Leisure Spring 06_AW.indd

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					HLL Humberts Leisure   chartered surveyors | international leisure business consulting

 Spring 2006           leisure

                                       The Queen’s Club
                                       sale moves beyond
                                       the second round (p17)

                                       Richmond Park Golf Course moves
                                       closer to finding a new operator (p14)
                                       Meet the all new HLL website,
                                       launching in January (p22)
                                       24 Mill House Inns public houses
                                       sold to Enterprise Inns (p4)
 In this issue

04 News
14 Featured properties
    14 Richmond Park Golf Course
    The appointment of a new operator draws closer.

    16 Holiday Property Bond
    The continued success of HPB.

    17 The Queen’s Club
    The second round bidding process completes.

    18 Bicester Golf & Country Club
    Considered investment and development sees the club go
    from strength to strength.

20 I do like to be beside the seaside...
    The new renaissance around the UK’s coastline.

22 Meet the new HLL website
    Take a look at the new-look site, and find out what’s
    behind the new features.

24 When planning conditions go too far
    Successful planning appeals against conditions that are
    ‘ultra vires’.

26 Influencing planning officers
    Four tips from our resident ‘insider’.

27 Local development frameworks
    A guide for landowners and developers.

27 Open all hours?
    Planning conditions vs licensing laws.

28 What am I worth?
    The importance of expert advice when it comes to the art
    of valuing leisure property.

30 Non-domestic rate liabilities
    Calculating for 2006-2007.

31 Why choose HLL Humberts Leisure?

       12 Bolton Street Mayfair London W1J 8BD
    t: +44 (0)20 7629 6700 f: +44 (0)20 7409 0475

2 Spring 2006
                                                        Spring          06
                           Leaping into the New Year with
                           HLL Humberts Leisure’s Spring
                           2006 ‘Leisure’ bulletin. Keeping you ahead
                           of changes in the leisure market, providing you with a mixture
                           of news, expert comment, transactional data and informative
                           features, together with updates on the latest developments
                           within HLL Humberts Leisure’s ten specialist areas.

                           In this issue we focus on:

                           Mill House Inns Our sale of a portfolio of 24 managed public
                           houses spread throughout England to Enterprise Inns.

                           Holiday parks The continued phenomenal successes of the
                           HLL Humberts Leisure Holiday Property team.

                           HLL’s new website Our new look website, which we hope
                           you will find more user-friendly. The website provides an
                           invaluable source of data for all things leisure, together with
                           a comprehensive list of leisure properties that are currently
                           available for sale or to let.

                           Planning A variety of articles on planning issues complied by
                           our specialist planning team, which operates from our South
                           East Office.

                           I trust that you will find something of interest to you over the
                           pages that follow.

                           HLL Humberts Leisure is at the forefront of the leisure market
                           and we will be offering a range of interesting leisure assets to
                           the market over the next few months – please keep an eye on
                  for updates as soon as they happen.

                           If you believe that HLL Humberts Leisure can assist you in any
                           way, please do contact me personally. I look forward to hearing
                           from you.

                           Nigel Talbot-Ponsonby FRICS, Executive Chairman, London.
                           e: t: +44 (0)20 7629 6700                                                    HLL Humberts Leisure 3
 sold                                                           sold

Higworth Caravan Park                                           sold
Major Hampshire
Holiday Park sold at
a premium price to
Weststar Holidays                                              The Earl of Strafford and Cramond Brig public houses which formed part of the sale

HLL Humberts Leisure acting on behalf of the Edwards
family, has sold Higworth Caravan Park following a
                                                               No half measures as HLL
strictly confidential marketing exercise to an agreed
shortlist of parties. Higworth Caravan Park, the largest       sell 24 Public Houses on
                                                               behalf of Mill House Inns
holiday caravan park on Hayling Island, has been sold at
a premium price to Weststar Holidays.

