View – Viewing

Corridor – Parliament Hill to Palace of Westminster

Strategic View – Wider Setting Consultation Area

Proposed Modification Clear Zone Area

Building area and occupancy GIA m2 % Occupied

UCLH 1060 56 Leased out 849 44 Vacant 0 0 Totals 1909 100

Chenies Mews 28 51-57 Chenies Mews LONDON WC1E 6HX

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCLH UCL Hatter Intsitute, Parts basement, 1st, 2nd and 3rd floors

n/a 31/12/2030 UCL Haemostasis n/a 31/12/2030

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B F B B B C Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

250 Euston Road Map ref: 29 250 Euston Road, LONDON, NW1 2PG Use: Offices

Eric code: AGGRE MiCAD id: T

Description The property comprises a late 1970’s office building arranged over sub-basement, basement, ground and six upper floors.

It provides office and ancillary accommodation and is fitted out to meet various specialist operational and medical requirements including general surgery, neurology and pathology

Location The property is located on the A501 Euston Road at the junction with the A400 Hampstead Road. Warren Street and Euston Square Underground stations lie within close proximity approximately 200 metres from the subject property

Tenure: LH Classification: Unprotected Valuation: N/A Planning

Local authority: Camden Listing: No Conservation area: No Planning use: B1 Area zoning: Central London Area London View Management

Framework Viewing Corridor – Parliament Hill to the Palace of Westminster

Strategic View – Viewing Corridor – View from Parliament Hill to Palace of Westminster

Building area and occupancy GIA m2 % Occupied

UCLH 19873 86 Leased out 3121 14 Vacant 0 0 Totals 22994 100

250 Euston Road 29 250 Euston Road LONDON NW1 2PG

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Lazari UCLH 01/04/2004 31/03/2039 UCLH RRO 6th Floor West 10/06/2011 20/02/2021 UCLH TDL 5th Floor West 26/03/2013 25/03/2018 UCLH TDL 5th Floor Central 26/03/2013 25/03/2013 UCLH UCLH Charity 5th Floor East 11/02/2010 10/08/2023 UCLH UCLH Charity 5th Floor East Part 2 28/10/2011 10/08/2023 UCLH Hays 4th Floor Central 13/06/2007 12/06/2017 UCLH Hays 4th Floor West 13/06/2007 12/06/2017 UCLH C&I Social Work Ground Floor East UCLH L'Express Ground Floor Atrium 22/04/2010 15/04/2016

(renewal agreed)

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B(C) B F B B B C Total cost to condition B: £1,645,893

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Institute of Sport Exercise and Health (ISEH), Map ref: 30 Clinical Research Facility (CRF) 170 Tottenham Court Road, LONDON, W1T 7HA Use: Clinical

Eric code: N/A MiCAD id: TC

Description Recently refurbished rectangular shaped office building arranged over basement and four upper floors.

Location The Property is located on the eastern side of Tottenham Court Road between Capper Street and Torrington Place to the south. Warren Street and Goodge Street Underground station are in close proximity to the property as is Euston Station.

Tenure: LH (first, second and fourth

floors) Classification: Unprotected Valuation: N/A Planning

Local authority: Camden Listing: No Conservation area: Bloomsbury Planning use: B1 Area zoning: Central London Area London View Management

Framework Viewing Corridor – Parliament

Hill to Palace of Westminster

Building area and occupancy GIA m2 % Occupied

UCLH 1521 13 Leased out 764 87 Vacant 0 0 Totals 2285 100

ISEH 30 170 Tottenham Court Road LONDON W1T 7HA

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCLH Charity UCLH First and second floors 02/05/2013 30/11/2031 UCLH Charity UCLH Fourth floor 23/08/2013 31/07/2023

UCLH HCA First and second floors 02/05/2013 31/08/2031 UCLH CRF Fourth floor 23/08/2013 31/07/2023

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Maple House Offices Map ref: 33 149 Tottenham Court Road, LONDON, W1P 7DN Use: Office

Eric code: RRVMH MiCAD id: FX1-2

Description The property comprises a 1970’s office building arranged over sub-basement, basement, ground and six upper floors. The property is of steel frame construction complete with a smooth marble rendering to all elevations.

Location The property is located on the east side of Tottenham Court Road within the London Borough of Camden. Tottenham Court Road links directly with Euston Road (A501) to the north and Charring Cross Road to the south.

