haggerston baths - BNP Paribas Real Estate
HAGGERSTON HAGGERSTON BATHS BATHS WHISTON ROAD, HACKNEY, E2 8BN
Expressions of Interest are sought for the Grade II listed former public baths Of interest to a range of developers and occupiers for uses including: Leisure, residential, hotel, office, educational, institutional, retail, restaurant (subject to planning)
BACKGROUND
We are delighted to seek expressions of interest for the Grade II listed Haggerston Baths on behalf of the London Borough of Hackney.
The site represents an outstanding opportunity close to the Regents Canal, an area of Hackney which continues to experience rapid change and investment. The area around Brick Lane, Kingsland Road and Hackney Road has emerged as a desirable destination, whilst central Shoreditch has become a leisure and retail destination to rival Soho in the West End.
The property can be described as three distinct areas on a total site extending to 0.23 ha (0.57 acre) comprising: the Main Hall which includes the swimming pool, the Front Entrance Building on Whiston Road including former offices and caretakers apartment, and the Former Laundry in the northwest section of the site.
The Council will consider proposals from developers, investors, occupiers and consortia to bring the buildings back into viable use. Subject to the necessary consents, these areas could be restored or developed independently, or in a combination of complimentary uses.
LOCATION The site is positioned between Whiston Road and Laburnum Street, within the London Borough of Hackney. Haggerston Overground Station is located less than 500m to the northeast with Hoxton Overground Station located less than 500m to the south-west. These are both on the East London Line providing access to Highbury & Islington in 8 minutes and the wider Overground network including Clapham Junction and West Croydon in South London. Old Street is a 20 minute walk providing access to Old Street Station, the Northern Line and London Underground network. The City of London is a 20 minute walk or a short bus ride away. Regents Canal runs east to west approximately 40m to the north. Haggerston has become an increasingly popular commercial and residential area, benefiting from the significant regeneration of the wider Borough, in particular, investment into the surrounding areas of Shoreditch to the south and Dalston to the north. The location remains renowned for its creative industries and its continuing popularity with the Technology, Media and Telecommunications sectors. Haggerston Baths sits on the periphery of the City Mills residential led scheme currently being developed by L&Q. Once completed the regeneration project will have delivered over 750 homes, providing a considerable boost to the area. The local area is renowned for its vibrancy and boasts an enviable collection of bars, art galleries, museums and other attractions all within walking distance of Haggerston Baths. Amongst many others these include, Hackney City Farm, Columbia Road Flower Market, the Geffrye Museum, London Fields and Broadway Market. Recently, the Regents Canal has become a focal point in Haggerston due to the growing collection of art galleries and artisan restaurants and cafés located along the towpath.
The City of London
Liverpool Street
Old Street
Brick Lane Shoreditch Triangle
Kingsland Road
Colombia Road
Geffrye Museum
Hoxton Station Hackney City Farm
HAGGERSTON BATHS
Haggerston Park
Bridge Academy Haggerston Station Regents Canal
Broadway Market
City Mills
19 mins to Liverpool Street 20 mins to Hackney Central 14 mins to Old Street
DESCRIPTION Haggerston Baths is a purpose built swimming baths completed in 1904 in the Edwardian baroque style. Subsequently the property was modernised with an extension added to the former laundry to the north-west. The baths were closed in 2000 and have since fallen into a state of disrepair. The property currently extends to over 3,693 sq m (39,733 sq ft Gross Internal Area and 3,406 sq m, (36,650 sq ft) Net Internal Area on a site of approximately 0.23 hectare, (0.57 acre). The property can be broadly divided into three distinct areas as shown below:
MAIN POOL HALL The key focal point for the property is the main pool hall, with the 25m swimming pool still in situ. The domed roof gives the hall an impressive atmosphere with ample natural light provided by full length roof lights. Originally the pool was surrounded by amphitheatre style seating;
however we understand that was removed in the 1960s to create a gallery walkway and access to the changing rooms below. Surrounding the main pool hall are a number of ancillary rooms including changing facilities, store rooms and toilets. The main pool dimensions are 25m x 10m and the learning pool 10m x 3.9m. The floor to ceiling height is 6.1m from floor level to the eves and 12.4m at the highest point of the domed roof. The main pool hall area benefits from a large basement; previously this area was in use as a laundry and ancillary storage space.
FORMER LAUNDRY
chain fed boilers, which are noted for their heritage value.
