experts in greater london planning & development … · planning & development – in a...

International Property Consultants

GREATER LONDONPLANNING& DEVELOPMENT

EXPERTS IN

Planning & Development –In a nutshell

50%of London First's Property and Housing members

60%of top housing associations in London*

Active in all London Boroughs

* Based on the G15

Acted for Acted for

15of commercial floorspace

Experts in Greater London Planning & Development

www.geraldeve.com

millionsq ft

Gerald Eve’s Planning & Development team is one of the most respected in the UK. More than 100 people strong, based in London and Manchester, we offer one of the largest integrated teams in our sector. We remain at the forefront of policy making and our unrivalled knowledge of central and local government planning systems ensures our clients receive first class, impartial advice and innovative, intelligent solutions to meet their objectives.

It is all about creating effective solutions to meet the client objectives. We are able to offer a highly experienced, personable team with real depth of skill, knowledge, innovation, commitment and resource.

Hugh Bullock Head of Planning & Development and Chairman, Gerald Eve

£12.5 50,000gross developmentvalue

residential dwellings including 15,000 affordable housing units

billion

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London area inset18 HILLINGDON19 HOUNSLOW20 ISLINGTON21 LAMBETH22 LEWISHAM23 MERTON24 NEWHAM25 REDBRIDGE26 RICHMOND UPON THAMES27 ROYAL BOROUGH OF

KENSINGTON & CHELSEA28 ROYAL BOROUGH OF

KINGSTON UPON THAMES29 SOUTHWARK30 SUTTON31 TOWER HAMLETS32 WALTHAM FOREST33 WANDSWORTH

1 BARKING & DAGENHAM2 BARNET3 BEXLEY4 BRENT5 BROMLEY6 CAMDEN7 CITY OF WESTMINSTER8 COUNTY OF THE

CITY OF LONDON9 CROYDON

10 EALING11 ENFIELD12 GREENWICH13 HACKNEY14 HAMMERSMITH

& FULHAM15 HARINGEY16 HARROW17 HAVERING

Barking & Dagenham

Richmond Upon Thames

Royal Borough of Kensington & Chelsea

Royal Borough of Kingston Upon Thames

Barnet

Watford

Woodberry Down

Baltimore Wharf

Barking Wharf

Fairfield & Tabernor House, Croydon

M25

M25M26

M20

M11A1(M)

M1

M40

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Westfield

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London Borough of Tower Hamlets

White Post Lane

Stag Brewery

BBC Television Centre

Wembley Park Masterplan

Havering

Hillingdon

Hounslow

Islington

Lambeth

Southwark

Sutton

TowerHamlets

Waltham Forest

WandsworthLewisham

Merton

Newham

Redbridge

Bexley

Brent

Bromley

Camden

City ofWestminster

City ofLondon

Croydon

Ealing

Enfield

Greenwich

Hackney

HaringeyHarrow

Hammersmith& Fulham

Barking & Dagenham




Barnet

Havering

Hillingdon

Hounslow

Islington

Lambeth

Southwark

Sutton

TowerHamlets

Waltham Forest

WandsworthLewisham

Merton

Newham

Redbridge

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Bromley

Camden

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Ealing

Enfield

Greenwich

Hackney

HaringeyHarrow

Hammersmith& Fulham

Barking & Dagenham




Barnet

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Hillingdon

Hounslow

Islington

Lambeth

Southwark

Sutton

TowerHamlets

Waltham Forest

WandsworthLewisham

Merton

Newham

Redbridge

Bexley

Brent

Bromley

Camden

City ofWestminster

City ofLondon

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Ealing

Enfield

Greenwich

Hackney

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Hammersmith& Fulham

Barking & Dagenham




Barnet

Havering

Hillingdon

Hounslow

Islington

Lambeth

Southwark

Sutton

TowerHamlets

Waltham Forest

WandsworthLewisham

Merton

Newham

Redbridge

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Brent

Bromley

Camden

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Ealing

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Hackney

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Hillingdon

Hounslow

Islington

Lambeth

Southwark

Sutton

TowerHamlets

Waltham Forest

WandsworthLewisham

Merton

Newham

Redbridge

Bexley

Brent

Bromley

Camden

City ofWestminster

City ofLondon

Croydon

Ealing

Enfield

Greenwich

Hackney

HaringeyHarrow

Hammersmith& Fulham

Barking & Dagenham




Barnet

Havering

Hillingdon

Hounslow

Islington

Lambeth

Southwark

Sutton

TowerHamlets

Waltham Forest

WandsworthLewisham

Merton

Newham

Redbridge

Bexley

Brent

Bromley

Camden

City ofWestminster

City ofLondon

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Ealing

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Hammersmith& Fulham


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1 Stag Brewery, Mortlake2 Baltimore Wharf3 Woodberry Down4 BBC Television Centre5 Barking Wharf6 24-26 White Post Lane