Warren Street Underground station is within 15m north west of the subject property and Euston Square underground station a short walk to the east. Tenure: LH (part 1st, 2nd and part 4th

floors) Classification: Unprotected Valuation: N/A Planning

Local authority: Camden Listing: No Conservation area: No Planning use: B1 Area zoning: Central London Area London View Management

Framework Viewing Corridor – Parliament Hill to the Palace of Westminster

Strategic View – Viewing Corridor – View from Parliament Hill to Palace of Westminster

Building area and occupancy GIA m2 % Occupied

UCLH 3167 88 Leased out 415 12 Vacant 0 0 Totals 3582 100

Maple House Offices 33 149 Tottenham Court Road LONDON W1P 7DN

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Lazari UCLH 2A,2B,4B 05/11/2010 24/12/2022 Lazari UCLH 1B 05/11/2010 24/12/2022 UCLH UCL Part 1B 21/08/2012 01/12/2016

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B(C) B F B B C B Total cost to condition B: £15,600

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Maple House Laboratories Map ref: 34 149 Tottenham Court Road, LONDON, W1T 7DN Use: Main Acute Hospital

Eric code: RRV03 MiCAD id: FX3

Description The property comprises the upper floor of part of the east wing of a 1970’s office building arranged over sub-basement, basement, ground and four upper floors.

The property is of steel frame construction complete with a smooth marble rendering to all elevations.

Location The property is located on the east side of Tottenham Court Road within the London Borough of Camden. Tottenham Court Road links directly with Euston Road (A501) to the north and Charring Cross Road to the south.

Warren Street Underground station is 15m north west of the subject property and Euston Square underground station a short distance to the east. Tenure: LH/PFI Classification: Protected Valuation: N/A Planning

Local authority: Camden Listing: No Conservation area: No Planning use: D1 Area zoning: Central London Area London View Management

Framework Viewing Corridor – Parliament Hill to the Palace of Westminster

Strategic View – Viewing Corridor – View from Parliament Hill to Palace of Westminster

Strategic View – Background Consultation Area

Strategic View – Wider Setting Consultation Area

Central London Local Area - Fitzrovia

Proposed Modification Clear Zone Area

UDP Central London Frontage

Building area and occupancy GIA m2 % Occupied

UCLH 862 100 Leased out 0 0 Vacant 0 0 Totals 862 100

Maple House Laboratories 34 149 Tottenham Court Road LONDON W1T 7DN

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date Aurosa UCLH Block 3C 25/11/1975 24/11/2074

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Maple House Flats Map ref: 35 30-40 Grafton Way, LONDON, WC1E 6DX Use: Staff accommodation

Eric code: RRVMH MiCAD id:

Description The seven flats are incorporated within the residential elements of Maple House, a 1970’s office building arranged over sub-basement, basement, ground and six upper floors.

UCLH has nomination rights to 6 of the flats and has a 65 year lease on Flat 12.

The property is of steel frame construction complete with a smooth marble rendering to all elevations. It is fitted out with double-glazed aluminium framed windows throughout Location The property is located on the east side of Tottenham Court Road within the London Borough of Camden. Tottenham Court Road links directly with Euston Road (A501) to the north and Charring Cross Road to the south.

Warren Street Underground station is within 15m north west of the subject property Tenure: LH Classification: Unprotected Valuation: N/A Planning

Local authority: Camden Listing: No Conservation area: No Planning use: C3 Area zoning: Central London Area London View Management

Framework Viewing Corridor – Parliament Hill to the Palace of Westminster

Strategic View – Viewing Corridor – View from Parliament Hill to Palace of Westminster

Building area and occupancy GIA m2 % Occupied

UCLH 0 0 Leased out 400 100 Vacant 0 0 Totals 400 100

Maple House Flats 35 30-40 Grafton Way LONDON WC1E 6DX

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

L B Camden UCLH Flat 12 29/07/2009 19/12/2074

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Hospital for Tropical Diseases Map ref: 36 Mortimer Market, LONDON, WC1E 6JB Use: Various

Eric code: AGGRE MiCAD id: E

Description The property was built about 1970 and comprises an institutional building of concrete frame construction arranged over basement, ground and three upper floors. It has brickwork/ceramic tiled elevations and is compete with single glazed aluminium framed windows and a mansard roof.

Location The property is located on the north side of Capper Street within the London Borough of Camden. Capper Street runs west on to Tottenham Court Road and east to Huntley Street. Euston Square Underground station is within 300m north of the property.

Tenure: LH (part basement, 2nd and 3rd

floors) Classification: Unprotected Valuation: N/A Planning

Local authority: Camden Listing: No Conservation area: Bloomsbury Planning use: D1 Area zoning: Strategic View Viewing

Corridor – Parliament Hill to Palace of Westminster

Strategic View – Wider Setting Consultation Area

Strategic View – Background Consultation Area

Building area and occupancy GIA m2 % Occupied

UCLH 1028 100 Leased out 0 0 Vacant 0 0 Totals 1028 100

Hospital for Tropical Diseases 36 Mortimer Market LONDON WC1E 6JB

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

CNWL NHS Trust UCLH Part basement, 2nd and 3rd floors

18/09/2015 01/04/2064

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B O B B B C Total cost to condition B: £1,919,330

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Phase 4 Development Site Map ref: 37 Corner of Grafton Way and Tottenham Court Road, LONDON, W1T Use: Largely vacant land and VIE plant

Eric code: N/A MiCAD id: R

Description Development Site

Location The property is located on the east side of Tottenham Court Road within the London Borough of Camden. Tottenham Court Road links directly with Euston Road (A501) to the north and Charring Cross Road to the south.

