RARE FREEHOLD MIXED-USE PORTFOLIO LOCATED IN EAST LONDON AND WORCESTER - Allsop
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BOLIGOLD PORTFOLIO
BOLIGOLD
PORTFOLIO
R A R E F R E E H O L D M I X E D - U S E P O R T FO L I O
LO C AT E D I N E AST LO N D O N A N D WO R C E ST E R
2 BOLIGOLD BOLIGOLD PORTFOLIO
EXECUTIVE
PORTFOLIO
SUMMARY
Comprises 10 Freehold assets. ADDRESS SUBMARKET PROFILE AREA ANNUAL
(SQFT) RENT
Six of the assets are located in the London Boroughs of Hackney Period warehouse office building
Stephen House, 1B and London
and Tower Hamlets. 1
1C Darnley Road, E9 Fields
with significant redevelopment 20,060 £127,400
potential
Includes a rare freehold building with significant redevelopment
475-479 Bethnal Green Mixed-use retail and office buildings
potential totalling 20,060 sq ft NIA on Darnley Road in London Fields. Bethnal
2 Road and 1A, 1G, Units 1-9 with medium term redevelopment 4,694 £209,021
Green
Hollybush Place, E2 potential
Includes a prime development site on the corner of Bethnal Green Road
Attractive retail and residential
and Hollybush Place. 3 49 Roman Road, E2
Bethnal
corner building with redevelopment 1,387 £78,000
Green
potential
One of the assets comprises a site in Worcester with planning
consent for 18 new residential flats. 4,631
1-3 Grand Parade and Significant corner site comprising a
+ 8 sold off
4 245-255 Oxlow Lane, Dagenham whole retail parade with residential £132,030
residential
Real Estate totalling 51,620 sq ft including the ground rents RM10 let and sold off above
flats
of 12 residential flats.
804
443 Bethnal Green Road, Bethnal Prominent retail corner building with + 2 sold off
Generating a total rent roll of £695,471 per annum. 5
E2 Green residential sold off above residential
£48,950
flats
Two significant redevelopment opportunities; the iconic Stephen House
on Darnley Road and 475-479 Bethnal Green Road where massing can 6
35-37 Fortescue Avenue, London Vacant mid-terrace residential
614 Vacant
E8 Fields building arranged as two flats
be trebled and doubled respectively subject to planning and other
necessary consents. Stepney Grade II listed three bedroom house
7 6 Maria Terrace, E1 1,076 £871
Green let on a regulated tenancy
Significant asset management opportunities to enhance value in the
short and medium term include the following; 43 Old Bethnal Green Bethnal Corner commercial building with
8 794 £36,000
Road, E2 Green redevelopment potential
– Obtaining planning consents to allow for extensive refurbishment
and/or redevelopment. Two
135/135a Gainsborough Manor residential
– Explore change of use from commercial to residential. 9 Two residential ground rents £159
Avenue, E12 Park ground
rents
– Re-letting vacant units to stabilise income stream.
2-8 Henwick Road, Mixed-use majority island site with
– Buying in sold off residential to allow for redevelopment. 10 4 Bush Walk and Worcester planning consent to create an 17,560 £63,040
6-8 Bull Ring, WR2 additional 18 residential flats
– Pursuing enhanced planning consent in Worcester.
51,620 £695,471
Offers are invited for the BVI-company in which the assets are held.
4 BOLIGOLD
A12 A406
ILFORD
A10 HACKNEY
4
9
STRATFORD
MANOR PARK
DAGENHAM
VICTORIA
BARKING
PARK
A13
SHOREDITCH
HACKNEY
DOWNS
A11
HACKNEY
CENTRAL
WHITECHAPEL
1
CITY OF A13
LONDON
LONDON FIELDS
LONDON
CANARY CITY AIRPORT 6
MA
WHARF
RE
STR EET
VICTORIA
PARK
A107
CAMBRIDG E
A10
PAGE
LOCATION
CAMBRIDGE
HEATH
1 1B and 1C Darnley Road, E9 6QH 10 HOXTON
475-479 Bethnal Green Road and
HEA
2
8
1A, 1G and Units 1-9 Hollybush Place, E2 9QX 18
TH
3 RO
AD
3 49 Roman Road, E2 0HU 24 2 AN
5 ROM
4 1-3 Grand Parade and 245-255 Oxlow Lane, R OA D
Six of the properties and the majority HNAL
GREE
N BETHNAL GREEN
RM10 7YT 28 BET
of the portfolio value are located in the
R OA D
WEAVERS
FIELDS
area between London Fields and 5 443 Bethnal Green Road, E2 9QH 32 BETHNAL GREEN
Bethnal Green. One property is located
6 35-37 Fortescue Avenue, E8 3QB 34
in Dagenham. One of the residential
STEPNEY
properties is located in Stepney Green 7 6 Maria Terrace, E1 4NE 35 WORCESTER SHOREDITCH
HIGH STREET
GREEN
and the ground rents are located in 8 43 Old Bethnal Green Road, E2 6PR 36
Manor Park. There is also a LONDON 7
9 135/135a Gainsborough Avenue, E12 6JN 37 A11
development site with planning WHITECHAPEL
consent for 18 residential units in 10 2-8 Henwick Road, 4 Bush Walk LIVERPOOL
Worcester. and 6-8 Bull Ring, Worcester, WR2 38 STREET
6 EAST LONDON BOLIGOLD PORTFOLIO
EAST LONDON
LONDON FIELDS
& BETHNAL GREEN
The Royal London Hospital Cambridge Heath Road
THE MAJORITY OF ASSETS WITHIN THE BOLIGOLD PORTFOLIO
ARE SITUATED IN EAST LONDON AND MORE SPECIFICALLY IN
London Fields Lido
THE AREA AROUND LONDON FIELDS AND BETHNAL GREEN.
EAST LONDON IS ONE OF THE FASTEST GROWING AREAS OF
THE CAPITAL. IN FACT OVER 50% OF LONDON’S POPULATION
LIVE EAST OF TOWER BRIDGE AND THE POPULATION OF THE
CAPITAL IS PREDICTED TO REACH 11 MILLION BY 2030.
Six of the properties and the majority Connections to Central London are very
of the portfolio value are located in the quick. Bethnal Green benefits from the
area between London Fields and Central line which is a 3 minute journey
Bethnal Green which crosses both the to Liverpool Street providing access to
London Borough of Tower Hamlets and the City and Crossrail (estimated from
London Borough of Hackney. The area 2021). Bank is a 5 minute journey away
east and west of the vibrant Mare Street and the West End at Oxford Circus only
which runs south from Hackney Central 12 minutes. From London Fields there is
to join Cambridge Heath Road and a regular service running into Liverpool
eventually Bethnal Green tube station Street station which takes 9 minutes. Boating Lake in Victoria Park
(a 30 minute walk in total) comprises
a vibrant mixed-use streetscape with Significant investment into both these
many artisan coffee shops, bars and boroughs from investors and developers
amenities. in recent years has seen an increase in
Broadway Market in Hackney
values and the attractiveness of the
Local attractions along the street such location for commercial office space.
as Hackney Town Hall and the Hackney Both Councils have been progressive in
Empire Theatre, the popular Broadway preserving commercial and working
Market, Hackney Picture House, Hackney spaces within the borough and this has
Walk Fashion Hub as well as the green led to a pipeline of exciting mixed-use
spaces of London Fields and its famous developments restoring some of the
Lido to the West as well as Victoria Park areas former warehouse properties and
to the East all add to the area’s regenerating others which have been
character and appeal. It is a part of left vacant.