7 London Borough of Tower Hamlets8 Wembley Park Masterplan9 Westfield10 Croydon – Fairfield Masterplan Site & Taberner House11 Watford CIL – Area-wide viability study12 Enfield Council – Small Housing Estates

Our clients (Greater London)

www.geraldeve.com


“ The Market Tech group has worked closely with Gerald Eve’s planning and development team for the last decade. We have successfully worked together on a number of high profile complex London schemes which have achieved successful planning permission. Gerald Eve’s client care is second to none. They are always available to provide timely

and detailed advice and offer a true personalised service. ”

Mark Alper UK Group Property Director Market Tech Group

“ Gerald Eve’s depth of understanding of both the Build to Rent sector and Financial Viability provided be:here with comprehensive expertise and guidance. The Development Team implemented a very successful viability strategy for our 600 unit Barking Wharf Development. We have since broadened our relationship with Gerald Eve and are working with them on our Bromley North scheme along with other future developments. ”

Simon Chatfield Senior Director be:here


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Gerald Eve is recognised as one of the UK’s leading experts in Planning & Development.

Our clients look to us to help them realise or improve asset value by:

• Fully integrated planning and development advisory offer

• Deep understanding of the planning system as a whole

• Imaginative and thought-through planning and development strategies

• Analysis and management of planning risk

• Detailed knowledge of market focus

• Optimising the outcome of the planning and development process

• Depth of resource with one of the largest planning and development teams in our sector

• Financial analysis for town planning and portfolio management purposes

• Active engagement in policy debate by influencing Government, regional and local policy through the British Property Federation, London First, Westminster Property Association, City Property Association etc

• Tenacious, putting everything into pursuing the best outcomes

Your intelligent advisor

www.geraldeve.com

We have a fully integrated service offering

• Acquisitions and disposals

• Affordable housing

• CPO

• Development agreements

• Development Plan / Policy advice

• Expert witness

• Due diligence

• Financial viability assessments

• Planning applications / appeals

• Portfolio management / advice

• Project management

• Regeneration

• Strategic land

• Valuation

Corporates: We advise major corporates providing advice on both expansion opportunities as well as securing favourable change to more valuable uses on consolidation and exit from old industrial sites.

Developers: We work with significant national mixed-use developers, housebuilders and specialist/niche players.

Public sector and registered providers: We partner and advise a number of government departments, local authorities, public bodies and housing associations to ensure ‘best consideration’ and value are secured for the public sector.

Land owning institutions and private wealth: We represent many significant landowners and our combined planning and development approach is able to protect, and deliver value through securing planning permissions and transacting land and buildings for development.

Funds: We support fund managers to ensure their assets are optimised with an appropriate short, medium and long-term strategy.

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Serviceoffering


Experts in Greater London Planning & Development – case studies

www.geraldeve.com

Stag Brewery, Mortlake

Gerald Eve successfully disposed of the freehold interest in the Stag Brewery, a 21.2 acre site on the banks of the River Thames in Mortlake, on behalf of AB InBev. The site has a 200 metre River Thames frontage and is recognised as one of the prime development opportunities on the River Thames in London. Prior to the site’s closure, we advised AB InBev on the production of a planning brief for the site. This involved close liaison with local groups, Council officers and politicians in addition to several public exhibitions. The planning brief was adopted by the London Borough of Richmond-upon-Thames for a residential led mixed use ‘village heart’ for Mortlake.

AB InBev announced the closure of the Brewery in early 2015 and Gerald Eve were instructed as a sole agent with a deadline for disposal of the site by the end of the year. The development opportunity, offered on either a subject to planning or unconditional basis, gained a significant amount of interest from both UK and international developers. After a thorough selection process, Reselton Properties Limited, owned by City Developments Ltd (CDL), a Singaporean developer, advised by Dartmouth Capital, were chosen as the preferred party and the site was sold unconditionally for c.£160m.

Following the disposal, Gerald Eve has been appointed by Reselton Properties Limited as planning consultant and are working with the core project team, including Squire & Partners, to develop a mixed-use development which will include residential and a significant new commercial hub. Formal pre-application discussions have commenced with key stakeholders, including the borough and local community groups.

