March Deals Update

Hudson House, York. Credit: Palace Capital
Published on: 4th March 2019

With an estimated 10,000 UK shops due to close this year the Treasury Committee has launched a new inquiry into business rates to scrutinize how Government policy has impacted business. Read the full article here. 

With a new business rates relief package due to take effect next month, Rob Cohen wrote about the relief extension and the potential benefits to the licensed trade here.

In the South West our team continued their great start to the year with recent highlights including the valuation of over £45m worth of property, an office investment sold for in excess of £2million and planning advice delivered on three residential schemes delivering 110 dwellings.

We have recently strengthened our national machinery and business assets team with the appointment of Mark Rowlands and Emily Higginbottom in our Manchester office. The appointments follow a bumper year for our specialist machinery and business assets team who have successfully completed 40 online auctions, realising over £11million in sales.

During February the first Housing Delivery Test (HDT) were released by the Ministry of Housing, Communities and Local Government having been delayed since November 2018, our planning team have summarised the results and looked at the potential consequences here. 

Development of Hudson Quarter, a mixed-use scheme in York, comprising of 127 apartments and 34,500 sq ft of office space, started last month after Yorkshire-headquartered Caddick Construction were awarded the development. Please contact Richard Dunn in our office agency team for more information about the available space.

Our holiday and caravan park team had a busy month with a couple of deals completed and a number of new instructions. Recent deals included the sale of a substantial residential park in Swansea that sold for over £3,500,000 and Lizard Lane Caravan Park, a 5 acres well established mixed holiday caravan park in South Shields that was sold late last year within just three weeks of entering the market.

At the start of February we celebrated the first anniversary of our new Leeds office. The relocation not only saw us move in to Central Square, a brand new £100m development, but it also allowed us to invest in new technology and working practices that meet the corporate requirements of our increasing client base.

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2018 Housing Delivery Test Results alongside Changes to NPPF: What Next?

Last week the first Housing Delivery Test (HDT) results were released by the Ministry of Housing, Communities and Local Government (MHCLG) having been delayed since November 2018. The results were released alongside changes to the National Planning Policy Framework (NPPF), as follows:

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Last week the first Housing Delivery Test (HDT) results were released by the Ministry of Housing, Communities and Local Government (MHCLG) having been delayed since November 2018. The results were released alongside changes to the National Planning Policy Framework (NPPF), as follows:

[fulltext] =>

 • ‘Deliverable’ site definition altered to clarify how small and large housing sites should be assessed when calculating a 5-year housing land supply;

• Allowing sites that pass the Appropriate Assessment test to benefit from the ‘presumption in favour of sustainable development’; and,

• Standard method for assessing housing need to revert to the 2014-based projections in the short-term with a commitment to review standard method over the next 18 months.

What is it?

The HDT is a monitoring tool the Government will use to demonstrate whether local areas are building enough homes to meet their housing need. As the test is new, the Government has built in time for it to bed down which has created complexity.

Why is it important?

The NPPF identifies the consequences for local authorities; they are tiered depending on level of shortfall in delivery.

What are the consequences?

Authorities pass the test if they have delivered at least 95% of their requirement. For authorities that have delivered less than 95% of their required housing supply, they must produce an Action Plan to identify actions to increase delivery in future years. Authorities that have delivered less than 85% will have to identify a 20% buffer to their land supply. Finally, authorities that have delivered less than 25% of their requirement will be vulnerable to speculative applications, specially, the NPPF’s ‘presumption in favour of sustainable development’ will apply. As the HDT is new, the Government has built int time for it to bed down. This means the ‘presumption’ trigger point changes to below 45% in November 2019, and below 75% in November 2020.

What are the 2018 HDT results?

No authorities have a delivery of less than 25%, thus none currently face the ‘presumption’ penalty. 86 authorities have delivered under 85% meaning they now have to add a 20% buffer. The worst performing authorities are New Forest (35% delivery), Calderdale (36%), Redbridge (38%), Adur (41%), City of London (42%), Barking & Dagenham (43%), Thanet (44%), Medway (47%) and Trafford (47%). 108 authorities come under 95% and will now have to produce an Action Plan. 66% of authorities (two thirds) have therefore this year escaped any penalty at all.

What are the implications for landowners and developers?

The results show that local authorities need to engage with landowners and developers to enable housing delivery to be accelerated in some areas. Please contact Owen Pike or Barnaby Harris should you wish to discuss the HDT results and the potential impacts on your residential proposals.