London that has built off the growth in
nearby Shoreditch and Hoxton and now
stands on its own as one of London’s
fastest growth areas. The River Lea and Olympic Park at Stratford
Hackney Empire
8 LOCAL DEVELOPMENTS HACKNEY BOLIGOLD PORTFOLIO
DOWNS
D
HACKNEY
CENTRAL
LOCAL Some of the nearby local developments relevant
to the Boligold Portfolio assets include:
DEVELOPMENTS LONDON FIELDS
MA
RE
STR EET
E VICTORIA
B PARK
A107
A
CAMBRIDG E
A10
CAMBRIDGE
HEATH
HOXTON
HEA
TH
AD
RO
C ROM
A N
AD
N RO BETHNAL GREEN
GREE
HNAL
BET
A WATERMARK, SHEEP LANE, E8 B HAGGERSTON BATHS, E2 F
R OA D
WEAVERS
FIELDS
The Aitch Group development will comprise The restoration and redevelopment of the Grade II BETHNAL GREEN
35,000 sq ft of office space over lower ground, listed Haggerston Baths by Castleforge will create a
ground and first floors with 40 residential units 55,000 sq ft Squire and Partners Architects STEPNEY
SHOREDITCH
above. Completion is forecast for Q4 2020. designed office scheme. Completion is forecast for HIGH STREET
GREEN
Q4 2022.
A11
WHITECHAPEL
LIVERPOOL
STREET
C 10-14 HOLLYBUSH GARDENS, E2 D MORNING LANE, HACKNEY WALK, E9 E NETIL AND RICHMOND HOUSE, E8 F 255-279 CAMBRIDGE HEATH ROAD, E2
The refurbishment and redevelopment of an Site acquired by Hackney Council in 2017 with Acquired by Brunswick Real Estate in 2019 Netil Acquired by Telford Homes in 2018 the housing
existing warehouse building by Brockton Capital plans for a large mixed-use development and Richmond House comprises 55,740 sq ft GIA developer has submitted plans for a new
into a 50,000 sq ft office building which is likely to comprising retail, office and residential and is operated as a serviced office. The site has development opposite Bethnal Green Town Hall
be operated by their serviced office brand FORA. accommodation. medium to longer term redevelopment potential to comprising 189 residential units of which 40% will
Completion likely Q1 2022. support a commercial building of c.70,000 sq ft be affordable and c.18,000 sq ft of commercial
and also offers potential repositioning of the space.
adjoining market site. Delivery of the scheme is
likely to be mid-late 2020’s.
10 BOLIGOLD BOLIGOLD PORTFOLIO
LOCATION DESCRIPTION
Situated within the London Borough of Hackney, The properties consist of two adjacent Victorian
the properties hold a prime position on Darnley brick built warehouse and loft style buildings
Road just off the vibrant Mare Street and opposite arranged as multi-let studios and workshop units
the Hackney Empire Theatre and Town Hall. which have been let to a variety of occupiers under
Located a 10 minute walk from London Fields, individual one year agreements.
Hackney Central and Hackney Downs Stations,
Stephen House, 1B Darnley Road is an imposing
connectivity is excellent with the City, Shoreditch,
former warehouse comprising 15,508 sq ft (1,441 sq
Westfield Stratford and all the Olympic Park has to
m) over ground and first floor with a yard to the
offer within 15 minute journey times.
side. The building boasts excellent floor to ceiling
heights throughout and the studios to the front and
rear are accessed off a spacious central corridor
which runs the full length of the building.
1C Darnley Road, the smaller of the two buildings
comprises 4,552 sq ft (423 sq m) and is arranged
over basement, ground, first and second floors with
a yard to the front. The building has a single
staircase which on each floor leads to the
characterful studios and workspaces.
STEPHEN HOUSE,
1B AND 1C DARNLEY ROAD
London Fields, E9
MIXED-USE FREEHOLD REDEVELOPMENT OPPORTUNITY
IN THE HEART OF LONDON FIELDS
Freehold Vacant Possession of the whole determinable
with 6 month’s notice.
Prominent location on Darnley Road close to the
junction with Mare Street, equidistant between Smith & Newton Architects have produced a full
London Fields and Hackney Central stations. feasibility study which involves a redevelopment
behind the existing façade to create a building
The existing building comprises 24,434 sq ft
of c.70,000 sq ft GIA over basement, ground
(2,270 sq m) GIA, 20,060 sq ft (1,864 sq m) NIA
and five upper floors which could command a
of office space across two Victorian brick built
variety of uses, subject to planning.
warehouses with accommodation arranged over
part lower ground, ground, first and second
floors.
12 1B AND 1C DARNLEY ROAD BOLIGOLD PORTFOLIO
ACCOMMODATION TENURE
1B and 1C Darnley Road comprises the following floor areas: The properties are held Freehold on two
separate titles.
FLOOR USE GIA GIA NIA NIA
SQ FT SQ M SQ FT SQ M
PLANNING
Second Office 1,345 125 1,109 103
First Office 8,127 755 6,624 615 The properties are situated within the London
Borough of Hackney. The properties are not listed
Ground Office 13,466 1,251 11,112 1,032 nor do they lie within a conservation area.
Basement Office 1,496 139 1,215 113
Total 24,434 2,270 20,060 1,864
TENANCY
1B Darnley Road is currently multi-let to three
FLOOR PLANS tenants on leases and one property guardian on a
licence which are determinable at 1 month’s notice.
The income generated is £62,400 per annum.
There are 22 units in total of which 18 are currently
vacant.
BASEMENT GROUND
1C Darnley Road is single-let to Alavaro Cadet
Barrington until 17th November 2024. A lease
restructure is ongoing for the tenant to occupy
only the 1st and 2nd floors at a passing rent of
£65,000 per annum. The lease is determinable
Not to scale. For identification purposes only. This plan is based upon the
by the Landlord with 6 months’ notice. Ordnance Survey Map with the sanction of the controller of H.M. Stationery
Office. Crown Copyright reserved
The total income generated by the two properties
is £127,400 per annum.
DARNLEY ROAD
LEVEL 1 LEVEL 2
Not to scale.
Indicative only.