THE FRONT ENTRANCE BUILDING
The more recently constructed warehouse style building in the north western corner of the property is arranged over part basement, ground and part first floor. This section currently houses the original chain fed coal boilers, changing rooms, the modern boilers and air handling equipment along with storage space and has separate access from Whiston Road. Save for the chimney, the structure of the laundry building has few areas of significant architectural merit. Re-development of this part may be possible, subject to all necessary consents. Any proposed redevelopment must give consideration to the
Positioned behind the impressive façade fronting onto Whiston Road, the front entrance building is arranged over basement, ground and two upper floors. When the baths were in operation this section of the property included a reception area, offices and a caretakers flat on the top floor. There are two stairwells located either side of the main entrance providing access to all floors.
...an outstanding opportunity in a greatly improving location, close to the Regents Canal, which continues to experience rapid change and investment...
N
1
2
3
Externally, the title to the property extends over part of the pedestrian walkway, known as Swimmers Lane, between the building and a modern apartment block. There is also a small external yard section to the north east of the pool hall building. We provide a schedule of areas below for information. It should be highlighted that these have been scaled from CAD drawings provided by the Council (available in the online Data Room) and have not been verified by BNP Paribas Real Estate:
Main Pool Hall
NIA (Sq M)
NIA (Sq Ft)
GIA (Sq M)
GIA (Sq Ft)
Basement
468
5,040
500
5,385
Ground
811
8,726
866
9,320
First (Slipper Baths)
89
958
100
1,075
Sub Total
1,368
14,723
1,467
15,780
Former Laundry
NIA (Sq M)
NIA (Sq Ft)
GIA (Sq M)
GIA (Sq Ft)
Basement
338
3,640
368
3,964
Ground
693
7,461
709
7,630
First
170
1,829
170
1,831
Sub Total
1,202
12,930
1,248
13,425
Front Entrance Building
NIA (Sq M)
NIA (Sq Ft)
GIA (Sq M)
GIA (Sq Ft)
Basement
248
2,669
275
2,956
Ground
217
2,340
264
2,839
First
212
2,281
253
2,724
Second
159
1,708
187
2,008
2. FORMER LAUNDRY
Sub Total
836
8,996
978
10,528
3. FRONT ENTRANCE BUILDING
Total Area
3,406
36,650
3,693
39,733
1. MAIN POOL HALL
PLANNING SUMMARY The site is located within the administrative boundary of the London Borough of Hackney. Planning policy for the site is therefore contained primarily within The London Plan - Spatial Development Strategy for Greater London (adopted July 2011) and the London Borough of Hackney Core Strategy (2010). Haggerston Baths is Grade II listed (ref: 1235838). The listing encompasses the whole property and includes reference to a number of the internal features, including the old brick chimney and historic slipper baths. The property is not located within a conservation area, but is located within an archaeological priority zone. There are no other land use designations that cover the site. A conservation report commissioned by the London Borough of Hackney in 2005 highlights a number of areas that are of particular architectural, heritage or historical interest. These include the north and south façades, the coal fired boilers, main chimney stack and the pool hall roof. A full copy of this report is available within the online Data Room. Until the baths’ closure in 2000, the property was in leisure use as a public bathing facility and swimming pool, offices with an ancillary caretaker’s apartment. Local policy information can be found within the Development Management Local Plan (DMLP) 2013. Further planning enquiries may be directed to: Brodie McKean Area Planning and Delivery London Borough of Hackney 2 Hillman Street Hackney E8 1FB 020 8356 8038
[email protected]
NOTE ON ENABLING DEVELOPMENT ‘Enabling development’ is not a statutory planning term, however, it generally refers to when
development that would ordinarily be considered negative in purely conservation terms, is considered acceptable because it would facilitate (enable) benefits that outweigh that harm. Typically the benefits in question are the generation of funds that will be used to pay for work to be done to a listed building or other heritage asset that is in need of substantial repairs. Enabling development may be applicable to the whole, or part of the property to ensure the site is utilised to provide the maximum level of benefit to the local area. We would advise that interested parties seek their own advice on this matter.
TITLE The property is held Freehold by the Council. Further details are available in the online Data Room. The Council anticipates granting a long leasehold (250 year) interest in the property, subject to a requirement to bring the building into repair. The Council will also consider alternative proposals for occupational lease arrangements.
SERVICES We understand that mains services are or could be connected to the property, although we advise that these have not been checked by BNP Paribas Real Estate. We recommend that interested parties confirm the availability of services for their own proposals via the appropriate statutory undertaker. We have not tested any of the service installations and provide no warranties as to their condition.