Higworth Caravan Park boasts 418                               HLL Humberts Leisure announces the completion of the sale of 24
serviced holiday static pitches                                managed public houses spread throughout England and Scotland on behalf of
                                                               Mill House Inns. Peter Constantine handled this instruction and comments
and central leisure buildings, which                           “The sale of this portfolio to Enterprise Inns is an important part of our
incorporate a licensed club with                               client’s strategy of focussing on Neighbourhood Public Houses and enables
stage and bar, outdoor heated                                  them to further exploit opportunities for growth in the market. We are
swimming pool, amusement arcade,                               extremely pleased with the outcome.

café/takeaway and shop together                                The deal was brokered utilising our in depth
with management offices.                                        knowledge of the pub market, which ensured that
The park has been in ownership of the Edwards family           the optimum result was achieved for our Client.”
for over 10 years. They are retiring from the caravan
                                                               Ted Kennedy, Chief Executive, comments “This was a great deal for all parties
industry after 30 successful years.
                                                               and well-brokered by Peter Constantine. We now have a stunning collection of
Weststar Holidays, backed by Phoenix Equity Partners,          predominately freehold businesses with one of the highest average EBITDAs
are planning a major redevelopment of the central              per pub in the industry. Now we are going to grow both the core and by
facilities and the caravan park generally. The sale was        selective acquisition.”
concluded within 4 weeks of agreeing terms and was
                                                               Should you require any assistance with portfolio or individual sales please
achieved by way of a transfer of the entire issued share
                                                               contact Peter Constantine.
capital in the vendor’s Company.
Contact                                                        Peter Constantine BSc FRICS, Chepstow
John Mitchell BSc MRICS, London                                e: t: +44 (0)1291 627 813
e: t: +44 (0)20 7629 6700

4 Spring 2006

                           HLL Humberts Leisure
                           sells Norfolk’s oldest
                           Golfing Hotel
                           Acting on behalf of the Abbott family HLL Humberts
                           Leisure is pleased to report the sale of The Links
                           Country Park Hotel & Golf Resort, near Cromer.
                           The purpose built Links Hotel dates from 1899, and the        To this day it remains a beautiful
                           height of Edwardian Great Britain, when such entries to       links course with views over the
                           the visitors book include:                                    unspoilt bracing coastline.

                           “The Honourable Mrs Algernon Egerton and daughters            This is the second time Peter
                           have passed a most pleasant summer at this hotel and found    Sandes of HLL Humberts Leisure
                           everything most comfortable. Belgrave Place, London W.”       has sold this particular hotel, the
                                                                                         first to the Abbotts some 8 years
                           Times have moved on and the hotel now comprises 49
                                                                                         ago. The hotel was sold for an
                           en suite bedrooms, restaurant, reception & lounge bars,
                                                                                         undisclosed sum in December 2005
                           a self contained function/conference suite, indoor pool,
                                                                                         to the Sutarias - proprietors of The
                           gym, charming cricket pavilion style clubhouse and
                                                                                         Peveril of the Peak Hotel
                           outdoor tennis court. The clientele has broadened with
                                                                                         in Derbyshire.
                           the expanded facilities, but equally this destination still
                           attracts the well heeled London guest. The associated
                           golf course was established in 1903, and designed by J.H.
                           Taylor, one of the most successful golfers of the period.

                           Peter Sandes FIBA, Winchester
                           e: t: +44 (0)1962 835 960
                           Ben Allen BSc(Hons) MRICS, Winchester
                           e: t: +44 (0)1962 835 960                                                                              HLL Humberts Leisure 5
    to let                                                             under offer

Marina Pavilion                                                    Pizza Express want a slice
Nightclub and restaurant opportunity
St Leonards-on-Sea seafront, Hastings                              of the Jubilee Library
    Picturesque location with views to Beachy Head
                                                                   Jubilee Library Café Brighton is under offer

    Consented scheme for new restaurant development
                                                                   to Pizza Express.

■   Nightclub/function rooms & café proposed
                                                                   ■   A3 café unit
■   Street level 3,222sq.ft.
                                                                   ■   Part of the Jubilee Library redevelopment scheme
■   Beach level 9,236sq.ft.
                                                                   ■   Adjoins and serves the Jubilee Library – winner of the 2005 Better Public
■   Available as a whole or as separate units                          Buildings Award
Contact                                                            Contact
Jonathan Marshall MA MRICS FAAV, Brighton                          Jonathan Marshall MA MRICS FAAV, Brighton
e: t: +44 (0)1273 325 911   e: t: +44 (0)1273 325 911

    consulting                                                         to let

Caribbean dreams
The HLL London Consultancy Team have returned
to the Caribbean with an assignment to produce a
complete market-led Business Plan for a 55 acre site

                                                                   Outstanding leisure
next to the world famous pitons of St Lucia. The site is
situated next to a World Heritage Site and Site of Special

                                                                   opportunity in a landmark
Scientific Interest. It is envisaged that the facilities will
be unlike any others currently in the Caribbean and will
take advantage of the natural beauty of the site, Asian
hospitality and a range of real estate products.