14 1B AND 1C DARNLEY ROAD BOLIGOLD PORTFOLIO
TENANCY SCHEDULE
DEMISE FLOOR AREA AREA TENANT RENT RENT START EXPIRY BREAK RENT 1954 COMMENTS
(SQ FT) (SQ M) (PA) (PSF) DATE DATE OPTIONS REVIEW ACT
1B Darnley Road
1, 1B Darnley Road Ground 550 51.0 Vacant £0 £0.00
2, 1B Darnley Road Ground 781 72.6 Vacant £0 £0.00
3, 1B Darnley Road Ground 839 77.9 Vacant £0 £0.00
4, 1B Darnley Road Ground 871 80.9 Vacant £0 £0.00
5, 1B Darnley Road Ground 754 70.0 Vacant £0 £0.00
6, 1B Darnley Road Ground 1,578 146.6 Property Guardian in Unit 6 £0 £0.00 Rolling licence 2 weeks’ notice
7, 1B Darnley Road Ground 930 86.4 Vacant £0 £0.00
8, 1B Darnley Road Ground 928 86.2 Vacant £0 £0.00
9, 1B Darnley Road Ground 1,708 158.6 Vacant £0 £0.00
10, 1B Darnley Road Ground 640 59.5 Vacant £0 £0.00
11, 1B Darnley Road Ground 477 44.3 Vacant £0 £0.00
L/T 1 months’ notice
12, 1B Darnley Road First 481 44.7 Samantha Dixon & Aleksandra Smit £21,600 £44.91 19/8/2020 18/8/2021 Outside £1,800 deposit held
post expiry
13, 1B Darnley Road First 545 50.6 Vacant £0 £0.00
14, 1B Darnley Road First 537 49.9 Mosy Music Ltd £21,600 £40.22 30/9/2020 Rolling L/T 1 months’ notice Outside
15, 1B Darnley Road First 507 47.1 Vacant £0 £0.00
16, 1B Darnley Road First 501 46.5 Vacant £0 £0.00
17, 1B Darnley Road First 425 39.5 Vacant £0 £0.00
18, 1B Darnley Road First 792 73.6 Vacant £0 £0.00
19A, 1B Darnley Road First 345 32.1 Vacant £0 £0.00
19B, 1B Darnley Road First 345 32.1 Vacant £0 £0.00
20, 1B Darnley Road First 325 30.2 Vacant £0 £0.00
L/T 1 months’ notice
21, 1B Darnley Road First 650 60.4 Richard Hutchcox £19,200 £29.54 01/8/2020 31/7/2021 5% annual uplift Outside £1,600 deposit held
post expiry
15,508 1,440.6 £62,400
1C Darnley Road
1C Darnley Road Second 1,109 103.0 Landlord - 6 months’ Lease restructure ongoing
Alavaro Cadet Barrington £65,000 £28.50 Nov-2020 17/11/2024 Outside
1C Darnley Road First 1,172 108.9 notice as documented
1C Darnley Road Ground 1,056 98.1
Vacant £0
1C Darnley Road Lower Ground 1,215 112.9
4,552 422.9 £65,000
TOTAL 20,060 1,863.5 £127,400
16 1B AND 1C DARNLEY ROAD BOLIGOLD PORTFOLIO
ASSET MANAGEMENT OPPORTUNITIES
A feasibility study has been commissioned from Smith & Newton
Architects to explore the different redevelopment opportunities for
the site. The feasibility study is available upon request and shown
here are overviews of the three schemes.
The options explored are as follows:
MIXED-USE COMMERCIAL HOTEL
FLOOR USE GIA NIA UNITS FLOOR USE GIA NIA FLOOR USE GIA NIA UNITS
SQ FT SQ FT SQ FT SQ FT SQ FT SQ FT
5 Residential (C3) 5,038 3,111 6 units 5 Commercial (B1) 4,736 3,670 5 Hotel (C1) 7,233 4,306 20
4 Residential (C3) 7,901 6,071 8 units 4 Commercial (B1) 6,953 5,845 4 Hotel (C1) 10,290 6,674 31
3 Residential (C3) 7,901 6,071 8 units 3 Commercial (B1) 7,901 6,760 3 Hotel (C1) 13,014 8,826 41
2 Residential (C3) 10,118 7,868 11 units 2 Commercial (B1) 12,874 11,377 2 Hotel (C1) 13,014 8,826 41
1 Commercial 12,874 11,377 1 Commercial (B1) 12,874 11,377 1 Hotel (C1) 13,014 8,826 41
Ground Commercial 12,874 10,570 Ground Commercial (B1) 12,874 10,570 Ground Hotel (C1) 13,014 11,926 0
Basement Commercial 15,974 14,111 Basement Commercial (B1) 15,974 14,111 Total 69,579 49,384 174
Total 72,680 59,179 33 units Total 74,186 63,710
Please note that the vendor had a positive pre-app with Hackney Council
in respect of a commercial redevelopment of the current buildings.
18 BOLIGOLD BOLIGOLD PORTFOLIO
LOCATION
Situated within the London Borough of Tower
Hamlets, the property adopts a prominent corner
location at the junction of Bethnal Green Road and
Hollybush Place.
Bethnal Green Underground Station (Central Line)
is opposite the property providing immediate
access into the City and Central London, or east to
Stratford. Shoreditch is a short walk along the high
street to the west.
DESCRIPTION
475-479 Bethnal Green Road comprises three retail
units with associated ancillary space fronting
Bethnal Green Road over ground, first and second
floors.
1A, 1G and Units 1-9 Hollybush Place comprises 10
small office studios at ground, first and second
floor level ranging from 152 sq ft to 864 sq ft
accessible from Hollybush Place.
475-479 BETHNAL GREEN ROAD
& 1A, 1G AND UNITS 1-9 HOLLYBUSH
PLACE
Bethnal Green, E2
MIXED-USE FREEHOLD INVESTMENT AND REDEVELOPMENT
OPPORTUNITY IN THE HEART OF BETHNAL GREEN
Freehold Multi-let to 12 tenants on leases and licences
generating a total rental income of £209,021 per
Prominent corner site opposite Bethnal Green
annum.
Underground Station
Smith & Newton Architects have produced an
The existing building comprises 475-479 Bethnal
initial feasibility study to demolish and redevelop
Green Road & 1A, 1G and Units 1-9 Hollybush
a building over six floors which could command
Place, which totals 4,694 sq ft (436 sq m) NIA
a variety of uses, subject to planning.
of retail, office and ancillary accommodation
arranged over ground, first and second floors. Vacant possession possible within 6 months
subject to serving Landlord development break
options.475-479 BETHNAL GREEN ROAD
20 BOLIGOLD PORTFOLIO
AND HOLLYBUSH PLACE
ACCOMMODATION TENURE
475-479 Bethnal Green Road & 1A, 1G and Units 1-9 Hollybush Place comprises the following floor areas: The properties are held Freehold.
FLOOR USE GIA GIA
SQ FT SQ M PLANNING
Second Office & Ancillary 850 79
The properties are situated within the London
First Office & Ancillary 1,539 143 Borough of Tower Hamlets. The properties are not
listed nor do they lie within a conservation area.
Ground Mixed 3,208 298
Total 5,597 520
TENANCY
The retail frontages at 475-479 Bethnal Green Road 1A, 1G and Units 1-9 Hollybush Place is multi-let to
are multi-let to three retail tenants; Second Shot seven tenants over nine 12 month lease agreements
Coffee CIC Limited, Erkan Dogan and Eff Marketing which are determinable at short notice generating
Limited generating £127,615 per annum. The lease £72,906 per annum. These rents are inclusive of
expiries range from 2019 (holding over) to insurance and service charge.
December 2028 on the unit let to Erkan Dogan but
The total income generated by the properties is
is subject to a landlord 6 month rolling break Not to scale. For identification purposes only. This plan is based upon the
£209,021 per annum, reflecting £44.53 per sq ft Ordnance Survey Map with the sanction of the controller of H.M. Stationery
option.
overall. Office. Crown Copyright reserved
There are two advertising hoardings, one lease and
one license generating £8,500 per annum.
