5 - 11 Paxman Road

Question 1

Why did the industrial units have a sui-generis use?

Answer 1

It was used as a visitors centre for glass blowing, a cafe and a retail area.

Question 2

Describe the marketing strategy?

Answer 2

The property was initially advertised to be let as a whole on Rightmove, BC’s website and a to let board, however after receiving minimal interest in 12 months, I advised my client to advertise as separate units.

Question 3

What analysis did you carry out that led you to conclude the units should be split?

Answer 3

Advice was based on the level of interest my client had received so far and the feedback I obtained was that the property required extensive reconfiguration (it was designed for the previous occupier)

I also spoke with local agents to discuss sentiment towards the larger units and whether they were aware of any requirements - it was apparent there was a demand for smaller units at circa 2,000 sq.ft for small local businesses looking to expand their operations.

Question 4

Describe the industrial unit?

Answer 4

1. 4 industrial units merged into one
2. Constructed of steel portal frame
3. Poor internal layout

Question 5

What was the specification?

Answer 5

1. Single phase electricity
2. Eaves height of 3.65m
3. Manually operated roller shutter doors

Question 6

What were the works?

Answer 6

1. Separation of services (electric / gas etc)
2. Blocking up internal openings between units
3. Internal decoration
4. Installation of toilets / changing rooms
5. Full height glazed entrance for the dance school

Question 7

Who carried out and managed the works?

Answer 7

Tenant carried out the works, however I undertook regular inspections to keep my client informed of progress.

Question 8

How long did planning permission take?

Answer 8

8 weeks

Question 9

What lease terms did you negotiate / advise?

Answer 9

Main terms were

1. 6 Year lease with 3 yearly rent reviews
2. Break option at year 3
3. Rent free period to reflect cost of works
4. Alienation permitted
5. Included within security of tenure provisions
6. Service Charge to cover cost of maintenance and repair

Question 10

How long was the rent free period?

Answer 10

Varied for each tenant

1. Dance school - 18 months
2. Age UK - 18 months
3. Virtual reality centre - 6 months

Question 11

What does Sui Generis mean?

Answer 11

It is a use class that stands by itself