The consultancy team has had extensive experience in
                                                                   Brighton building
the Caribbean, including work in Barbados, St Kitts,
                                                                   ■   An important Grade 1 Robert Adam designed property in
Nevis, Haiti, Jamaica, Tobago, and the Turks and Caicos.               Central Brighton.
We see this as a major area of expansion and further               ■   Suitable for continued use as a prestigious Headquarters building, or for
projects are in the pipeline.                                          a range of alternative uses including restaurant, private members’ club or
                                                                       boutique hotel, subject to obtaining necessary consents.
Peter Gee MA (CANTAB) FCA, London                                  Contact
e: t: +44 (0)20 7629 6700           Jonathan Marshall MA MRICS FAAV, Brighton
                                                                   e: t: +44 (0)1273 325 911
Michala Holm MSc, London t: +44 (0)20 7629 6700

6 Spring 2006
    for sale                                                     sold

Britain’s first and last Golf sales round up
18 hole golf course Thamesview Golf Centre, London sold      ■   30 bay floodlit golf driving range
Cape Cornwall Golf & Country Club                            ■   9 hole 2,802 yard (par 35) golf course
A spectacular cliff top golf & country club overlooking      ■   Practice facilities
the Atlantic                                                 ■   675sq.m. (7,250sq.ft.) clubhouse overlooking
■   18 hole 5,632 yard (par 69) Bob Hamilton designed            the River Thames
    golf course                                              ■   1 bed owner’s apartment
■   Practice facilities                                      ■   Leasehold
■   Well appointed clubhouse with function suite
■   Gymnasium, indoor heated swimming pool, spa,             Palleg Golf Club, Swansea sold
    sauna & solarium                                         ■   Private Members’ Golf Club
■   8 letting bedrooms                                       ■   Established 1930
■   Planning consent for 2 bedroom owner’s house             ■   18 hole 5902 yard (par 72) golf course
■   Established, profitable business with further potential
                                                             ■   Clubhouse (in need of refurbishment)
Offers in the region of £1 million invited.
                                                             ■   Golf shop & trolley store
Ben Allen BSc(Hons) MRICS, Winchester                        ■   Freehold
e: t: +44 (0)1962 835 960
                                                             Ballards Gore G&CC, Essex under offer
    for sale                                                 ■   18 hole 6,874 yard (par 73) golf course
                                                             ■   Substantial 2 storey clubhouse
                                                             ■   Golf Shop
                                                             ■   Practice facilities
                                                             ■   Purpose built greenkeepers’ complex
                                                             ■   Turnover c. £770,000
                                                             ■   Freehold

                                                             Oulton Park Golf Course, Leeds sold
Mid Wales Golf                                                   Municipal pay and play golf centre

                                                             ■   18 hole 6,470 yard (par 71) golf course

Centre, Powys                                                ■

                                                                 9 hole 3,169 yard (par 35) golf course
                                                                 Floodlit golf range
An idyllic lifestyle business with panoramic views over      ■   3,430sq.ft. clubhouse
the Severn Valley                                            ■   Leasehold
■   9 hole par 3 1,277 yard golf course                      ■   Adjoining Oulton Park Hotel
■   11 bay floodlit golf driving range
                                                             For more information about these sales, or the services offered by HLL
■   Practice facilities
                                                             Humberts Leisure’s dedicated Golf and Golf Hotel team, contact Ben Allen or
■   Log cabin clubhouse
                                                             Martin Brister.
■   5 bedroom house set in private grounds
■   Wonderful views over surrounding countryside             Contact
Offers in the region of £525,000 invited for the freehold.   Ben Allen BSc(Hons) MRICS, Winchester
                                                             e: t: +44 (0)1962 835 960
                                                             Martin Brister FRICS, Winchester
Ben Allen BSc(Hons) MRICS, Winchester
                                                             e: t: +44 (0)1962 835 960
e: t: +44 (0)1962 835 960                                                                                             HLL Humberts Leisure 7
                                                                 for sale