Baltimore Wharf

Gerald Eve was instructed by Baltimore Wharf SLP to provide planning advice in relation to the mixed use redevelopment at Baltimore Wharf, Isle of Dogs, London Borough of Tower Hamlets.

Baltimore Wharf SLP (a joint venture between Galliard Homes and Frogmore Real Estate Partners) purchased the mixed use development at Baltimore Wharf, the site of the former London Area.

The scheme comprises of a mix of residential, retail, leisure, hotel and serviced apartments within nine buildings around two central courtyards.

The first phase of the scheme had been constructed and revisions were proposed to the second phase of the development, including a 45 storey residential building.

An application for amendments was submitted and granted by the London Borough of Tower Hamlets. The amendments to the scheme included 38 additional residential units to provide 1150 residential units in total, together with revisions to the layout and design of the development.

Gerald Eve provided strategic planning advice, undertook consultation with the London Borough of Tower Hamlets and submitted the application.


Woodberry Down

Gerald Eve were instructed by Berkeley Homes (Capital) PLC to undertake a financial viability assessment of a hybrid planning application. The London Borough of Hackney was not only the local planning authority but also the land owner and parallel negotiations over the land in the context of a Principal Development Agreement also had to be taken into account in viability process.

The application was for over 4,000 homes of which 40% were a mixture of affordable rented, shared ownership and shared equity tenure. These units are to be delivered in eight phases over the course of 25 years.

Gerald Eve’s assessment set out the proposed contribution towards affordable housing within the Revised Masterplan whilst also having regard to Mayoral Community Infrastructure Levy, and Hackney’s S106 obligations. The site had been ring-fenced by the London Borough of Hackney so as not to be impacted by any future Borough CIL.

Gerald Eve’s assessment was agreed by representatives of the London Borough of Hackney and the application was granted permission.

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BBC Television Centre

Stanhope Plc and the British Broadcasting Corporation (BBC) have joined together to form a partnership to regenerate the six hectare BBC Television Centre site on Wood Lane in the White City Opportunity Area.

Gerald Eve initially advised Stanhope on their successful bid to be appointed as the development partner for the BBC. We were then instructed to provide strategic planning advice for refurbishment works of the BBC Television Centre, which is Grade II listed, and partial redevelopment of the site. This involved formulating an appropriate application strategy and engaging in detailed discussions with the London Borough of Hammersmith and Fulham, the Greater London Authority, English Heritage and other stakeholders.

Planning permission and listed building consent was granted to provide up to 1,025 homes, approximately 46,000 sq m of office accommodation, and a hotel, up to 7,500 sq m of Use Classes A1-A4 floorspace, a cinema, a gym, and a media experience.

Gerald Eve were subsequently instructed to advise in relation to a revised scheme for 942 homes, approximately 56,000 sq m of office space, a hotel, a Private Members Club and up to 11,500 sq m of Use Classes A1-A4, a cinema and a gym. Planning permission and listed building consent were granted for these applications.

Barking Wharf

Gerald Eve provided financial viability advice in support of a planning application to redevelop Abbey Retail Park (South) in London Borough Barking and Dagenham to provide a c.600 unit scheme known as Barking Wharf.

The scheme proposed a 100% Build to Rent development which was designed with the tenant specifically in mind with a core focus on tenant experience, amenity space, community and service provision. The residential uses are specifically designed for the rental market with bedrooms being of equal sizes and all benefitting from an ensuite bathroom.

Gerald Eve’s viability case was that in lieu of any form of traditional Affordable Housing, the proposed rental levels enable the scheme to deliver a greater proportion of units that are affordable to Londoners earning within the Mayor’s income thresholds at the time of our advice.

24-26 White Post Lane

Gerald Eve was instructed by Aitch Group to provide planning advice in relation to the mixed use redevelopment of an industrial site within the London Legacy Development Corporation Area.

The site is within the London Borough of Tower Hamlets and is situated within the Fish Island regeneration area, close to Hackney Wick Station.

The scheme, designed by Hawkins Brown, comprises 103 residential units and approximately 3,000 sq m of light industrial workspace, with a commercial yard and public space. The development consists of four linked six storey buildings, together with extensive roof gardens

and landscaping. The scheme includes 22% affordable housing which was justified by a financial viability appraisal.

Key planning considerations included the land use strategy to make provision for replacement employment use and the agreement of the affordable housing and residential mix. Gerald Eve’s Development team also advised the previous owner on the sale of the site.

The London Legacy Development Corporation resolved to grant planning permission.