REPAIR The buildings, which have been vacant for some time, require significant works to bring them back into any viable use. A condition survey from July 2013 is included in the online Data Room, although this is provided for information only and is not assignable to another party.
FURTHER INFORMATION
Basement
Ground Floor Basement
Expressions of Interest are to be submitted on the specified proforma which is available to download from the dedicated website:
1. Area around pool
6
2. Chain Fed Boilers 3. Ancillary to the East
www.haggerstonbaths.co.uk
4. Entrance Building
We request that all expressions of interest are submitted to Sam Blake in a plain envelope marked ‘Haggerston Baths 2015’ and addressed to:
1
5. Chimney
8
5
Ground Floor
6. Services and Storage
7 2
Mr S Blake BNP Paribas Real Estate 5 Aldermanbury Square London EC2V 7BP
9
3
7. Changing Room 8. Main Pool Hall 9. Easterly Changing Room 10. Front Entrance Building
4
Expressions of Interest are to be received no later than 12 noon on 19th June 2015.
10
First Floor
11. Storage 12. Front Entrance Building 13. Slipper Baths
Accompanied viewings will be conducted by BNP Paribas Real Estate on selected viewing dates. For further information and to arrange a viewing please contact:
Second Floor
14. Caretakers Flat
Erica Rabone 020 7338 4116
[email protected] William Callander 020 7338 4886
11 13
[email protected] Sam Blake 020 7338 4130
[email protected] 12
First Floor
14
Second Floor
Particulars compiled April 2015
Misrepresentation Act 1967: BNP Paribas Real Estate Advisory & Property Management UK Limited for themselves and for the vendor(s) or lessor(s) of this property whose agents they are, give notice that: 1. These particulars do not constitute, nor constitute any part of, an offer or contract. 2. None of the statements contained in these particulars as to the property are to be relied on as statements or representations of fact. 3. Any intending purchaser or lessee must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 4. The vendor(s) or lessor(s) do not make or give and neither BNP Paribas Real Estate Advisory & Property Management UK Limited nor any person in their employment has any authority to make or give, any representation or warranty whatever in relation to this property. The Business Protection from Misleading Marketing Regulations 2008: These details are believed to be correct at the time of compilation but may be subject to subsequent amendment.
Expressions of Interest are sought for the Grade II listed former public baths Of interest to a range of developers and occupiers for uses including: Leisure, residential, hotel, office, educational, institutional, retail, restaurant (subject to planning)
BACKGROUND
We are delighted to seek expressions of interest for the Grade II listed Haggerston Baths on behalf of the London Borough of Hackney.
The site represents an outstanding opportunity close to the Regents Canal, an area of Hackney which continues to experience rapid change and investment. The area around Brick Lane, Kingsland Road and Hackney Road has emerged as a desirable destination, whilst central Shoreditch has become a leisure and retail destination to rival Soho in the West End.
The property can be described as three distinct areas on a total site extending to 0.23 ha (0.57 acre) comprising: the Main Hall which includes the swimming pool, the Front Entrance Building on Whiston Road including former offices and caretakers apartment, and the Former Laundry in the northwest section of the site.
The Council will consider proposals from developers, investors, occupiers and consortia to bring the buildings back into viable use. Subject to the necessary consents, these areas could be restored or developed independently, or in a combination of complimentary uses.
LOCATION The site is positioned between Whiston Road and Laburnum Street, within the London Borough of Hackney. Haggerston Overground Station is located less than 500m to the northeast with Hoxton Overground Station located less than 500m to the south-west. These are both on the East London Line providing access to Highbury & Islington in 8 minutes and the wider Overground network including Clapham Junction and West Croydon in South London. Old Street is a 20 minute walk providing access to Old Street Station, the Northern Line and London Underground network. The City of London is a 20 minute walk or a short bus ride away. Regents Canal runs east to west approximately 40m to the north. Haggerston has become an increasingly popular commercial and residential area, benefiting from the significant regeneration of the wider Borough, in particular, investment into the surrounding areas of Shoreditch to the south and Dalston to the north. The location remains renowned for its creative industries and its continuing popularity with the Technology, Media and Telecommunications sectors. Haggerston Baths sits on the periphery of the City Mills residential led scheme currently being developed by L&Q. Once completed the regeneration project will have delivered over 750 homes, providing a considerable boost to the area. The local area is renowned for its vibrancy and boasts an enviable collection of bars, art galleries, museums and other attractions all within walking distance of Haggerston Baths. Amongst many others these include, Hackney City Farm, Columbia Road Flower Market, the Geffrye Museum, London Fields and Broadway Market. Recently, the Regents Canal has become a focal point in Haggerston due to the growing collection of art galleries and artisan restaurants and cafés located along the towpath.