Rating specialist   Organford Manor Caravan
strengthens Holiday Park, nr Poole, Dorset
Property team       A mixed holiday static and touring park together
                    with historic Manor house enters market for the first
HLL Humberts Leisure is delighted to announce that
                                                                time since 1835
our Holiday Property team has been strengthened by the
addition of Peter Boghurst MRICS.
                                                                Guide price £2.1million
After qualification as a Chartered Surveyor in 1969,
                                                                HLL Humberts Leisure has been instructed by the Waterman family to place
Peter worked firstly in the City on commercial agency
                                                                Organford Manor Caravan Park on the market. The property is available as a
and investment, and later in the Mayfair offices of
                                                                whole or in 3 lots.
Strutt & Parker, undertaking general professional work
but specialising in landlord & tenant and rent review           Organford Manor dates back to the late 17th Century and has been added
negotiations. He joined the Inland Revenue Valuation            to over the years. Formerly known as Organ House, its most recent sale was
Office in 1975 at Eastbourne and progressed to Deputy            by William Pitt to Thomas Cox in 1835, who at that time operated a part of
District Valuer. Following the re-structuring of the            Poole’s Newfoundland shipping trade and ran the surrounding farm until
Valuation Office in 2000, Peter was assigned to the Leisure      his death in 1862. His son Thomas later bequeathed the house to Thomas
Team in the Special Rating Unit, dealing with marinas,          Waterman, the grandson of his cousin William Waterman.
tourist attractions, large hotels, caravan and chalet parks
                                                                When the farm was relocated to nearby Pikes Farm, the house became
and other receipts-based valuations, and was also the golf
                                                                gentrified and evolved gradually in its current imposing status with 3/4
course specialist for the South East of England.
                                                                reception rooms, kitchen, pantries and larder, 6 principal bedrooms, dressing
Peter arrived at HLL in October 2005 and brings two             room, 2 bathrooms and 6 further attic bedrooms. A large walled garden lies to
areas of expertise with him. Peter comments “As a               the rear of the house.
former National Caravan Specialist, I have been dealing
                                                                Close to the house, there is a traditional barn dating from the same period as
with caravan businesses for about 8 years and have visited
                                                                the house which may have potential for conversion, subject to planning. In
most of the parks and met many of the site operators.
                                                                addition, there is a coach house and cottage which date from the Victorian era.
This will be invaluable in assisting John Ridgwell and
                                                                The 3 bedroom cottage is currently let on a holiday basis and the coach house
Darren Hood in providing planning, site licensing and
                                                                has been part converted to staff accommodation.
development advice. Secondly, I am working closely with
Martin Reed providing non-domestic rating advice to             The caravan park dates from the 1960s and comprises 45 holiday static
clients such as Holiday Property Bond, Hoburne Holiday          pitches in a woodland setting and 75 touring pitches.
Parks and Loch Fyne Restaurants, to mention but a few.”
                                                                John Mitchell of HLL Humberts Leisure comments ‘Organford Manor
In this field, Peter’s considerable presence is already
                                                                is likely to attract a wide variety of interest from existing caravan park
being felt with a significant success on a rating appeal in
                                                                operators to individuals seeking a large house with a leisure lifestyle business.
Reading. “I was able to persuade the Valuation Officer
                                                                Alternatively the house (which is in need of refurbishment) and a range
to halve a large assessment on the Loch Fyne Restaurant
                                                                of outbuildings (including a 17th Century barn) could be converted into
- much to the client’s delight!”
                                                                additional letting or residential accommodation, subject to planning.’
For specialist rating or site licensing advice contact
Peter Boghurst.                                                 Contact
                                                                John Mitchell BSc MRICS, London
Contact                                                         e: t: +44 (0)20 7629 6700
Peter Boghurst MRICS, Brighton
e: t: +44 (0)1273 325 911

8 Spring 2006
    sold                                                                          sold

    sold                                                      under offer

                                                                                                                         Clockwise from top left:
                                                                                                                         Austcliffe Leisure Home Park
                                                                                                                         West Beach Parks
                                                                                                                         Crouch Park Home Estate
                                                                                                                         Golden Sands

Wish you were here?
The HLL Holiday Property team celebrate continued success in the caravan and park home sector

Properties sold recently
Austcliffe Leisure Home Park,                             Heathergate Country Park, Northumberland
Worcestershire                                            ■   A small holiday static park with consent for expansion
■   A magnificent holiday park on the banks of the         Guide price £900,000
    Staffordshire and Worcestershire Canal with 96
    serviced static pitches                               Reynard Crag Park, Yorkshire
                                                          ■   A mixed lodge and holiday static park with owner’s house
Guide price £1.95m
                                                          Guide price £1.15 million
Golden Sands, West Sussex
■   Established coastal holiday park (in need of          Golden Imp Chalet Park, East Yorkshire
                                                          ■   A small chalet park in coastal resort