Warren Street Underground station is within 15m north west of the subject property. Tenure: FH Classification: Protected Valuation: £15,666,000 Planning

Local authority: Camden Listing: No Conservation area: Bloomsbury Planning use: D1/C3 Area zoning: Central London Area London View Management

Framework Viewing Corridor – Parliament Hill to the Palace of Westminster

Strategic View – Viewing Corridor – View from Parliament Hill to Palace of Westminster

Building area and occupancy GIA m2 % Occupied

UCLH n/a 100 Leased out n/a 0 Vacant n/a 0 Totals n/a 100

Phase 4 Development Site 37 Corner of Grafton Way and Tottenham Court Road, LONDON W1T

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Rockefeller Building Map ref: 38 21 University Street, LONDON, WC1E 6DE Use: Pathology

Eric code: AGGRE MiCAD id: RF

Description The property comprises a period building arranged over basement, ground and five upper floors. The property is of solid brick and stone construction complete with a brickwork/blockwork elevation to University Street complete with decorative features

Location The property is located on University Street within the London Borough of Camden. University Street links directly with Gower Street to the east and Tottenham Court Road to the west.

Warren Street Underground station lies 250m north west of the property Tenure: LH (part) Classification: Unprotected Valuation: N/A Planning

Local authority: Camden Listing: Grade II Conservation area: Bloomsbury Planning use: D1 Area zoning: Central London Area London View Management

Framework Viewing Corridor – Parliament Hill to the Palace of Westminster

Strategic View – Viewing Corridor – View from Parliament Hill to Palace of Westminster

Building area and occupancy GIA m2 % Occupied

UCLH 864 100 Leased out 0 0 Vacant 0 0 Totals 864 100

Rockefeller Building 38 21 University Street LONDON WC1E 6DE

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCL UCLH Parts of 1st, 2nd ,3rd and 4th floors

24/03/2011 23/03/2017

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

University College Hospital (Main Hospital) Map ref: 41 235 Euston Road, LONDON, NW1 2BU Use: Main Acute Hospital

Eric code: RRV03 MiCAD id: UX1-2

Description The property comprises a modern hospital building completed in 2005 and arranged over part five/part eighteen stories. The property is of steel frame construction and is complete with extensive plate glass cladding to all elevations.

Location The property is located on the south side of Euston Road, (A501) within the London Borough of Camden. Euston Road runs west to Edgware and east to King’s Cross. Warren Street Underground station is a short distance to the west and Euston Square Underground station is a short distance to the east of the subject property.

Tenure: PFI Classification: Protected Valuation: £167,968,259 Planning

Local authority: Camden Listing: No Conservation area: No Planning use: C2/D1 Area zoning: Central London Area London View Management

Framework Viewing Corridor – Parliament Hill to the Palace of Westminster

Strategic View Viewing Corridor – Parliament Hill to the Palace of Westminster

Building area and occupancy GIA m2 % Occupied

UCLH 60341 97 Leased out 1772 3 Vacant 0 0 Totals 62113 100

University College Hospital (Main Hospital) 41 235 Euston Road LONDON NW1 2BU

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCLH/HMU Norman News Part of Ground floor 28/01/2006 08/01/2016 (New lease

in negotiation)

UCLH/HMU HCA 15th floor, parts of 2nd floor and sub-

basement of the podium

06/07/2012 05/07/2017

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

University College Hospital (EGA) Map ref: 42 235 Euston Road, London, NW1 2BU (Entrance in Grafton Way) Use: Main Acute Hospital Eric code: RRV03 MiCAD id: UX3

Description The Elizabeth Garrett Anderson Wing comprises a modern purpose built hospital building completed in 2008 and arranged over five stories. It is of steel frame construction, complete with extensive plate glass cladding to all elevations, and provides maternity and neonatal services.

Location The property is located on the south side of Euston Road, (A501) within the London Borough of Camden. Euston Road runs west to Edgware and east to King’s Cross. Warren Street Underground station is to the west of the subject property and Euston Square underground station to the east.