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Machinery and business asset team strengthened by appointment of duo in Manchester

We have recently strengthened our national machinery and business assets team with the appointment of Mark Rowlands and Emily Higginbottom in our Manchester office. The appointments follow a bumper year for our specialist machinery and business assets who have successfully completed 40 online auctions, realising over £11million in sales.

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We have recently strengthened our national machinery and business assets team with the appointment of Mark Rowlands and Emily Higginbottom in our Manchester office.

The appointments follow a bumper year for our specialist machinery and business assets who have successfully completed 40 online auctions, realising over £11million in sales.

[fulltext] =>

Mark Rowlands joins us as an associate partner bringing with him over 18 years’ experience within the machinery and business assets sector, where he has completed work in the UK, across Europe and the UAE. Mark has varied industry knowledge having undertaken recent valuations of chocolate production machinery, whisky/gin distilleries and sports ground construction machinery. He has regularly provided valuation and disposal advice for insolvency, asset based lending and asset transfer purposes and has recently gained his ASA accreditation.

Having previously worked as an estates surveyor, Emily Higginbottom has joined us as a surveyor valuer. Emily has a diverse range of commercial property experience and will support the team on the range of services offered to the machinery and business assets sector, she will also sit her APC this year, specialising in machinery and business assets and becoming a registered valuer.

Neil Simpson, partner in our machinery and business assets team commented, “We’re delighted to welcome Mark and Emily to the team. They each bring with them a wealth of experience and will help to further reinforce our reputation as one of the market leaders in the sale and valuation of machinery and business assets.”

Our machinery and business assets team offer a comprehensive range of services relating to the valuation and disposal of business assets.

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Leeds team celebrate offices first birthday!

Today we are celebrating the 1st birthday of our office at Central Square in Leeds City Centre. We relocated our team of 80 property experts to the sixth floor of the Grade A office building in February 2018 and the office relocation not only saw us move in to a brand new £100m development, but it also allowed us to invest in new technology and working practices that meet the corporate requirements of our increasing client base.

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Today we are celebrating the 1st birthday of our office at Central Square in Leeds City Centre.

We relocated our team of 80 property experts to the sixth floor of the Grade A office building in February 2018 and the office relocation not only saw us move in to a brand new £100m development, but it also allowed us to invest in new technology and working practices that meet the corporate requirements of our increasing client base.

[fulltext] =>

David Rastrick, head of our Leeds office commented, “I can’t really believe it’s been a year since we moved into our prime grade A office accommodation at Central Square. The past 12 months have absolutely flown by.

“We are constantly striving to improve the working environment for all our staff and the new office presented us with a fantastic opportunity. We were lucky enough to be able to draw on the in-house expertise of our agency, marketing, building consultancy and architecture teams who have ensured we have ended up with office accommodation that they can be proud of, and enjoy spending time in.

“Following on from the success of the Leeds move we are now in the process of providing a similar working environment in Newcastle with our move to Grade A offices at Central Square South which should happen by the end of March.”

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Work on £35m ‘prestigious development’ in York city centre set to begin

Development of a mixed-use scheme in York city centre comprising of 127 apartments and 34,500 sq ft of office space, is to begin this month after Yorkshire-headquartered Caddick Construction were awarded the contract. For all office enquiries please contact our Leeds agency team, or joint agents JLL.

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Development of a mixed-use scheme in York city centre comprising of 127 apartments and 34,500 sq ft of office space, is to begin this month after Yorkshire-headquartered Caddick Construction were awarded the contract. For all office enquiries please contact our Leeds agency team, or joint agents JLL.

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New inquiry launched into the impact of Business Rates on business

With an estimated 10,000 UK shops due to close this year the Treasury Committee has launched a new inquiry into Business Rates to scrutinize how Government policy has impacted business.

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With an estimated 10,000 UK shops due to close this year the Treasury Committee has launched a new inquiry into Business Rates to scrutinize how Government policy has impacted business.

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Small Business Rates Relief extension and the benefits to the licensed trade

A new business rates relief package is due to take effect from April 2019 and follows the difficulties experienced in the retail and leisure sectors and estimations that two pubs were being forced to close a day across the country. Industry bodies within both the retail and licensed trade sector called for business rates reforms and during Phillip Hammond’s Autumn 2018 budget the chancellor obliged in part. Over the next two years retailers with rateable values below £51,000 will benefit from a reduction in their rates bills of a third, irrespective of whether they have one property or form part of a national chain. It has been estimated that the measure will benefit 90% of independent, shops, pubs and restaurants; cutting their bills by up to £8,000 and totalling over £900million in business rates relief.