Guide price £750,000                                      Guide price £945,000

West Beach Parks, West Sussex                             Under offer
■   Three park home estates and a residential unit
    sold in 3 lots                                        Crouch Park Home Estate, Essex
                                                          ■   Well established park home estate with 77 park homes
Guide price £950,000
                                                          Guide price £2m
Abbey Farm, Lancashire
■   A mixed touring and static park with farmhouse        Sandwich Leisure Park, Kent
                                                          ■   A five star mixed holiday static and touring park
Guide price £1.35 million
                                                          Guide price £2.35m
Thanet Well Caravan Park, Cumbria
■   Picturesque holiday static and touring park with      Wyke Regis Tented Camp, Dorset
    lodge potential
                                                          ■   ‘Brown Field Site’ close to the proposed Olympic Sailing Centre in
                                                              Portland Harbour
Guide price £1.9 million
                                                          Initial bids received at informal tender
Hutton Moor End, Cumbria
■   A mixed static and touring park in the heart of the   Contact
                                                          John Mitchell BSc MRICS, London
    Lake District
                                                          e: t: +44 (0)20 7629 6700
Guide price £735,000                                      Peter Smith BA(Hons) MRICS, Skipton
                                                          e: t: +44 (0)1756 799 271                                                                                           HLL Humberts Leisure 9

                 Carnoustie Holdings snap up
                 Golf Hotel De Fontenailles nr Paris
                 HLL Humberts Leisure reports that following our UK marketing initiative for Golf Hotel De
                 Fontenailles, the property has been sold to Carnoustie Holdings, an Irish consortium lead by
                 Patrick Hedderman. The property was offered to the market with a guide price of €10m.

                 The 4 Star historic chateau property is located south east of Paris close to Euro-Disney. Set in
                 parkland grounds of approximately 100 hectares, Golf Hotel de Fontenailles comprises 52 letting
                 bedrooms, beautiful public areas opening onto terraces, conference suites, gym/spa facilities and a
                 large chateau wing. In addition there are 27 holes of golf built to USGA specification bordered by
                 forest and lakes. The property was developed by Taiyo International in the late 1980s.

                 Carnoustie Holdings intends to develop the wing of the chateau into 51 apartments on a sale and
                 leaseback basis during 2006. The hotel will be also undergo a general refurbishment in 2006, which
                 will include the construction of an indoor pool and additional health & fitness facilities. In the
                 future there is scope to redevelop other areas of the estate into another 100 apartments, totalling
                 some 6,000sq.m.

                 Historically the Golf Hotel de Fontenailles business had traded substantially below its full potential.
                 Carnoustie Holdings management skills have already brought phenomenal month on month
                 business growth by concentrating on French domestic conferences, overseas leisure markets and
                 golf tours. Ultimately, this property will be a fully integrated 4 star leisure and residential golf hotel
                 resort. For further information on the property visit

                 HLL Humberts Leisure is actively seeking further investments of this nature for Carnoustie
                 Holdings across Europe.

                 For further information on Golf Hotel de Fontenailles or similar opportunities in France, speak to
                 Ben Allen or Peter Sandes.

                 Ben Allen BSc(Hons) MRICS, Winchester
                 e: t: +44 (0)1962 835 960
                 Peter Sandes FIBA, Winchester
                 e: t: +44 (0)1962 835 960

10 Spring 2006
                                                                 Expert witness works for
                                                                 Proctor’s Pleasure Park
                                                                 HLL Humberts Leisure has had further success at Lands Tribunal. The case
                                                                 of Proctor and Proctor vs The Highways Agency (ACQ/151/2002) concerned
                                                                 the assessment of compensation for a caravan park which had been bisected
                                                                 by a bypass south of Loughborough. The Highway’s Agency case was that
                                                                 compensation was limited by the fact that the claimants had entered into a
                                                                 Section 52 agreement a matter of weeks prior to the date of notice to treat,
                                                                 restricting their planning permission to land north of the bypass, and that the
                                                                 claimants had limited rights of access for vehicles and services across a canal
                                                                 which exposed them to a ransom claim from British Waterways.