The City of London
Liverpool Street
Old Street
Brick Lane Shoreditch Triangle
Kingsland Road
Colombia Road
Geffrye Museum
Hoxton Station Hackney City Farm
HAGGERSTON BATHS
Haggerston Park
Bridge Academy Haggerston Station Regents Canal
Broadway Market
City Mills
19 mins to Liverpool Street 20 mins to Hackney Central 14 mins to Old Street
DESCRIPTION Haggerston Baths is a purpose built swimming baths completed in 1904 in the Edwardian baroque style. Subsequently the property was modernised with an extension added to the former laundry to the north-west. The baths were closed in 2000 and have since fallen into a state of disrepair. The property currently extends to over 3,693 sq m (39,733 sq ft Gross Internal Area and 3,406 sq m, (36,650 sq ft) Net Internal Area on a site of approximately 0.23 hectare, (0.57 acre). The property can be broadly divided into three distinct areas as shown below:
MAIN POOL HALL The key focal point for the property is the main pool hall, with the 25m swimming pool still in situ. The domed roof gives the hall an impressive atmosphere with ample natural light provided by full length roof lights. Originally the pool was surrounded by amphitheatre style seating;
however we understand that was removed in the 1960s to create a gallery walkway and access to the changing rooms below. Surrounding the main pool hall are a number of ancillary rooms including changing facilities, store rooms and toilets. The main pool dimensions are 25m x 10m and the learning pool 10m x 3.9m. The floor to ceiling height is 6.1m from floor level to the eves and 12.4m at the highest point of the domed roof. The main pool hall area benefits from a large basement; previously this area was in use as a laundry and ancillary storage space.
FORMER LAUNDRY
chain fed boilers, which are noted for their heritage value.
THE FRONT ENTRANCE BUILDING
The more recently constructed warehouse style building in the north western corner of the property is arranged over part basement, ground and part first floor. This section currently houses the original chain fed coal boilers, changing rooms, the modern boilers and air handling equipment along with storage space and has separate access from Whiston Road. Save for the chimney, the structure of the laundry building has few areas of significant architectural merit. Re-development of this part may be possible, subject to all necessary consents. Any proposed redevelopment must give consideration to the
Positioned behind the impressive façade fronting onto Whiston Road, the front entrance building is arranged over basement, ground and two upper floors. When the baths were in operation this section of the property included a reception area, offices and a caretakers flat on the top floor. There are two stairwells located either side of the main entrance providing access to all floors.
...an outstanding opportunity in a greatly improving location, close to the Regents Canal, which continues to experience rapid change and investment...
N
1
2
3
Externally, the title to the property extends over part of the pedestrian walkway, known as Swimmers Lane, between the building and a modern apartment block. There is also a small external yard section to the north east of the pool hall building. We provide a schedule of areas below for information. It should be highlighted that these have been scaled from CAD drawings provided by the Council (available in the online Data Room) and have not been verified by BNP Paribas Real Estate:
Main Pool Hall
NIA (Sq M)
NIA (Sq Ft)
GIA (Sq M)
GIA (Sq Ft)
Basement
468
5,040
500
5,385
Ground
811
8,726
866
9,320
First (Slipper Baths)
89
958
100
1,075
Sub Total
1,368
14,723
1,467
15,780
Former Laundry
NIA (Sq M)
NIA (Sq Ft)
GIA (Sq M)
GIA (Sq Ft)
Basement
338
3,640
368
3,964
Ground
693
7,461
709
7,630
First
170
1,829
170
1,831
Sub Total
1,202
12,930
1,248
13,425
Front Entrance Building
NIA (Sq M)
NIA (Sq Ft)
GIA (Sq M)
GIA (Sq Ft)
Basement
248
2,669
275
2,956
Ground
217
2,340
264
2,839
First
212
2,281
253
2,724
Second
159
1,708
187
2,008
2. FORMER LAUNDRY
Sub Total
836
8,996
978
10,528
3. FRONT ENTRANCE BUILDING
Total Area
3,406
36,650
3,693
39,733
1. MAIN POOL HALL