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stdClass Object ( [state] => 1 [modified] => 2019-02-14 14:36:57 [id] => 1688 [asset_id] => 2057 [title] => Small Business Rates Relief extension and the benefits to the licensed trade [alias] => small-business-rates-relief-extension-and-the-benefits-to-the-licensed-trade [introtext] =>

A new business rates relief package is due to take effect from April 2019 and follows the difficulties experienced in the retail and leisure sectors and estimations that two pubs were being forced to close a day across the country. Industry bodies within both the retail and licensed trade sector called for business rates reforms and during Phillip Hammond’s Autumn 2018 budget the chancellor obliged in part.

Over the next two years retailers with rateable values below £51,000 will benefit from a reduction in their rates bills of a third, irrespective of whether they have one property or form part of a national chain. It has been estimated that the measure will benefit 90% of independent, shops, pubs and restaurants; cutting their bills by up to £8,000 and totalling over £900million in business rates relief.

[fulltext] =>

The announcement is a welcome one for operators across the North East, with a general feeling of unease in the market following a number of recent closures, the fall in the value of the pound and of course the uncertainty surrounding Brexit.

The relief has been put in place to tackle the current issues facing Britain’s high streets but this may be seen to just be papering over the cracks, with a more fundamental root and branches reform being needed.

Whilst the savings will undoubtedly assist struggling operators in secondary and tertiary locations, it appears it will do little to impact on bar and restaurant operators within city centres, where rateable values tend to be higher than the £51,000 threshold. Three of the companies that have struggled and closed a number of restaurants in 2018 are Carluccio’s, Jamie’s Italian and Byron Burger and their premises in the centre of Newcastle all have rateable values of over £100,000!

In addition, the relief is subject to EU State Aid limits that will remain in place regardless of Brexit and mean that any one business cannot receive any more than a total of €200,000 grant funding / capital allowances / financial assistance from Government in a three year period.

It will therefore help some but certainly not all businesses and the prime areas and units are likely to be unaffected by it, instead needing to hold on until April 2021 when a new Rating Revaluation should restore some equilibrium between market conditions and the rates payable.

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[layout_type] => blog [menu_text] => 1 [page_title] => Latest News and Insight on the UK Commercial Property Market | Sanderson Weatherall [page_heading] => Latest News [menu-meta_description] => News, industry insight and features on the UK Commercial Property Market from Award Winning Property Consultancy Sanderson Weatherall [secure] => 0 [page_description] => [page_rights] => [robots] => [access-view] => 1 ) [initialized:protected] => 1 [separator] => . ) ) URL: /news/22-blog/1688-small-business-rates-relief-extension-and-the-benefits-to-the-licensed-trade?layout=default&breadcrumb=noimage

Video: Caravan Park Market Review 2018

Our holiday and caravan park team have recently created a video showcasing a few highlights from their year and a general review of the holiday and caravan park market as a whole during 2018. Watch it here:

Read More....

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Our holiday and caravan park team have recently created a video showcasing a few highlights from their year and a general review of the holiday and caravan park market as a whole during 2018. Watch it here:

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Marketing to completion in three weeks – it can be done!

Our specialist holiday and caravan park team sold Lizard Lane Caravan Park, a 5 acres well established mixed holiday caravan park located in South Shields. The park occupies a beautiful seaside location with a spectacular position overlooking Marsden Bay, is licensed for over 100 caravans and was sold within three weeks of marketing commencing with a guide price of £1.35million.

Read More....

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Our specialist holiday and caravan park team sold Lizard Lane Caravan Park, a 5 acres well established mixed holiday caravan park located in South Shields.

The park occupies a beautiful seaside location with a spectacular position overlooking Marsden Bay, is licensed for over 100 caravans and was sold within three weeks of marketing commencing with a guide price of £1.35million.

[fulltext] =>

Agent on the park, William Reynolds commented, “We are often asked how long a sale may take to complete. Unfortunately there is not a ‘one size fits all’ answer, as much of it depends on the complexity of the property.

“In our experience, the time taken between the date an offer is accepted and the date the sale completes is typically around 3-6 months, although we have had instances of sales taking up to 18months to complete.

Lizard Lane was an exception to this rule however, we commenced marketing the property at the end of November, had a sale agreed within 10 days, arranged a meeting with all parties and their advisors and successfully completed the sale within just three weeks of the property going on the market.”

If proof were needed that timescales do not have to be protracted, then this is it. If you are considering selling then please get in touch with our market leading team to arrange a park appraisal.

