AN EXCELLENT RESIDENTIAL-LED DEVELOPMENT OPPORTUNITY WITH A RESOLUTION TO GRANT OUTLINE PLANNING PERMISSION
FOR UP TO 40 DWELLINGS AND B1/B2/D1 FLOORSPACE
L A ND AT FOR MER W Y EVA LE GA R DEN CENTR E
R E A DING ROA D SHIPL AK E
HENLEY-ON-TH A MES OX FOR DSHIR E
RG9 4 A E
Shiplake Railway Station (National Rail) is approximately 750 metres (a 10-15 minute walk) to the south east and provides services, via a change at Twyford Railway Station, to London Paddington in a fastest journey time of 43 minutes. Shiplake also provides services to Henley-on-Thames in circa 5 minutes. The 800 bus service (operated by Arriva) is available opposite the site from Bolney Lane, which provides regular services from High Wycombe to Reading.
The site has excellent road links. The adjacent A4155 leads north into Henley-on-Thames and south into Reading. The M4 Motorway (8 kilometres), the M40 Motorway (13 kilometres) and the M25 Motorway (27 kilometres) are
all within a c.20 minute drive. London Heathrow Airport is located approximately 28 kilometres to the west.
There are a number of local amenities in both Shiplake and neighbouring Wargrave, including public houses and restaurants, close to the River Thames. Shiplake Church of England Primary School, Shiplake Village Nursery and Shiplake College are all within the local area.
There is a large Tesco Superstore circa 1.5 kilometres to the north of the site. Henley Sailing Club is approximately 1.2 kilometres to the south east. Hennerton Golf Club is approximately 1.8 kilometres to the north east of the site.
LOC ATIONThe site is located on Reading Road (A4155), in the desirable village of Shiplake in Oxfordshire. It falls within the administrative boundaries of South Oxfordshire District Council. The immediate area comprises high quality residential use, with a number of large detached dwellings.
Nearby River Thames
CGI of proposed scheme
London Heathrow28km
to M48km
to M2527km
Henley-on-Thames5 mins*
London Paddington (via Twyford)
43 mins*
to M4013km
*Approximate times only
Source: Google Earth
MAIDENHEAD
HENLEY- ON-THAMES
READING
BRACKNELL
River T
ham
es
River Thames
M4
M4
A33
J8/9
A4130
A4155
A4
J10
J11
A404
A404M
A329M
A329M
Henley-on-Thames
Shiplake
Wargrave
Twyford
Maidenhead
Winnersh
Winnersh Triangle
Earley
ReadingReading West
A4155
A4
River Thames
THE SITE
DESCRIPTIONThe site extends to approximately 4.4 acres (1.79 hectares). The boundaries are marked for indication purposes on the attached Ordnance Survey extract.
The site comprises a former Wyevale Garden Centre which includes five single storey greenhouses which have been derelict since 2009. The buildings are situated in the centre of the site and have fallen into a state of disrepair, pending redevelopment. There is a large hardstanding area, which was previously used as a car park (for circa 60 cars). The topography of the site is broadly level.
Access to the site is from Reading Road, set behind metal entrance gates. There are trees and mature vegetation around the site’s boundaries, as well as close board wooden fencing fronting Reading
Road. Most of the mature trees onsite are to be retained as part of the proposed re-development.
The site is adjacent to an existing detached dwelling, fronting Bolney Lane, and further south lies Thames Farm which is an upcoming, attractive new residential development by Taylor Wimpey. The local area comprises predominantly large detached dwellings.
Further information is provided on the Information Website (details are provided at the end of this brochure).
© Getmapping PLC 2019. Plotted Scale -1 :1250
Ordnance Survey © Crown Copyright 2019. All rights reserved. Licence number 100022432. Plotted Scale -1 :1250
Ordnance Survey © Crown Copyright 2019. All rights reserved. Licence number 100022432. Plotted Scale -1 :20000
View of entrance to site from Reading Road
View of site facing west
PL A NNINGThe site lies within South Oxfordshire District Council. The relevant policies which guide development are contained within the Core Strategy, subject to modifications, as adopted in 2011. None of the existing buildings on site are listed and the site is not situated within a Conservation Area. There are a number of trees on the eastern side of the site which are subject to a Tree Preservation Order (TPO).
GSPublisherEngine 1560.26.29.100
Adjacent Properties and Boundaries are shown for illustrative purposes
only and have not been surveyed unless otherwise stated.