ADDRESS USE AREA AREA TENANT RENT RENT START EXPIRY BREAK RENT 1954 COMMENTS
(SQ FT) (SQ M) (PA) (PSF) DATE DATE OPTIONS REVIEW ACT
1A, 1G and Units 1-9 Hollybush Place
1G, 1A Hollybush Place Office 864 80.2 Joe Uddin £20,270 £23.47 21/6/2013 Rolling 21-Jun Inside Rolling 12 month contract
1 & 2, 1A Hollybush Place Office 213 19.7 Xiaolan Chen of United London Estates Ltd £10,660 £50.17 21/6/2013 Rolling L/T 1 months’ notice 21-Jun Inside Rolling 12 month contract
3, 1A Hollybush Place Office 520 48.3 Mr Mashuk Miah £8,505 £16.36 17/6/2019 Rolling 1-Jul Outside Rolling 12 month contract
4, 1A Hollybush Place Office 143 13.3 A Rahman £7,494 £52.40 21/6/2013 Rolling L/T 1 months’ notice 21-Jun Inside Rolling 12 month contract
5, 1A Hollybush Place Office 247 23.0 Xiaolan Chen of United London Estates Ltd £5,629 £22.79 21/6/2013 Rolling L/T 1 months’ notice 21-Jun Inside Rolling 12 month contract
6, 1A Hollybush Place Office 520 48.3 Shorif Hoque £3,548 £6.82 21/6/2013 Rolling L/T 1 months’ notice 21-Jun Inside Rolling 12 month contract
7, 1A Hollybush Place Office 152 14.1 Mr. G. Pidcock and Mr A.Shah £6,000 £39.47 01/11/2020 31/10/2021 L/T 1 months’ notice 1-Nov Outside Rolling 12 month contract
8, 1A Hollybush Place Office 298 27.7 Mr. G. Pidcock and Mr A.Shah £7,200 £24.16 01/8/2020 Rolling 24-Sep Outside Rolling 12 month contract
9, 1A Hollybush Place Office 129 12.0 Mr G Pidcock £3,600 £27.87 01/11/2019 Rolling 1-Nov Outside Rolling 12 month contract
3,085 286.6 £72,906 £23.63
475-479 Bethnal Green Road (Including Hoarding and Sign Board)
475 Bethnal Green Road Retail 220 20.4 Second Shot Coffee CIC Limited £36,465 £165.75 06/4/2016 05/4/2019 6-Apr Outside Tenant holding over
477 Bethnal Green Road Retail 1,122 104.2 Erkan Dogan £55,000 £49.01 18/12/2007 17/12/2028 LL 6 month redev. 8-Dec-2021 Inside 3 yearly rent reviews
479 Bethnal Green Road Retail 267 25.0 Eff Marketing Limited £36,150 £135.39 21/2/2017 20/2/2022 LL 6 month redev. 21-Feb Outside
Eastern Flank Wall of 473/475 BGR Hoarding Travis Perkins Trading Company Limited £7,000 - 11/9/2012 10/9/2022
Eastern Flank Wall of 475 BGR Hoarding Daylite LED MEDIA Ltd £1,500 - 01/12/2018 31/11/2028 LL 6 month redev. Let on a Licence agreement
1,609 149.0 £136,115 £84.59
TOTAL 4,694 436.0 £209,021 £44.53475-479 BETHNAL GREEN ROAD
22 BOLIGOLD PORTFOLIO
AND HOLLYBUSH PLACE
REDEVELOPMENT POTENTIAL
Local architect, Smith & Newton Architects have produced an initial
feasibility study to demolish the existing and redevelop a new
building over six floors which could command a variety of uses,
subject to planning.
The options explored are as follows:
MIXED-USE COMMERCIAL RESIDENTIAL
FLOOR USE GIA NIA UNITS FLOOR USE GIA NIA FLOOR USE GIA NIA UNITS
SQ FT SQ FT SQ FT SQ FT SQ FT SQ FT
5 Residential (C3) 1,055 797 2 units 6 Commercial (B1) 1,012 700 6 Residential (C3) 1,109 657 3
4 Residential (C3) 1,055 797 2 units 5 Commercial (B1) 1,227 926 5 Residential (C3) 1,410 850 4
3 Residential (C3) 1,410 1,151 2 units 4 Commercial (B1) 1,227 926 4 Residential (C3) 1,410 850 4
2 Commercial 2,519 2,077 3 Commercial (B1) 2,024 1,658 3 Residential (C3) 2,476 1,690 8
1 Commercial 2,519 2,077 2 Commercial (B1) 2,519 2,077 2 Residential (C3) 2,476 1,690 8
Ground Commercial 3,035 2,228 1 Commercial (B1) 2,519 2,077 1 Residential (C3) 2,476 1,690 8
Total 11,593 9,127 6 units Ground Commercial (Retail) 3,035 2,228 Ground Commercial 3,035 2,756
Total 13,563 10,592 Total 14,392 10,183 3524 BOLIGOLD BOLIGOLD PORTFOLIO
LOCATION
49 ROMAN ROAD The property is situated on a prominent corner location
at the junction of Roman Road and Bessy Street.
Roman Road, so called because it’s part of the old
Bethnal Green, E2
Roman Road linking the old Roman capital Iceni to
Londinium hosts a lovely street market at weekends
and provides great access to Central London via
MIXED-USE REPOSITIONING OPPORTUNITY Bethnal Green Station and the Central line which is
IN A PRIME BETHNAL GREEN LOCATION a 3 minute walk away. Liverpool Street Station is
a 10 minute cycle ride.
Freehold Feasibility study shows the potential to increase
Prominent corner location within a 3 minute
the total NIA to 2,288 sq ft by the creation of a DESCRIPTION
new third floor which will create 4 residential
walk from Bethnal Green Underground Station.
units in addition to the existing retail. The existing building comprises 1,567 sq ft (145.6 sq m)
The existing building comprises 1,567 sq ft (145.6 GIA and 1,387 sq ft (128.9 sq m) NIA of retail and
The property is single let to Thamlet Estates
sq m) GIA and 1,387 sq ft (128.9 sq m) NIA of ancillary accommodation over ground floor and
Limited on an FRI lease for a term until 11
retail and ancillary accommodation over ground basement and residential accommodation over first
December 2022 at a passing rent of £78,000
floor and basement and residential and second floors comprising two one bedroom
per annum reflecting £56.23psf.
accommodation over first and second floors. residential flats. The retail unit is accessed off Roman
Road whilst the residential accommodation is
accessible off Bessy Street.26 49 ROMAN ROAD BOLIGOLD PORTFOLIO
ACCOMMODATION ASSET MANAGEMENT OPPORTUNITIES
49 Roman Road comprises the following floor areas: A feasibility study has been commissioned by Smith & Newton
Architects to explore additional massing. The study shows the
FLOOR USE GIA GIA NIA NIA potential to increase the total NIA to 2,288 sq ft by the creation of a
new third floor on top of the existing building and a conversion of the
SQ FT SQ M SQ FT SQ M
existing basement ancillary space into a new residential flat.