PLANNING SUMMARY The site is located within the administrative boundary of the London Borough of Hackney. Planning policy for the site is therefore contained primarily within The London Plan - Spatial Development Strategy for Greater London (adopted July 2011) and the London Borough of Hackney Core Strategy (2010). Haggerston Baths is Grade II listed (ref: 1235838). The listing encompasses the whole property and includes reference to a number of the internal features, including the old brick chimney and historic slipper baths. The property is not located within a conservation area, but is located within an archaeological priority zone. There are no other land use designations that cover the site. A conservation report commissioned by the London Borough of Hackney in 2005 highlights a number of areas that are of particular architectural, heritage or historical interest. These include the north and south façades, the coal fired boilers, main chimney stack and the pool hall roof. A full copy of this report is available within the online Data Room. Until the baths’ closure in 2000, the property was in leisure use as a public bathing facility and swimming pool, offices with an ancillary caretaker’s apartment. Local policy information can be found within the Development Management Local Plan (DMLP) 2013. Further planning enquiries may be directed to: Brodie McKean Area Planning and Delivery London Borough of Hackney 2 Hillman Street Hackney E8 1FB 020 8356 8038
[email protected]
NOTE ON ENABLING DEVELOPMENT ‘Enabling development’ is not a statutory planning term, however, it generally refers to when
development that would ordinarily be considered negative in purely conservation terms, is considered acceptable because it would facilitate (enable) benefits that outweigh that harm. Typically the benefits in question are the generation of funds that will be used to pay for work to be done to a listed building or other heritage asset that is in need of substantial repairs. Enabling development may be applicable to the whole, or part of the property to ensure the site is utilised to provide the maximum level of benefit to the local area. We would advise that interested parties seek their own advice on this matter.
TITLE The property is held Freehold by the Council. Further details are available in the online Data Room. The Council anticipates granting a long leasehold (250 year) interest in the property, subject to a requirement to bring the building into repair. The Council will also consider alternative proposals for occupational lease arrangements.
SERVICES We understand that mains services are or could be connected to the property, although we advise that these have not been checked by BNP Paribas Real Estate. We recommend that interested parties confirm the availability of services for their own proposals via the appropriate statutory undertaker. We have not tested any of the service installations and provide no warranties as to their condition.
REPAIR The buildings, which have been vacant for some time, require significant works to bring them back into any viable use. A condition survey from July 2013 is included in the online Data Room, although this is provided for information only and is not assignable to another party.
FURTHER INFORMATION
Basement
Ground Floor Basement
Expressions of Interest are to be submitted on the specified proforma which is available to download from the dedicated website:
1. Area around pool
6
2. Chain Fed Boilers 3. Ancillary to the East
www.haggerstonbaths.co.uk
4. Entrance Building
We request that all expressions of interest are submitted to Sam Blake in a plain envelope marked ‘Haggerston Baths 2015’ and addressed to:
1
5. Chimney
8
5
Ground Floor
6. Services and Storage
7 2
Mr S Blake BNP Paribas Real Estate 5 Aldermanbury Square London EC2V 7BP
9
3
7. Changing Room 8. Main Pool Hall 9. Easterly Changing Room 10. Front Entrance Building
4
Expressions of Interest are to be received no later than 12 noon on 19th June 2015.
10
First Floor
11. Storage 12. Front Entrance Building 13. Slipper Baths
Accompanied viewings will be conducted by BNP Paribas Real Estate on selected viewing dates. For further information and to arrange a viewing please contact:
Second Floor
14. Caretakers Flat
Erica Rabone 020 7338 4116
[email protected] William Callander 020 7338 4886
11 13
[email protected] Sam Blake 020 7338 4130
[email protected] 12
First Floor
14
Second Floor
Particulars compiled April 2015
Misrepresentation Act 1967: BNP Paribas Real Estate Advisory & Property Management UK Limited for themselves and for the vendor(s) or lessor(s) of this property whose agents they are, give notice that: 1. These particulars do not constitute, nor constitute any part of, an offer or contract. 2. None of the statements contained in these particulars as to the property are to be relied on as statements or representations of fact. 3. Any intending purchaser or lessee must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 4. The vendor(s) or lessor(s) do not make or give and neither BNP Paribas Real Estate Advisory & Property Management UK Limited nor any person in their employment has any authority to make or give, any representation or warranty whatever in relation to this property. The Business Protection from Misleading Marketing Regulations 2008: These details are believed to be correct at the time of compilation but may be subject to subsequent amendment.