All areas shown are approximate and should be verified before forming
the basis of a decision.
Do not scale other than for Planning Application purposes.
All dimensions must be checked by the contractor before commencing
work on site.
No deviation from this drawing will be permitted without the prior written
consent of the Architect.
The copyright of this drawing remains with the Architect and may not be
reproduced in any form without prior written consent.
Ground Floor Slabs, Foundations, Sub-Structures, etc. All work below
ground level is shown provisionally. Inspection of ground condition is
essential prior to work commencing.
Reassessment is essential when the ground conditions are apparent, and
redesign may be necessary in the light of soil conditions found. The
responsibility for establishing the soil and sub-soil conditions rests with
the contractor.
NA/6000/11 O
Former Wyevale GardenCentre
Lower Shiplake, Henley
Site Layout as Proposed
L O N D O N O F F I C E : 6 Q U E E N S Q U A R E , W C 1N 3 A TT E L E P H O N E : 0 2 0 7 8 4 1 0 1 4 0 F A C S I M I L E : 0 1 9 6 2 8 4 3 3 0 3
www.adamarchitecture.com [email protected]
T E L E P H O N E : 0 1 9 6 2 8 4 3 8 4 3 F A C S I M I L E : 0 1 9 6 2 8 4 3 3 0 3
ADAM ARCHITECTURE IS A TRADING NAME OF ADAM ARCHITECTURE LIMITED
H A M P S H I R EO L D H Y D E H O U S E , 7 5 H Y D E S T R E E T
S O 2 3 7 D WW I N C H E S T E R , ,
Rev. DescriptionDate Initials
PROJECT
TITLE:
SCALE:
DATE:
DRAWING No:
DRAWN BY:
1:500 @ A1
0 10 20 30 40 50
Scale 1:500
Red Line Boundary
Proposed Development
Proposed New Trees & Planting
Proposed Communal Green Space
Private Gardens
Existing Trees
Benches
Shared Surface
Metal Road
Pavement
Traditional Carriageway
Textured Surface
Hedgerow
Textured Surfaces
ew
N
Line ofexisting watermain
Existing accessretained
Footpathaccess
Existing trees tobe retained
Existing trees tobe retained
89
28
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30
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37
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5
31
Cycle
/Bin
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14
32
6
7
1234
Employment Area
5 1234
38
38
39
39
40
40
35
33
1 - 4
15
12
23
1011
25
24
26
27
21
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1918
29
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28
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25
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27
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8
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1918
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16
16
CycleBins
23
23
7
7 6
6
5
Employment Area
1617
30
37-40
33-36
05/03/2018
JL
A 16.01.18 Amended to show the revised tenure mix & water main
proposals
MB
B 22.01.18 Amended to show the revised layout MB
C 25.01.18 Minor amendments to the employment area MB
D 25.01.18 Minor amendments to the employment area MB
E 07.02.18 Minor amendments to the layouts for Plots 5-11 MB
F 20.02.18 Minor amendments to HGH comments MB
G 20.02.18 Amended to HGH comments JL
H 23.02.18 Amended to HGH comments JL
I 05.03.18 Minor amendments MB
J 09.03.18 Plots 1-4 & 23-24 amended MB
K 31.07.18 Revised layout according to SODC comments EA
L 08.08.18 Revised plots 12 & 13 according to SODC comments EA
M 10.08.18 Minor amendments. Issued for outline approval MB
N 13.08.18 Minor amendments. Issued for outline approval EA
O 12.09.18 Minor amendments to local authority comments MB
GSPublisherEngine 1527.27.29.100
Adjacent Properties and Boundaries are shown for illustrative purposes
only and have not been surveyed unless otherwise stated.
All areas shown are approximate and should be verified before forming
the basis of a decision.
Do not scale other than for Planning Application purposes.
All dimensions must be checked by the contractor before commencing
work on site.
No deviation from this drawing will be permitted without the prior written
consent of the Architect.
The copyright of this drawing remains with the Architect and may not be
reproduced in any form without prior written consent.
Ground Floor Slabs, Foundations, Sub-Structures, etc. All work below
ground level is shown provisionally. Inspection of ground condition is
essential prior to work commencing.
Reassessment is essential when the ground conditions are apparent, and
redesign may be necessary in the light of soil conditions found. The
responsibility for establishing the soil and sub-soil conditions rests with
the contractor.