Second Residential 407 37.8 348 32.3
First Residential 380 35.3 309 28.7
FLOOR USE GIA GIA NIA NIA
Ground Retail 415 38.6 365 33.9
SQ FT SQ M SQ FT SQ M
Basement Retail & Ancillary 365 33.9 365 33.9
Third Residential 420 39.0 369 34.3
Total 1,567 145.6 1,387 128.9
Second Residential 564 52.4 491 45.6
First Residential 513 47.7 467 43.4
Ground Retail 513 47.7 455 42.3
TENURE TENANCY
Basement Residential 506 47.0 506 47.0
The property is held Freehold. The property is single let to Thamlet Estates Total 2,516 233.7 2,288 212.6
Limited on an FRI lease dated 12 December 2019
for a term until 11 December 2022 at a passing rent
PLANNING of £78,000 per annum reflecting £56.23psf.
The lease is held outside the provisions of the
The property is situated within the London Landlord and Tenant 1954 Act.
Borough of Tower Hamlets.
The property is not listed but lies within the
Globe Road Conservation Area.
Not to scale. For identification purposes only. This plan is based upon the
Ordnance Survey Map with the sanction of the controller of H.M. Stationery
Office. Crown Copyright reserved28 BOLIGOLD BOLIGOLD PORTFOLIO
LOCATION
The property is situated on a junction where
Oxlow Road meets Frizlands Lane. Oxlow Lane
is the major thoroughfare between Rainham Road
and Heathway. The area is predominantly
residential and this retail parade is one of the major
amenity offerings in the vicinity. Dagenham East
Station is a 15 minute walk to the south-east where
the District line can be accessed into Central
London.
DESCRIPTION
The property comprises two adjoining retail
parades, 1-3 Grand Parade and 245-255 Oxlow
Lane. In total they provide 4,631 sq ft NIA of
ground floor retail space. There are nine residential
flats above over two floors. There is also an
advertisement hoarding which is currently vacant.
1-3 GRAND PARADE TENURE
AND 245-255 OXLOW LANE The site is held Freehold.
PLANNING
Dagenham, RM10
The property is situated within the London
Borough of Barking and Dagenham.
COMPLETE RETAIL PARADE WITH RESIDENTIAL UPPERS The property is not listed nor does it lie within
OVERLOOKING A PROMINENT JUNCTION a conservation area.
Freehold The retail accommodation is multi-let with
lease expiries ranging from December 2020 to
15 minute walk to Dagenham East station
September 2032 providing a WAULT to lease
which provides access to Central London via
expiries of 5.11 years generating £116,350 per
the District line.
annum (£25.12 per sq ft). The advertising
Comprises six retail units over 4,631 sq ft NIA hoarding is vacant.
with nine residential flats above, one let on an
Total income including the residential income
AST, eight sold off and a hoarding.
is £132,030 per annum.
Longer term redevelopment potential subject Not to scale. For identification purposes only. This plan is based upon the
Ordnance Survey Map with the sanction of the controller of H.M. Stationery
to buying in the residential flats. Office. Crown Copyright reserved1-3 GRAND PARADE
30 BOLIGOLD PORTFOLIO
AND 245-255 OXLOW LANE
TENANCY ASSET MANAGEMENT OPPORTUNITIES
The retail accommodation is multi-let to six There is longer term redevelopment potential
tenants, including Betfred, with lease expires for the site which could involve adding additional
ranging from December 2020 to September stories on top of the existing building.
2032 providing a WAULT to expires of 5.11 years
The largest retail unit let to Betfred has a rent
generating £116,350 per annum (£25.12 per sq ft).
review in November 2021 and is currently let off
The advertising hoarding is vacant.
only £16.47 per sq ft with the most recent letting
One of the residential flats is let on an AST on the parade achieved at over £24.00 per sq ft
producing £15,000 per annum whilst the for a 12 year lease term.
remaining eight flats are sold off on long leases
A purchaser could also look into buying in the
with varying lease expiries.
residential flats which could facilitate a longer term
The total income including the residential income redevelopment of the prominent corner site.
is £132,030 per annum.
TENANCY SCHEDULE
ADDRESS USE DEMISE AREA AREA TENANT RENT RENT START EXPIRY RENT 1954 ACT COMMENTS
(SQ FT) (SQ M) (PA) (PSF) DATE DATE REVIEW
1-3 Grand Parade
25/3/2020
1 Grand Parade Retail Ground 462 42.9 Taslim Hussain £15,750 £34.09 25/3/2008 24/3/2023 Inside 3 yearly rent reviews
(outstanding)
2-3 Grand Parade Retail Ground 886 82.3 Nerijus Vainorius £24,500 £27.65 25/3/2008 24/12/2020 Inside Tenant vacating December 2020
1a Grand Parade, 245/255 Oxlow Lane Residential (Sold Off) Mrs T O'Halloran £85 28/9/2086 Residential sold off long lease
2a Grand Parade, 245/255 Oxlow Lane Residential (Sold Off) Zipora Kraus £85 24/8/2142 Residential sold off long lease
3a Grand Parade, 245/255 Oxlow Lane Residential (Sold Off) Rachel Assaf £85 28/9/2086 Residential sold off long lease
1,348 125.0 £40,505
245-255 Oxlow Lane
01/3/2020
245 Oxlow Lane Retail Ground 478 44.4 Mrs N Riskiene and Mrs D Garsviene £15,000 £31.38 01/3/2016 29/2/2028 Inside 4 yearly rent reviews
(outstanding)
247/249 Oxlow Lane Retail Ground 973 90.4 Bila Teagak £24,000 £24.67 01/9/2020 01/9/2032 01/9/2024 Inside 4 yearly rent reviews
25/3/2019
251 Oxlow Lane Retail Ground 490 45.5 Kendra Mottoh £15,000 £30.61 06/7/2007 05/7/2022 Inside
(outstanding)
253-255 Oxlow Lane Retail Ground 1,342 124.7 Done Brothers (Cash Betting) Limited £22,100 £16.47 26/11/2016 25/11/2026 26/11/2021 Inside 5 yearly rent reviews
Hoarding - East Flank Wall
Hoarding Hoarding Vacant - - - -
245-255 Oxlow Lane
249a Oxlow Lane Residential Ms FM Akena £15,000 20/11/2019 19/11/2020 Residential AST
245a Oxlow Lane Residential (Sold Off) Mr O Oduguwa £85 28/9/2086 Residential sold off long lease
247a Oxlow Lane Residential (Sold Off) Mr RG Baron £85 28/9/2112 Residential sold off long lease
251a Oxlow Lane Residential (Sold Off) Mrs Anne Grace Monk £85 28/9/2086 Residential sold off long lease
253a Oxlow Lane Residential (Sold Off) London Air Hire Ltd £85 28/9/2086 Residential sold off long lease
255a Oxlow Lane Residential (Sold Off) Christopher John Evans £85 28/9/2086 Residential sold off long lease
3,283 305.0 £91,525
TOTAL 4,631 430.0 £132,030 £28.5132 BOLIGOLD BOLIGOLD PORTFOLIO
443 BETHNAL GREEN ROAD
Bethnal Green, E2
MIXED-USE LONG LET OPPORTUNITY
IN A PRIME BETHNAL GREEN LOCATION
Freehold
Prominent corner location within a 3 minute walk from
Bethnal Green Underground Station.
The existing building comprises 804 sq ft (74.7 sq m) NIA
of retail and workshop space arranged over ground floor with
two sold off residential flats above.