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London Borough of Tower Hamlets

Gerald Eve is appointed to provide a wide range of property consultancy services to the London Borough of Tower Hamlets (LBTH) on various projects across the borough. Services provided include advice in relation to affordable housing, disposals and acquisitions, planning, large regeneration schemes, compulsory purchase and valuation.

Alisa StreetGerald Eve have been instructed to provide strategic advice to optimise the potential benefits to the LBTH land which forms part of the Alisa Wharf development located within the Poplar Riverside Housing Zone.

Sovereign Court, E1We provided valuation and negotiation advice for Sovereign Court, a property where LBTH owned the freehold interest and the leaseholder sought to vary the terms of their lease to enable development after planning permission was granted. We initially advised the appropriate premium payable to LBTH. We then led the negotiations with the leaseholder to a satisfactory conclusion and finally reported in accordance with Section 123 of the Local Government Act 1972.

Site Disposal Programme (various)We were instructed to advise on the likely disposal proceeds for five development sites in the borough. A detailed options analysis of each site informed the site appraisals, which were supported by comparable market transactions and our knowledge of disposing of development sites within London. We are currently retained as agent to dispose of one of the sites.

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Wembley Park Masterplan

Gerald Eve advised Quintain on development strategy, affordable housing and financial viability matters in relation to the comprehensive mixed-use redevelopment of 18 ha of land surrounding Wembley Stadium. In addition to open green spaces, the new Masterplan will deliver 4,850 new homes, along with c.1m sq ft of offices and also retail, student accommodation and a hotel.

We prepared a detailed report providing a financial assessment rationale and justification for the following aspects of the proposed scheme:

• the proposed mix of uses;• an appropriate split between housing tenure types, including private rented accommodation;• the maximum reasonable level of affordable housing that can be provided;• public realm benefits;• the level of other planning obligations.

Gerald Eve prepared a bespoke financial model to analyse in detail the effect of changes to the above factors and to test the impact of changing the mix and quantity of the various land uses. We undertook advanced sensitivity and simulation analysis to justify the level and type of affordable housing provision and planning obligations.

London Borough of Brent resolved to grant outline planning permission. The scheme provides a range of affordable housing tenures, comprising Affordable Rent, Discount Market Rent, Intermediate Shared Ownership and Discount Market Sale as well as additional affordable units provided through the Mayor’s London Housing Bank.

We have also advised in Section 106 negotiations in relation to earlier permissions on the Wembley Park estate which ensure flexibility in the delivery of affordable housing and included several innovative cascade mechanisms.

Westfield

Gerald Eve was instructed by Westfield Shoppingtowns Ltd to undertake a detailed financial viability assessment in support of the outline planning application for a northern extension to the existing Westfield London shopping centre at White City, within the London Borough of Hammersmith and Fulham.

The scheme proposed to create a vibrant, high-quality retail (73,144 sq ft) and residential (1,347 units) mixed-use development on land directly to the north of Westfield London. This is planned together with the provision of commercial and leisure facilities, community uses, extensive areas of public realm and improved pedestrian routes through the site to allow connections to the opportunity area and the wider locality.

The scheme is constrained by the requirement to construct the foundations around the London Underground Central Line tunnels that pass under the site. It is also necessary to build the scheme at podium level over the existing Ariel Way roundabout and road network and to retain vehicular access to the existing centre throughout the development.

Gerald Eve presented extensive viability evidence to support an appropriate level of on-site affordable housing while considering the complexity and cost of the associated infrastructure. The team briefed both the Council and their advisors. A level of circa 12% was agreed with London Borough of Hammersmith and Fulham and their advisers.

Taberner House, Croydon

Gerald Eve was instructed by HUB Group to progress AHMM designed proposals for the comprehensive redevelopment of the former Croydon Council building together with re-modelling of Queen’s Gardens, the main public gardens in central Croydon.

The development comprises a total of 514 residential apartments, including within a 35 storey tower building, with ground floor flexible commercial uses and extensive landscaping.

The site became vacant in 2013, when Croydon Council moved into Bernard Weatherill House, its new offices adjacent to the Grade II listed Town Hall. After a series of failed schemes and proposals by other developers,

and considerable political intervention, Hub entered into an agreement with Croydon’s Estate’s Team to bring forward regeneration proposals for the site. Gerald Eve led an intensive pre-application programme with key stakeholders including Croydon Council, the GLA, Historic England and the local community.

The planning application was unanimously approved at Planning Committee within just 11 weeks from submission.

Gerald Eve advised on planning, viability and affordable housing matters.