NA/6000/40A
Former Wyevale GardenCentre
Lower Shiplake, Henley
Proposed Street Elevation initials
L O N D O N O F F I C E : 6 Q U E E N S Q U A R E , W C 1 N 3 A TT E L E P H O N E : 0 2 0 7 8 4 1 0 1 4 0 F A C S I M I L E : 0 1 9 6 2 8 4 3 3 0 3
www.adamarchitecture.com [email protected]
T E L E P H O N E : 0 1 9 6 2 8 4 3 8 4 3 F A C S I M I L E : 0 1 9 6 2 8 4 3 3 0 3
ADAM ARCHITECTURE IS A TRADING NAME OF ADAM ARCHITECTURE LIMITED
H A M P S H I R EO L D H Y D E H O U S E , 7 5 H Y D E S T R E E T
S O 23 7D WW I N C H E S T E R, ,
Rev. DescriptionDate Initials
PROJECT
TITLE:
SCALE:
DATE:
DRAWING No:
DRAWN BY:
yr/mm
1:xxx @ A3A Issued for outling approval10.08.18 MB
EA
August 2018
1:500 @ A3
GSPublisherEngine 1560.26.29.100
Adjacent Properties and Boundaries are shown for illustrative purposes
only and have not been surveyed unless otherwise stated.
All areas shown are approximate and should be verified before forming
the basis of a decision.
Do not scale other than for Planning Application purposes.
All dimensions must be checked by the contractor before commencing
work on site.
No deviation from this drawing will be permitted without the prior written
consent of the Architect.
The copyright of this drawing remains with the Architect and may not be
reproduced in any form without prior written consent.
Ground Floor Slabs, Foundations, Sub-Structures, etc. All work below
ground level is shown provisionally. Inspection of ground condition is
essential prior to work commencing.
Reassessment is essential when the ground conditions are apparent, and
redesign may be necessary in the light of soil conditions found. The
responsibility for establishing the soil and sub-soil conditions rests with
the contractor.
NA/6000/11 O
Former Wyevale GardenCentre
Lower Shiplake, Henley
Site Layout as Proposed
L O N D O N O F F I C E : 6 Q U E E N S Q U A R E , W C 1N 3 A TT E L E P H O N E : 0 2 0 7 8 4 1 0 1 4 0 F A C S I M I L E : 0 1 9 6 2 8 4 3 3 0 3
www.adamarchitecture.com [email protected]
T E L E P H O N E : 0 1 9 6 2 8 4 3 8 4 3 F A C S I M I L E : 0 1 9 6 2 8 4 3 3 0 3
ADAM ARCHITECTURE IS A TRADING NAME OF ADAM ARCHITECTURE LIMITED
H A M P S H I R EO L D H Y D E H O U S E , 7 5 H Y D E S T R E E T
S O 2 3 7 D WW I N C H E S T E R , ,
Rev. DescriptionDate Initials
PROJECT
TITLE:
SCALE:
DATE:
DRAWING No:
DRAWN BY:
1:500 @ A1
0 10 20 30 40 50
Scale 1:500
Red Line Boundary
Proposed Development
Proposed New Trees & Planting
Proposed Communal Green Space
Private Gardens
Existing Trees
Benches
Shared Surface
Metal Road
Pavement
Traditional Carriageway
Textured Surface
Hedgerow
Textured Surfaces
ew
N
Line ofexisting watermain
Existing accessretained
Footpathaccess
Existing trees tobe retained
Existing trees tobe retained
89
28
29
29
30
30
31
31
32
32
37
37
35
34
34
33
5
31
Cycle
/Bin
s
14
32
6
7
1234
Employment Area
5 1234
38
38
39
39
40
40
35
33
1 - 4
15
12
23
1011
25
24
26
27
21
22
20
1918
29
28
28
26
26
25
25
27
27
24
24
8
8
9
9
10
10
11
11
12
12
13
13
13
14
14
17
17
15
15
19
1918
18
20
20
21
21
22
22
16
16
CycleBins
23
23
7
7 6
6
5
Employment Area
1617
30
37-40
33-36
05/03/2018
JL
A 16.01.18 Amended to show the revised tenure mix & water main
proposals
MB
B 22.01.18 Amended to show the revised layout MB
C 25.01.18 Minor amendments to the employment area MB
D 25.01.18 Minor amendments to the employment area MB
E 07.02.18 Minor amendments to the layouts for Plots 5-11 MB
F 20.02.18 Minor amendments to HGH comments MB
G 20.02.18 Amended to HGH comments JL
H 23.02.18 Amended to HGH comments JL
I 05.03.18 Minor amendments MB
J 09.03.18 Plots 1-4 & 23-24 amended MB
K 31.07.18 Revised layout according to SODC comments EA
L 08.08.18 Revised plots 12 & 13 according to SODC comments EA
M 10.08.18 Minor amendments. Issued for outline approval MB
N 13.08.18 Minor amendments. Issued for outline approval EA
O 12.09.18 Minor amendments to local authority comments MB
The site benefits from a resolution to grant an outline planning permission (reference: P18/S0951/O), subject to the signing of a Section 106 Agreement, by South Oxfordshire District Council for the “demolition of all existing structures, development of B1 and/or B2 and/or D1 floorspace and required parking and servicing facilities on the southeastern part of the site; development of up to 40 dwellings on the rest of the site; off-site highways works together with associated open space and landscaping. All matters to be reserved with the exception of access. As clarified by additional information accompanying Agents email dated 3 May 2018, amended by plans and information received 13 August 2018, 29 August 2018, 12 September 2018 and 1 November 2018”.