Multi-let to two tenants until 2023 and 2033 generating a total
rent of £48,750 per annum (£60.56psf) with rent reviews in
June 2020 (outstanding) and November 2023.
Two ground rents generating £200 per annum let until 2180
and 2125.
Total income £48,950 per annum.
Planning Authority is the London Borough of Tower Hamlets.
TENANCY SCHEDULE
ADDRESS USE DEMISE AREA AREA TENANT RENT RENT START EXPIRY RENT 1954 COMMENTS
(SQ FT) (SQ M) (PA) (PSF) DATE DATE REVIEW ACT
443 Bethnal Green Road
24/7/2020
443 Bethnal Green Road Retail Ground 544 50.5 Kenneth Edward Hines £30,000 01/7/2002 01/7/2023 Inside 3 yearly rent reviews
(outstanding)
Rear of 443 Bethnal Green Radwanul Shojib
Workshop Ground 260 24.2 £18,750 03/11/2008 02/11/2033 03/11/2023 Inside 5 yearly rent reviews
Road & Benyamin Bhuiya
Rear Studio
Residential Mrs S Modarres Residential sold off
443 Bethnal Green Road First - - £100 07/11/1993 28/9/2180
(Sold Off) & Mr E Amouzandeh long lease
(2b Ellsworth Street)
Residential First & Residential sold off
2a Ellsworth Street - - Mr T Gidley £100 17/3/2000 16/3/2125
(Sold Off) Second long lease
TOTAL 804 74.7 £48,950
Not to scale. For identification purposes only. This plan is based upon the
Ordnance Survey Map with the sanction of the controller of H.M. Stationery
Office. Crown Copyright reserved34 BOLIGOLD BOLIGOLD PORTFOLIO
35-37 FORTESCUE AVENUE 6 MARIA TERRACE
London Fields, E8 Stepney Green, E1
VACANT RESIDENTIAL OPPORTUNITY IN A PRIME HACKNEY LOCATION ATTRACTIVE 3 BEDROOM HOUSE LET ON A REGULATED
TENANCY IN STEPNEY GREEN
Freehold
Opposite the entrance to London Fields Freehold Grade II listed period property, and lies within
Overground Station. the Stepney Green Conservation Area.
Attractive 3 bedroom mid-terraced house
The existing building comprises 614 sq ft totalling 1,076 sq ft (100 sq m). Let on a regulated tenancy to Joy Sandler
(57 sq m) of residential accommodation generating £871 per annum.
2 minute walk from Stepney Green Station
arranged over ground and first floors across which provides direct access to District and Planning Authority is the London Borough
two studio flats each totalling 307 sq ft. Hammersmith and City tube lines. of Tower Hamlets.
The flats benefit from vacant possession
having previously generated £2,100 per
calendar month in rent.
Potential for additional height on top of the
existing building subject to planning and other
necessary consents or conversion into one single
dwelling. Adjoining properties show significant
height and massing.
Planning Authority is the London Borough of
Hackney.
FLOOR PLAN
FIRST FLOOR
GROUND FLOOR
FORTESCUE AVENUE
Not to scale. For identification purposes only. This plan is based upon the Not to scale. For identification purposes only. This plan is based upon the
Not to scale.
Ordnance Survey Map with the sanction of the controller of H.M. Stationery Ordnance Survey Map with the sanction of the controller of H.M. Stationery
Indicative only.
Office. Crown Copyright reserved Office. Crown Copyright reserved36 BOLIGOLD BOLIGOLD PORTFOLIO
43 OLD BETHNAL GREEN ROAD 135/ 135A GAINSBOROUGH AVENUE
Bethnal Green, E2 Manor Park, E12
TWO RESIDENTIAL GROUND RENT INVESTMENTS OVERLOOKING
LITTLE ILFORD PARK IN NORTH-EAST LONDON
Freehold 135a Gainsborough Avenue let to Ms SJ
Rickwood until 23 June 2086, generating
Ground rents over two 2 bedroom flats totalling
£150 per annum.
1,400 sq ft (700 sq ft each)
Total rent £159 per annum.
15 minute walk from Ilford, East Ham and Manor
Park Stations which provides direct access to Planning Authority is the London Borough
London Underground and Overground lines. of Tower Hamlets.
135 Gainsborough Avenue let to Mrs L. V
Pritchard until 14 June 2034 generating £9 per
annum.
COMMERCIAL REPOSITIONING OPPORTUNITY IN A PRIME BETHNAL GREEN LOCATION
Freehold
Prominent corner location within a 3 minute
walk from Bethnal Green Underground Station.
The existing building comprises 794 sq ft
(74 sq m) NIA of commercial accommodation
arranged over ground (388 sq ft) and first
(406 sq ft) floors.
Single let to Shane Whitaker until 15 July 2021
with a landlord redevelopment break option
which is exercisable with 3 months’ notice.
Total income £36,000 per annum (45.34 per sq ft).
The lease is held outside the provisions of the
Landlord and Tenant 1954 Act.
Potential to add an additional floor on top
of the existing subject to planning and any
other necessary consents.
Planning Authority is the London Borough
of Tower Hamlets.
The property lies within the Old Bethnal Green Not to scale. For identification purposes only. This plan is based upon the Not to scale. For identification purposes only. This plan is based upon the
Road Conservation Area. Ordnance Survey Map with the sanction of the controller of H.M. Stationery
Office. Crown Copyright reserved
Ordnance Survey Map with the sanction of the controller of H.M. Stationery
Office. Crown Copyright reservedBOLIGOLD PORTFOLIO
LOCATION DESCRIPTION
The buildings are is located in the St. Johns District, The property comprises most of an island site and
approximately 1km west of the Cathedral City of is arranged over four adjoining 1950’s buildings
Worcester. The City centre and its primary across ground and first floors.
amenities and shopping centres are a 10 minute
6-8 Bull Ring comprises two retail units totalling
walk across the River Severn bridge. The St John’s
2,606 sq ft (242 sq m). 4 Bush Walk comprises a
University Campus lies a 15 to 20 minute walk to
commercial garage and kitchen showroom unit
the north via Henwick Road which houses over
totalling 6,000 sq ft (557 sq m).
10,000 Undergraduate and Postgraduate students.
It is home to the Hive which is the first joint public 8 Henwick Road comprises a gym totalling 5,500
and university library in Europe constructed only sq ft (511 sq m). 2A & 4 Henwick Road comprises a
from sustainable materials and hosts over a quarter total of seven residential flats totalling 3,454 sq ft
of a million books and 12 miles of archive (321 sq m).
collections. The imposing Worcester Cathedral
dominates the City’s skyline which dates back to
Norman times and sits a 15 minute walk to the east.
Worcester has three railway stations the closest of
which is Worcester Foregate Street, a 15 minute
walk to the north-east from Henwick Road. From
here there are direct services to Birmingham New
Street in 45 minutes. Worcester’s other station,
Worcester Shrub Hill has a direct service into
London Paddington in about 2 hours. Road access
to Birmingham and London is via the M5 and M40
motorways both a 50 minute and 2 hour 30 minute
drive respectively.
