Vassall Court, 13 - 19, Straits Parade, Fishponds,
UNDER OFFER, £1,400,000
A Freehold 1960’s block comprising seven Retail Units with ancillary accommodation above and parking to rear.
The property occupies a prime corner position in the heart of Fishponds less than one mile to the Glenside Campus and Four miles from the Univeristy of the West of England. The student bus runs directly outside on Fishponds road as does the night bus from central Bristol. The cycle track runs directly over to the UWE and Frenchay campus.
Full Planning has been granted to create 39 studio apartments in addition to the existing commercial units.
The potential gross income for the developed scheme is in the region of £319,000 per annum.
Decision : GRANTED subject to condition(s)
Application no: 16/06890/F
Type of application: Full Planning
Site address: 13-19 Vassall Court, Straits Parade, Bristol, BS16 2LE
Description of development: Partial redevelopment of site to provide three storey
building containing 35 x Student Studio Apartments (Sui Generis Use) containing 39 bedspaces, including the reconfiguration of existing shop units 13-15 Straits Parade to provide a single, combined retail unit (Use Class A1) and student accommodation (Major application)
Applicant: Greensky Developments Ltd
Agent: LPC (Trull) Ltd
Committee/delegation date: 28.06.17
Date of Notice: 28.06.17
CURRENT INCOME - COMMERCIAL TENANTS
Number 19 - Papa John’s 15 years to 27.05.28 5 year rent reviews in line with RPI at £18,000 per annum plus VAT
Number 17-18 - Kingfisher Café 10 years to 16.10.24 break clause in 17.10.19 rent reviews in line with RPI at £18,000 per annum plus VAT (two personal guarantees)
Number 16 - House of Clive new 10 year lease to 25.01.2027 rent reviews in line with RPI every 5 years at £13500 plus VAT
Number 13-15 Vacant circa 900s q.ft expected rent £16000 per annum.
TOTAL INCOME £65,500 per annum
RENTAL APPRAISAL - STUDIO FLATS
The Student Letting Experts Say;
Purple Frog a student management company state that there is considerable demand for accommodation in the area and that new Studios would be highly sought after. They have said these units would attract rents of £6500 per annum including bills therefore generating a gross rent of £253,500 per annum.
Purple Frog Property Group | 07891 990 148 | www.purplefrogproperty.com
INFORMATION PROVIDED BY VENDOR
A statement from the Structural engineer as to the buildings foundations suitability to add further weight to the structure and that the concrete frame has been tested to prove it does not have high levels of Aluminium and is therefore structurally sound.
Speak to either Nick Harrington or Duncan Leather at JDL.
Asbestos survey attached. The stairwell in unit 16 is being removed and the Asbestos Board to its underside will be removed as part of that process. That leaves one stairwell in unit 15 to remove. Other than that the vinyl floor tiles in each store area can either be removed or covered over.
The existing drainage Soil pipes served each floor and are proven to work fine. It’s the intention to connect to these existing soil pipes within the floor voids to each group of flats.
Storm inlets currently run off the rear roof into the ground 800mm and connect to the storm drain to the rear of the property (alongside the foul) These will need to be exposed to provide inlets to the rear of the building. This is relatively minor works. There are provisions for a storm downpipe to the front of the building at each end, one adjacent to Papa Johns and the other has to be run in next to no 13 a distance of some 5m all on site. The overall roof area is the same as existing. The drains have been inspected by Wessex following a letter from them advising that one of the shops had incorrectly connected a foul drain into a storm internally during its fit out and as such this was rectified and signed off. No CCTV exists as the drainage system is visible and working fine.
Utilities – we have three 100A TP&N supplies to shop’s 13,14 and 15 which after its reconfiguration requires a single phase 100A supply. Additional capacity is not expected to be a problem.
- we have gas coming into the shops at number 13. This is proposed to be used to feed the Hot Water cylinders. We believe it’s a 32mm supply.
- water is available in the footpath to the front.
We have no quotes from the utility companies as the loads and strategy had not been finalised. Normal Utility costs are expected.
Architects construction information can be obtained from Noma Architects. Contact Steve Davis on Bristol 0117 929 2041. We have not employed Noma to produce a set of construction drawings but the principles have been established and Steve can guide along with the structural engineers how the conversion
ew build is proposed.
Tenders- we have no official tenders back from Metzec or other metal framed structural suppliers. Timber frame has been as far as we are concerned discounted due to the usual on site and off site fire risk and the management of that process through the HSE.
There is not an official Health and safety file running for this project as its not live. However we have looked at the practicalities of running the project with live shops under and are satisfied that this can be managed safely. It is up to the building contractor to satisfy them selves that their methodology is robust and fit for purpose. It’s the intention to use the three shops as a store, mess and site office as there is a small kitchen and toilet in one unit 15 and 14 used to be a cheque save so has a counter and rear office and number 13 is a shell with a downstairs toilet water and power.
Reflections - a new lease in ready to sign once the new staffroom is complete to the rear which is underway. The first floor will then be vacated. Each shop has a concrete block wall between them which looks like a block on its flat plastered either side.
When looking at a section note the height of the second floor’s floor being dropped into the existing structure to reduce the height of the overall building without dropping the whole first floor structure.
All the tenants are happy with this conversion as they all see it as new business. No reductions in rent or rates have been granted or expected.
Greg White of Purple Frog and others have given advice on the demand for student lets or micro flats in the area and we are satisfied as are others that there is a strong demand in the area.
REFER TO LEGAL PACK