Further information in respect of planning is provided on the Information Website.
Illustrative proposed street elevation
Proposed site plan
GSPublisherEngine 1527.27.29.100
Adjacent Properties and Boundaries are shown for illustrative purposes
only and have not been surveyed unless otherwise stated.
All areas shown are approximate and should be verified before forming
the basis of a decision.
Do not scale other than for Planning Application purposes.
All dimensions must be checked by the contractor before commencing
work on site.
No deviation from this drawing will be permitted without the prior written
consent of the Architect.
The copyright of this drawing remains with the Architect and may not be
reproduced in any form without prior written consent.
Ground Floor Slabs, Foundations, Sub-Structures, etc. All work below
ground level is shown provisionally. Inspection of ground condition is
essential prior to work commencing.
Reassessment is essential when the ground conditions are apparent, and
redesign may be necessary in the light of soil conditions found. The
responsibility for establishing the soil and sub-soil conditions rests with
the contractor.
NA/6000/40A
Former Wyevale GardenCentre
Lower Shiplake, Henley
Proposed Street Elevation initials
L O N D O N O F F I C E : 6 Q U E E N S Q U A R E , W C 1 N 3 A TT E L E P H O N E : 0 2 0 7 8 4 1 0 1 4 0 F A C S I M I L E : 0 1 9 6 2 8 4 3 3 0 3
www.adamarchitecture.com [email protected]
T E L E P H O N E : 0 1 9 6 2 8 4 3 8 4 3 F A C S I M I L E : 0 1 9 6 2 8 4 3 3 0 3
ADAM ARCHITECTURE IS A TRADING NAME OF ADAM ARCHITECTURE LIMITED
H A M P S H I R EO L D H Y D E H O U S E , 7 5 H Y D E S T R E E T
S O 23 7D WW I N C H E S T E R, ,
Rev. DescriptionDate Initials
PROJECT
TITLE:
SCALE:
DATE:
DRAWING No:
DRAWN BY:
yr/mm
1:xxx @ A3A Issued for outling approval10.08.18 MB
EA
August 2018
1:500 @ A3
Illustrative proposed street elevation
DEVELOPMENT PROPOSALThe site has a resolution to grant an outline planning permission for the demolition of the existing buildings and redevelopment of the site to provide 40 new dwellings and B1/B2/D1 use (commercial floorspace).
There will be a mix of 1 and 2 bedroom apartments, and 2, 3 and 4 bedroom houses, up to maximum of two storeys in height. There are 12 apartments and 28 houses within the proposed scheme, providing a total of 34,875 sq ft (NSA) of new residential floorspace.
The apartments will be situated in three blocks, located on the eastern side of the site with two of the blocks fronting Reading Road. The blocks are all arranged over ground and one upper floor (two storeys). The flats benefit from either double doors leading onto communal gardens, or a terrace/Juliette balcony. Each flat will benefit from a parking space.
The houses are either semi-detached or detached, and are largely positioned around a new communal green which will create a central feature for all the residents and an attractive front aspect to many of the houses. The apartments and houses on the northern and western parts of the site will similarly benefit from an attractive aspect over open countryside. There will be a new cul-de-sac for five private houses at the western part of the site.
There are a total of six different house types for the houses, all of which incorporate a traditional design. This comprises a red brick or white rendered façade beneath a gable or hipped roof. The houses will mostly benefit from a driveway with two private parking spaces, and an open plan kitchen/dining room which leads onto a private garden.