2-8 HENWICK ROAD, 4 BUSH WALK
AND 6-8 BULL RING
Worcester, WR2
FOUR ADJOINING PROPERTIES WITH The two commercial units (11,500 sq ft) are
PLANNING CONSENT GRANTED FOR vacant, the retail units are let to Papa Johns
(GB) Ltd and Mr Mohammed Haque until 2028
A RESIDENTIAL SCHEME COMPRISING and 2022 respectively generating £23,500 per
18 RESIDENTIAL FLATS (C3 USE) annum. The residential flats are let on a mixture
of 6 and 12 month AST’s generating £39,540 per
annum.
Freehold majority island site. Total income generated £63,040 per annum.
Equidistant between Worcester’s historic centre The site at 8 Henwick Road including 2A & 4
and the University Campus which lies around 15 Henwick Road and 4 Bush Walk benefits from a
minutes’ walk to the north. planning consent to create 18 residential flats.
The existing buildings are arranged over ground JBD Architects have also looked at the potential
and first floors and comprise two retail units to enhance this consent further by creating 5
(6-8 Bull Ring), two large commercial units (8 units in the roof void above the warehouse and
Henwick Road and 4 Bush Walk) and seven flats also a new floor on top of existing which could
at 2A & 4 Henwick Road. The GIA of all buildings take the number of units to 45.
is 17,560 sq ft (1,631 sq m) and they all adjoin
each other taking up most of an island site.40 WORCESTER BOLIGOLD PORTFOLIO
TENURE TENANCY
The site is held Freehold. 6-8 Bull Ring comprises two retail units which are
let to Papa Johns (GB) Ltd and Mr Mohammed
Haque until 2028 and 2022 respectively
PLANNING generating £23,500 per annum. The Papa Johns
lease benefits from an upward only rent review in
July 2023.
The site is situated within the jurisdiction of
Worcester City Council. The properties are not 2A & 4 Henwick Road comprises 3 one bedroom
listed but do lie within the St Johns Conservation flats and 4 studio flats let on a mixture of 6 and
Area. 12 month AST’s generating £39,540 per annum.
The commercial (garage and gym) units at 8
Henwick Road and 4 Bush Walk are currently
vacant.
The total income generated £63,040 per annum.
Not to scale. For identification purposes only. This plan is based upon the
Ordnance Survey Map with the sanction of the controller of H.M. Stationery
Office. Crown Copyright reserved
TENANCY SCHEDULE
ADDRESS USE AREA AREA TENANT RENT RENT START EXPIRY RENT 1954 COMMENTS
(SQ FT) (SQ M) (PA) (PSF) DATE DATE REVIEW ACT
6-8 Bull Ring
6 Bull Ring, 2-8 Henwick Road Fast Food Takeaway 1,303 121.1 Mr Mohammed Haque £11,000 £8.44 24/4/2007 23/4/2022 - Inside
8 Bull Ring, 2-8 Henwick Road Restaurant - Eat in or out 1,303 121.1 Papa Johns (GB) Ltd £12,500 £9.60 11/7/2013 10/7/2028 11/7/2023 Inside Tenant break option 11/7/2023
2,606 242.2 £23,500
4 Bush Walk, St John's
4 Bush Walk Commercial/Gym 6,000 557.4 Vacant £0 £0.00 - - -
2A and 4 Henwick Road
Flat 1, 2A Henwick Road Residential Flat 560 52.0 Miss Eileen Stacy £6,900 04/6/2020 03/12/2020 6 Month AST
6 Month AST (tenant holding over
Flat 2, 2A Henwick Road Residential Flat 581 54.0 Mr Robert Charteris £6,600 10/5/2019 Holding Over
on a Statutory Periodic Tenancy)
12 Month AST (tenant holding over
Flat 3, 2A Henwick Road Residential Flat 409 38.0 Mr Michael Chitty £5,040 01/9/2008 Holding Over
on a Statutory Periodic Tenancy)
Studio 1, 4 Henwick Road Residential Flat 409 38.0 Miss Amy Mason £5,280 16/6/2020 15/12/2020 6 Month AST
6 Month AST (tenant holding over
Studio 2, 4 Henwick Road Residential Flat 388 36.0 Mr Nigel Mark Smith £4,740 18/5/2018 Holding Over
on a Statutory Periodic Tenancy)
Mr Oscar Casey McCracken / Miss
Studio 3, 4 Henwick Road Residential Flat 462 42.9 £5,280 03/7/2020 02/1/2021 6 Month AST
Zulaykha Hanna
6 Month AST (tenant holding over on a
Studio 4, 4 Henwick Road Residential Flat 645 59.9 Mr Russell Dean Boulton £5,700 30/8/2019 Holding Over
Statutory Periodic Tenancy)
3,454 320.8 £39,540
8 Henwick Road
8 Henwick Road Commercial/Garage 5,500 511.0 Vacant £0 £0.00
TOTAL 17,560 1,631.4 £63,04042 WORCESTER BOLIGOLD PORTFOLIO
REDEVELOPMENT POTENTIAL SCHEDULE OF PROPOSED ACCOMMODATION
(2A, 2-8 Henwick Road and 4 Bush Walk) EXISTING FIRST
FLOOR PLAN
The site at 8 Henwick Road including 2A Henwick
rwp
UNIT DESCRIPTION AREA AREA Note:- higher ceiling
level to end bay, to
level of window
heads
Road and 4 Bush Walk benefits from a planning SQ M SQ FT BED/LIVING
consent (P17K0096) granted September 2019 for
R
KITCHEN WORLD
1 1 Bed Flat 44 474
a change of use from a kitchen showroom, garage FD20
726
STORE
2 Duplex Studio 60 646
(A/C)
and a gym into 18 new studio and one bedroom
726
FD20
FD20
726
SD
726
KITCHEN 1200
SHOWER
R
HD
LOBBY ROOM LOUNGE
flats (C3 use) within the existing building and to 3 Duplex Studio 75 807
SD(E) Bathroom
826 rwp
FD30s BEDROOM KITCHEN
FLAT 4
min. 1000
COMMUNAL CORRIDOR
construct a new entrance lobby for these 18
Various generally for Building Regs 23/1/13
FLAT 1 FLAT 2
FD30s FD30s min. 1100
SD(E) SD(E) BEDROOM
4 Studio 63 678
826 826 f.e.
HALL
AREA NOT HD LOBBY SHOWER SHOWER LOBBY HD
SURVEYED 726 ROOM ROOM 726 FLAT 3 opening built up
FD30s
KITCHEN KITCHEN svp
residential flats.
AREA AREA internal door/lining
ss + aav ss + aav SD(E) FD20 STORE & wc removed
COMMUNAL SD SD 826 726
COMMUNAL AREA FLAT EN.
ROINTE ROINTE FLAT EN.
CORRIDOR 726 ELEC WATER. ELEC WATER. 726
METER CUPBOARD FD20 FD20 HTR HTR
FD20 FD20 up
726 STORE (A/C) STORE (A/C) 726 BEDROOM
LOBBY Bathroom
UP 726 HALL
5 Studio 57 614
FD20
BED/LIVING
svp
SD ROINTE
UP ELEC WATER.