Tenure: PFI Classification: Protected Valuation: £46,988,404 Planning

Local authority: Camden Listing: No Conservation area: No Planning use: C2/D1 Area zoning: Central London Area London View Management

Framework Viewing Corridor – Parliament Hill to the Palace of Westminster

Strategic View Viewing Corridor – Parliament Hill to the Palace of Westminster

Building area and occupancy GIA m2 % Occupied

UCLH 15846 98 Leased out 392 2 Vacant 0 0 Totals 16238 100

University College Hospital (EGA) 42 235 Euston Road LONDON NW1 2BU

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

UCLH/HMU UCL Ground Floor, EGA Wing

10/08/2011 31/12/2036

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Whitfield Street Laboratories Map ref: 43 60 Whitfield Street, LONDON, W1T 4EU Use: Pathology

Eric code: AGGRE MiCAD id: G

Description The property comprises a modern office building arranged over basement, ground and five upper floors.

The property is of steel frame construction and is complete with brickwork elevations to Whitfield Street and double glazed aluminium framed windows throughout.

Location The property is located on the east side of Whitfield Street within the London Borough of Camden. Whitfield Street links directly with Goodge Street to the south and Grafton Way to the north.

Goodge Street Underground station is south of the subject property and Warren Street Underground station is to the north. Tenure: LH Classification: Unprotected Valuation: N/A Planning

Local authority: Camden Listing: No Conservation area: Charlotte Street Planning use: B1 Area zoning: Central London Area Strategic View – Viewing

Corridor – Parliament Hill to Palace of Westminster

Strategic View – Wider Setting Consultation Area

Proposed Modification Clear Zone Area

Building area and occupancy GIA m2 % Occupied

UCLH 1798 100 Leased out 0 0 Vacant 0 0 Totals 1798 100

Whitfield Street Laboratories 43 60 Whitfield Street LONDON W1T 4EU

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Whitfield Street Properties

UCLH Parts of 60 Whitfield Street

25/3/2008 then

extended

24/03/2018

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* B B O B B C B Total cost to condition B: £595,975

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition

Phase 5 redevelopment site Map ref: 44 Huntley Street, LONDON, WC1E 6DG Use: Clinical

Eric code: N/A MiCAD id: I15

Description Development Site

Location The site is located on the west side of Huntley Street within the London Borough of Camden. Huntley Street runs north to Grafton Way and south to Torrington Place.

The site is equidistant between Goodge Street and Warren Street Underground stations which are to the south and north west respectively.

Tenure: FH Classification: Protected Valuation: £4,418,725 Planning

Local authority: Camden Listing: No Conservation area: Bloomsbury Planning use: D1 Area zoning: Central London Area Strategic View – Wider Setting

Consultation Area Proposed Modification Clear

Zone Area Central London Local Area –

Fitzrovia

Building area and occupancy GIA m2 % Occupied

UCLH n/a 100 Leased out n/a 0 Vacant n/a 0 Totals n/a 100

Phase 5 Redevelopment 44 Huntley Street LONDON WC1E 6DG

Occupancy and key lease\licence terms Landlord Tenant Demise Start date Expiry date

Appraisal summary Physical

Condition Statutory

Compliance Space

Utilisation Functional Suitability

Quality Audit

Environment Disabled Access

Grade* N/A N/A N/A N/A N/A N/A N/A Total cost to condition B: N/A

*Key to appraisal grades Physical Condition A = As new

B = Sound, operationally safe and exhibits only minor Deterioration B(C) = Items currently condition B but will fall to condition C within 5 years period. C = Operational but major repair or replacement needed soon D = Inoperable or serious risk of failure or breakdown

Statutory Compliance A = Complies fully with current mandatory fire safety requirements and statutory safety legislation B = Complies with all necessary mandatory fire safety requirements and statutory safety legislation with minor deviations of a non-serious nature B(C) = Currently as B but will fall below B within five years as a consequence of unabated deterioration or knowledge of impending mandatory fire safety requirements or statutory safety legislation C = Contravention of one or more mandatory fire safety requirements and statutory safety legislation, which falls short of B D = Dangerously below conditions A and B

Space Utilisation E = Empty of grossly under used at all times U = Generally under used. Utilisation could be significantly increased F = Satisfactory level of utilisation O = Overcrowded, overloaded and facilities generally overstretched

Functional Suitability A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition X = Total rebuild or relocation needed

Quality Audit A = Facility of excellent quality B = Facility requiring general maintenance investment only C = Less than acceptable facility requiring capital investment D = Very poor facility requiring significant capital investment or replacement X = Total rebuild or relocation is needed

Environmental Management

A - Of excellent performance / energy usage of 35-55 GJ/100 m3. B - Requiring general investment only / energy usage of 56-65 GJ/100 m3. C - Less than acceptable requiring capital investment / energy usage of 66-75 GJ/100 m3. D - Very poor requiring capital investment or replacement / energy usage of over 76 GJ/100 m3. X - As C or D, but only alternative is total rebuild / replacement.

Disabled Access A = Very satisfactory, no change needed B = Satisfactory, minor change needed C = Not satisfactory, major change needed D = Unacceptable in its present condition