In terms of tenure, this will be split as follows: 24 private units (60%), 4 Intermediate units (10%) and 12 affordable rented units (30%). We have adopted minimum sizes for the residential units in line with Government’s minimum space standards. There is potential to provide greater accommodation than the floor areas we have indicatively shown.
There will be a new commercial unit (B1/B2/D1 unit) located at the south eastern part of the site, similarly fronting Reading Road, which may extend up to two storeys in height. This must provide a minimum of 250 sq m/2,691 sq ft of new commercial floorspace.
A number of the existing trees will be retained as part of the proposed development (including those trees with a TPO on the eastern part of the site) to retain the character of the rural area.
There are two car parking areas for the apartments and commercial unit, along with bicycle and bin storage.
Further information on the permitted scheme can be found on the Information Website.
Approximate floor areas in line with minimum space standards.
Proposed accommodation
Unit type Floor area
Tenure 1 bed flat 2 bed flat 2 bed house 3 bed house 4 bed house No. of units Mix Sq m Sq ft
Private 3 - 4 17 - 24 60% 2,047.0 22,034
Intermediate - 2 1 1 - 4 10% 312.0 3,358
Affordable rented 5 2 - 3 2 12 30% 881.0 9,483
Total 8 4 5 21 2 40 3,240.0 34,875
TENUREThe freehold interest is for sale with the benefit of full vacant possession.
The site is outlined in red on the attached Ordnance Survey plan (for identification purposes only), and is to be sold subject to, and/or with the benefit of any rights of way, easements or restrictions, which may exist, whether or not mentioned in these particulars.
SERVICESIt is understood that mains water, electricity, gas and drainage were previously available to the site, although it will be the responsibility of the purchaser to ensure they are available and adequate for any future use of the site.
INSPECTIONThe site may be inspected by prior appointment through the Vendor’s selling agents, Knight Frank LLP and Savills. Please contact Jason Hobbs (Knight Frank) or Ed Keeling (Savills) to arrange an inspection.
Prospective purchasers should be aware that inspections are made entirely at their own risk and no liability is accepted by the Vendor or its agents.
METHOD OF SALEThe site is for sale by private treaty via informal tender. Unconditional offers are sought.
Interested purchasers will be required to complete the bid form, which can be found on the Information Website. It is essential this is completed in its entirety for the offers to be considered.
Offers must state a specific sum of money to be paid and shall not be for sums calculable only by reference to another bid for the site.
VATAll offers should be exclusive of any VAT which may be charged on the purchase price.
TENDER PROCEDUREi. Timetable for Submission of Bids
The date that has been set for the receipt of “best bids” for the site is 12 noon on Thursday 5th December 2019.
ii. Venue Bids should be delivered by post, email or by personal delivery to the offices of the Vendor’s selling agents, Knight Frank LLP or Savills.
Contact details below:
Jason Hobbs, Knight Frank LLP 55 Baker Street, London W1U 8AN
[email protected] 020 7861 5417
Ed Keeling, Savills Ground Floor, Hawker House 5-6 Napier Court, Napier Road, Reading RG1 8BW
[email protected] 0118 952 0507
iii. Opening Procedure All bids received in accordance with the conditions herein will be opened by the Vendor and its selling agents, Knight Frank LLP and Savills.
iv. Purchaser Notice The Vendor, in its absolute discretion, does not undertake to accept the highest or any offer received.
DEBT ADVISORYKnight Frank’s Debt Advisory team advises those seeking to obtain real estate finance for developments or acquisitions. The team is on hand to guide and support clients throughout the financing process to make it simpler and faster and to secure optimal lending terms.
For more information, please contact Lisa Attenborough [email protected] 020 3909 6846
FURTHER INFORMATIONA full Information Pack is available on an Information Website:
www.land.knightfrank.com/view/wyevaleshiplake
To enter the site, you will be required to enter your company name and your email address and to enter the password “Bolney” (this is case sensitive).
For any queries in relation to the website, please contact Jason Hobbs at Knight Frank LLP.
IMPORTANT NOTICE
Knight Frank LLP: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the site, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the site, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the site as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the site does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated: November 2019. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Knight Frank’s registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.
Savills: Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
KNIGHT FRANK
Jason Hobbs [email protected]
020 7861 5417
Justin Gaze [email protected]
020 7861 5407
CONTACT
SAVILLS
Ed Keeling [email protected]
0118 952 0507
Nathalia Gorvin [email protected]
0118 952 0520