Contact Us

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Should I Stay Or Should I Go? – Lease Renewals in the Licensed Sector

If, like many other licensees, you lease your premises, you will no doubt have experienced the stresses and strains of a rent review or the lease renewal process, and if you haven’t, then you probably will soon! A business lease can be a complicated document and if you take nothing else away from this article, always remember the value of timely advice, both from your solicitor and your surveyor, as both these professionals could have a vital role to play in any negotiations you undertake.The processes around lease renewals are heavily regulated and there can be some very hard and fast deadlines, which, if you miss them, can have devastating consequences for your business. So, it is vital that you act proactively and take the front foot or if your landlord acts first, you respond in a timely manner.

Read More....

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If, like many other licensees, you lease your premises, you will no doubt have experienced the stresses and strains of a rent review or the lease renewal process, and if you haven’t, then you probably will soon!

A business lease can be a complicated document and if you take nothing else away from this article, always remember the value of timely advice, both from your solicitor and your surveyor, as both these professionals could have a vital role to play in any negotiations you undertake.
The processes around lease renewals are heavily regulated and there can be some very hard and fast deadlines, which, if you miss them, can have devastating consequences for your business. So, it is vital that you act proactively and take the front foot or if your landlord acts first, you respond in a timely manner.

[fulltext] =>

For lease renewals, you need to start thinking about the process no less than 18 months before your lease is due to end. The first thing you need to do is decide whether or not you want to stay in the premises, as that decision will determine some of the actions you may need to take further down the line.

Assuming you do want to stay, the next question is, whether your lease offers the protection of the Landlord and Tenant Act 1954 (LTA54)? Your solicitor will be able to tell you this. If it doesn’t, then you need to engage your surveyor and start forming a negotiation strategy early, as if you cannot reach agreement with your landlord by the lease end, you will have no legal right to remain in occupation. 

If it is a LTA54 protected lease, then you have a little more time, but you still need to formulate your plan with both your solicitor and surveyor, as they will be able to advise on the terms you should be offering your landlord for the new lease. Rent, repairing obligations, alienation and user clauses all have a key part to play in this.

Assuming that your landlord does not oppose your application for a new lease, then you should have plenty of time to negotiate and agree the terms of the lease. I If you cannot reach agreement there is always the opportunity to apply to court to have the terms determined, this is the last resort however. If though, your landlord seeks to oppose the renewal under one of the 7 grounds offered under s30 of LTA54, then it is likely, if you want to stay, that an application to court may be your only option.

For licensed premises, there is however a further complication. If you occupy a pub on a ‘tied’ tenancy, you may also wish to think about whether you want to remain on this basis and get the benefit of a lower rent, at the expense of higher beer prices or, under the provisions of the Pubs Code 2016, apply for a Market Rent Option (MRO) lease. Again, this process is tightly controlled, with a number of strict deadlines that you must meet to keep the MRO avenue open. So, if you think an MRO lease might be of interest to you, getting proper advice at an early stage is vitally important, as getting it wrong could prove to be a costly mistake.

If however, you decide that you want to leave the premises at the lease end, don’t think that you can just walk away!

When you end the lease, unless the landlord is going to comprehensively redevelop the premises, there is a likelihood that you may be landed with a dilapidations liability, a legal claim to make good any disrepair deemed (by the landlord) to have occurred. If your landlord serves such a claim on you there are a number of remedies available. You can do the works, assuming you have sufficient time, which unfortunately is often not the case) or you can try and negotiate a better settlement.

In both cases, there is significant value in appointing a surveyor on your behalf, as dilapidations is a complex area of property law and what may seem reasonable and realistic to you, may, in the eyes of the law, simply be not! 

As a tenant, one of the primary defences is under s18 (1) of the Landlord and Tenant Act 1927 (LTA27), which effectively places a limitation on the landlords claim, of no more than the diminution in the value of the property due to the repair works required. This however, isn’t necessarily all the proposed costs. As only those costs that are considered value affective will impact on the value of the reversion. This is where the skill of a specialist surveyor is required. Working with a building surveyor, your valuer should assess the costs proposed by the landlord to see whether a) they are reasonable and b) whether the disrepair alleged really reduces the value of the property as much as the landlord’s surveyor suggests. S18(1) can be a really powerful tool in the tenant’s arsenal when defending a dilapidations claim and can potentially save you significant sums.
With any lease event, the old adage of the 5 p’s is as relevant as ever (Proper Planning Prevents Poor Performance) and although it may seem counter intuitive to spend money up front before anything has happened, getting proper advice at an early date, whilst it may cost you some cash, could potentially save you significantly more further down the line.

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