New door 726 HTR up
linings etc. (A/C)
726
The 18 flats are made up of 8 studio, 7 one
BED/LIVING BED/LIVING
KITCHEN/DINING
kitchen units LOUNGE
removed
SHOWER BEDROOM
KITCHEN HD ROOM
AREA
6 Duplex Studio 78 840
exst.
rwp w rwp rwp svp
bedroom and 3 duplex studio flats. This would
be in addition to the 7 flats already located at 7 1 bed Flat 43 463
2A and 4 Henwick Road taking the total on the 8 1 bed Flat 48 517
whole site to 25.
EXISTING GROUND
9 1 bed Flat 47 506
FLOOR PLAN
JBD Architects have also looked at the potential to 10 1 bed Flat 47 506
GARAGE
NOT SURVEYED
enhance this consent further by creating 5 units in
11 1 bed Flat 46 495
the roof void above the warehouse and also a
complete new floor on top of existing which could
GYM GYM
12 1 bed Flat 63 678
take the number of units to 45. 13 Studio 79 850
KITCHEN WORLD
14 Studio 69 743
GYM
15 Studio 65 700 No access
BIN
16 Studio 35 377
STORE STAIRS
KITCHEN WORLD KITCHEN WORLD
17 Studio 35 377
18 Studio 38 409
Total 992 10,678 PROPOSED FIRST
FLOOR PLAN
BED
LIVING/DINING BED/LIVING
rwp
BED/LIVING BED/LIVING
Note:- higher ceiling
level to end bay, to
level of window
heads
DO NOT SCALE. REPORT ALL DISCREPANCIES TO THE
ARCHITECT IMMEDIATELY. COPYRIGHT OF THIS DRAWING
AND OR DESIGN IS VESTED IN THE ARCHITECT. DO NOT COPY BATH
OR REPRODUCE WITHOUT WRITTEN CONSENT. BED/LIVING
12
R
0m 1 2 3 4
SHW 13
STORE
SCALE 1:100 BED EXISTING STUDIO APARTMENTS
BATH BATH FD20
726
STORE
(A/C)
KITCHEN KITCHEN KITCHEN FD20
726
FD20
726
11
BATH SD
STORE STORE KITCHEN
726
LIVING/DINING
1200
SHOWER
14 15
R
HD
LOBBY ROOM LOUNGE
SD(E) Bathroom
826 rwp
FD30s BEDROOM KITCHEN
FLAT 4
min. 1000
COMMUNAL CORRIDOR
Various generally for Building Regs 23/1/13
FLAT 1 FLAT 2
FD30s FD30s min. 1100
SD(E) SD(E) BEDROOM
ROINTE
ELEC WATER.
16 ROINTE
ELEC WATER.
17 18 826 826 f.e.
HTR HALL
HTR
AREA NOT HD LOBBY SHOWER SHOWER LOBBY HD
SURVEYED 726 ROOM ROOM 726 FLAT 3 opening built up
SHOWER STORE SHOWER STORE KITCHEN FD30s
KITCHEN ROOM (A/C) AREA KITCHEN KITCHEN svp
ROOM (A/C)
AREA AREA internal door/lining
ss + aav ss + aav SD(E) FD20 STORE & wc removed
COMMUNAL SD SD 826 726
COMMUNAL AREA FLAT EN.
ROINTE ROINTE FLAT EN.
CORRIDOR 726 ELEC WATER. ELEC WATER. 726
METER CUPBOARD FD20 FD20 HTR HTR
FD20 FD20 up
726 STORE (A/C) STORE (A/C) 726 BEDROOM
LOBBY Bathroom
UP 726 HALL
SHOWER
FD20
ROOM BED/LIVING
svp
SD ROINTE
UP ELEC WATER.
New door 726 HTR up
linings etc. (A/C)
726
BED/LIVING BED/LIVING
KITCHEN/DINING
BED/LIVING BED/LIVING kitchen units LOUNGE
BED/LIVING removed
SHOWER BEDROOM
KITCHEN HD ROOM
KITCHEN AREA
AREA
exst.
rwp w rwp rwp svp
SOUTH WEST ELEVATION
(TO HENWICK ROAD. INCLUDING APPROVED NEW SECOND FLOOR CONSTRUCTION)
PROPOSED SOUTH WEST ELEVATION
GATED ACCESS TO SW
PROPOSED GROUND
FACING APARTMENTS
CYCLE STO
RAGE
BIN 2
FLOOR PLAN
STORE CYCLE STO
3 RAGE
LIVING
CYCLE STO
RAGE
LIVING
3946 floor
to ceiling 4 CYCLE STO
RAGE
5
UP TO MEZZANINE
SLEEPING AREA BED/LIVING 6
4121 floor
to ceiling
KITCHEN/DINING BED/LIVING
BATH LIVING/DINING
KITCHEN/DINING
NEW RETAINING WALL
SLEEPING AREA INE
3044 floor
to ceiling
UP TO MEZZAN
LIVING KITCHEN/ UP TO MEZZANINE
SLEEPING AREA
DINING
BATH
BATH BATH
STORE
BED SHW KITCHEN KITCHEN
CYCLE STORE
STORE STORE BATH KITCHEN
1 3 4 5
6
CORRIDOR
METER ROOM
jbd
7 8 9 10
KITCHEN KITCHEN KITCHEN KITCHEN
POST BOXES STORE STORE STORE STORE
ENLARGED
BIN
STORE
SHW SHW SHW SHW
architects BED BED BED BED
NORTH EAST ELEVATION LIVING/ DINING LIVING/ DINING LIVING/ DINING LIVING/ DINING
(INCLUDING APPROVED NEW CONSTRUCTION AND BUILDINGS IN FRONT OF SITE AND ROOF TERRACE BALUSTRADING) STUDIO, LEA HOUSE,
STAIRS
PROPOSED NORTH EAST ELEVATION
BIRCHES KNOLL 3, LANSDOWNE CRES,
WESTHOPE,
HEREFORD HR48BU
WORCESTER WR38JE
T 01905 611667
Not to scale.
T 01432 839569
E jbdhereford@yahoo.co.uk
F 01905 610057
Indicative only.
E jbdworcester@yahoo.co.uk
PROJECT
2-8 HENWICK ROAD, ST.JOHNS
NEW FLATS
WORCESTER WR2 5NR
CLIENT BOLIGOLD LTD
DRAWING
ELEVATIONS44 BOLIGOLD FURTHER INFORMATION EPC VAT Energy Performance Certificates (EPC) are The properties are not elected for VAT. available on the dataroom. DATAROOM PROPOSAL Further information can be found on the online Offers are invited on a subject to Contract basis for dataroom. Please contact the vendor’s agents to the BVI-based SPV in which the assets are held. request access. CONTACT To arrange viewings or request further information please contact; Christopher Room Chris Baker 07827 896965 07836 255797 Christopher.room@allsop.co.uk Chris.baker@mcdowalls.com James Abrahams Jon Jones 07968 056536 020 8472 4422 James.abrahams@allsop.co.uk Jon@mcdowalls.com Oliver Turney Nanak Singh 07425 862794 020 8472 4422 Oliver.turney@allsop.co.uk Nanak@mcdowalls.com Allsop and McDowalls give notice that these particulars are set out as a general outline only for the guidance of intending Purchasers or Lessees and do not constitute any part of an offer or contract. Details are given without any responsibility and any intending Purchasers, Lessees or Third Party should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person in the employment of Allsop or McDowalls, has any authority to make any representation or warranty whatsoever in relation to the properties. November 2020.
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