Fairfield Masterplan Site, Croydon

Gerald Eve was instructed by the London Borough of Croydon to provide high level valuation/optioneering advice and subsequent detailed financial viability advice in relation to a major redevelopment site in central Croydon. The site comprised land and property in a variety of commercial uses and ownerships which was the subject of a previous masterplan. Our initial advice involved working with the consultant design team to assess the development options on each element of the masterplan area to maximising value and achieve the objectives of the London Borough of Croydon. The proposed scheme included residential, office, retail, hotel, education and leisure uses.

Later advice involved assessing the detailed viability of the preferred scheme of a hybrid planning application for the site which included over 2000 residential units. The redevelopment and re-provision of the Croydon College main campus will also form a key part of the proposed scheme. Our dedicated affordable housing team also advised on the affordable strategy for the Masterplan including tenure mixes, products, design, unit types and values.

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Enfield Council – Small Housing Estates

The Gerald Eve planning and development department is appointed as sub-consultant to Mott Macdonald to provide property consultancy services to Enfield Council in relation to the Council’s small housing sites development programme.

As part of a wider multi-disciplinary team Gerald Eve is instructed to provide commercial development advice in support of evolving development models, options and scheme designs. This includes undertaking bespoke financial modelling to test a series of residential tenure and project delivery scenarios.

In each case, Gerald Eve has then advised on the optimum solution for delivering the Council’s housing objectives. The instruction is ongoing.


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Watford CIL – Area-wide viability study

Gerald Eve acted at public examination to determine appropriate Community Infrastructure Levy (CIL) rates presented as part of the Area Wide Viability Study.

Gerald Eve investigated the impact on potential CIL rates of: the anticipated development over the plan period; the anticipated distribution density and type of development across the authority; of a finer grain analysis of the anticipated revenue streams within proposed development areas. Building upon the work undertaken in the Stage 1 Study, the residual land value of a number of generic development schemes were compared to a range of reasonable land value benchmarks.

The set of development scenarios for various use classes, established in the Stage 1 Study, were used to determine whether having deducted construction costs, planning requirements (including CIL) and a developer’s profit, the residual value remained sufficient to incentivise landowners into releasing that land for development.

The report created as a Stage 2 of the study was used by the Council to support the conclusion reached and to create the Charging Schedule. The proposed CIL rates were found sound by the inspector for an examination in public and came into force.

Twickenham

Gerald Eve has been appointed by the Rugby Football Union (RFU) to provide comprehensive planning advice in relation to the extension of the East Stand of Twickenham Stadium in the London Borough of Richmond Upon Thames.

The RFU sought to extend the stand of the 82,000 capacity national rugby union stadium for matchday and non-matchday hospitality facilities.

Gerald Eve advised upon planning strategy and managed the pre-application process with the London Borough of Richmond Upon Thames in order to establish key principles associated with the extension, including land use, design, transport and energy and sustainability.

Gerald Eve also prepared and submitted material seeking a Screening Opinion to confirm that the development proposal did not constitute Environmental Impact Assessment (EIA) development, which was subsequently formally agreed with the London Borough of Richmond Upon Thames.

An application for planning permission was submitted to the London Borough of Richmond Upon Thames leading to the grant of planning permission.


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Gerald Eve is a firm of international property consultants based in the UK. We operate a national network of nine offices and an international alliance of independent real estate advisors covering Europe and major US markets.

Whether you are a developer, land owner, property owner, investor or occupier, Gerald Eve provides independent, intelligent and relevant advice based on detailed market knowledge and sector understanding.

Together we have the resource, experience and relationships to deliver the best property solutions for your business.

UK PLANNING& DEVELOPMENTEXPERTS IN


CENTRAL LONDONPLANNING& DEVELOPMENT

EXPERTS IN


EXPERTS IN


Our Planning & Development experience

Leeds1 York PlaceLeeds LS1 2DRTel. +44 (0)113 244 0708

ManchesterNo 1 Marsden StreetManchester M2 1HWTel. +44 (0)161 830 7070

Milton KeynesAvebury House201-249 Avebury BoulevardMilton Keynes MK9 1AUTel. +44 (0)1908 685950

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London (West End) 72 Welbeck StreetLondon W1G 0AYTel. +44 (0)20 7493 3338

London (City)46 Bow LaneLondon EC4M 9DLTel. +44 (0)20 7489 8900

BirminghamBank House8 Cherry StreetBirmingham B2 5ALTel. +44 (0)121 616 4800 Cardiff32 Windsor PlaceCardiff CF10 3BZTel. +44 (0)29 2038 8044

Glasgow140 West George StreetGlasgow G2 2HGTel. +44 (0)141 221 6397

experts in greater london planning & development … · planning & development – in a...

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