                                                                 Jonathan Marshall from HLL Humberts Leisure’s Brighton office acted as
                                                                 expert witness and successfully gave evidence that, in the no-scheme world,

Implementation                                                   the Section 52 agreement would have extended south of the bypass line and
                                                                 that the risk of ransom was slight. The depreciation proposed by the Highways

of the Business                                                  Agency of 25% was increased in the award to 40%. The award of £500,000
                                                                 was close to double the Highways Agency’s figure and substantially in excess

Plan for €70m
                                                                 of the sealed offer. As a consequence the Highways Authority have been
                                                                 required to pay our client’s costs.

timeshare project                                                Contact
                                                                 Jonathan Marshall MA MRICS FAAV, Brighton

in Southern Spain
                                                                 e: t: +44 (0)1273 325 911

An emerging key discipline for the Consultancy team
at HLL Humberts Leisure is to assist clients with the
implementation of completed market driven business
HLL Humberts Leisure is currently acting as owner’s
representatives on a number of projects, including
one in Southern Spain. The role of the team is to
source, bring together and coordinate all of the various
disciplines involved in actually realising the project. The
development is in a fabulous beachfront location in an
already established destination. The existing buildings are

                                                                 Strategic planning
being converted from self catering use to an upmarket 25
year timeshare scheme.

                                                                 for Blarney Castle,
Selling the right to use the property for 25 years has
proven the favoured model with the client as one of the

                                                                 Southern Ireland
initial key restrictions given by the client when HLL
Humberts Leisure got involved was ‘to raise finances
without selling of the freehold interest in the buildings’.
                                                                 HLL Humberts Leisure recently wrote a strategic
HLL Humberts Leisure is currently coordinating interior
                                                                 Conservation Plan for the enhancement of the Blarney
designers and architects, kitchen and bathroom and
                                                                 Castle tourism business which attracts 300,000 visitors
general works contractors, the timeshare sales team, the
                                                                 annually to Cork in southern Ireland. Sir Charles
management company, branding, marketing, affiliation
                                                                 Colthurst accepted the Plan and implementation is now
with the exchange company, coordinating with lawyers,
                                                                 in hand.
setting up of the trust to hold the title to the property etc.
A show flat and sales office is in the process of being            Contact
prepared and sales are expected to start Easter 2006.            Nigel Talbot-Ponsonby FRICS, London
                                                                 e: t: +44 (0)20 7629 6700
Total sale, over four years, will be in excess of €70m.
                                                                 John Anderson BSc FRICS, Skipton
Contact:                                                         e: t: +44 (0)1756 799 271
Peter Gee MA (CANTAB) FCA, London                                Georgina Anastasakis BA(Hons) MSc MHBA MTS, Brighton
e: t: +44 (0)20 7629 6700         e:
Michala Holm MSc, London                                         t: +44 (0)1273 325 911 t: +44 (0)20 7629 6700                                                                                                 HLL Humberts Leisure 11
                                                                                under offer


                                                                               150 bed hotel
                                              80-100 bedrooms

                                                                               opportunity near
                                      100 bedrooms

                                                                               London Euston
                                              66 bedrooms                      Wartime bombsite in Euston gains
                                                            Southend Airport   planning approval for new hotel, flats
                                     London Euston
                                      151 bedrooms
                                                            100-150 bedrooms
                                                                               and retail unit.
                          Amesbury                                             In an unprecedented move, planning permission was
                      110 bedrooms                                             granted in December 2005 for a new 151 bedroom hotel,
                                                                               with 16 key worker flats and a retail unit, on a prime site
                                                                               right next to Euston station in central London.
                                                                               HLL Humberts Leisure is advising Southbury

                 Considering a hotel                                           Developments Ltd, owners of the bare site that until now
                                                                               has been surrounded by advertising hoardings.

                 development?                                                  Since planning consent was granted,
                                                                               HLL Humberts Leisure has agreed
                 Our Hotels team                                               a deal to sell the site to a branded
                                                                               operation for the creation of a high
                 will be happy to                                              profile quality hotel.

                 accommodate you...                                            Tim Smith BSc (Hons) MRICS, who is marketing the
                                                                               site at HLL Humberts Leisure said: “After more than a
                 Our Hotels Team have been particularly active in recent       year of consultation, we are delighted that our client has
                 months and have successfully agreed deals on a number         finally secured consent for this stunning development.
                 of sites for the development of limited service hotels.       This landmark hotel will contribute significantly to the
                                                                               gentrification of a key area of central London, hitherto
                 Should you have a requirement for sites, or a potential
                                                                               largely ignored. It is an exciting and rare opportunity for
                 site for sale, please contact Tim Smith or Peter Sandes
                                                                               a hotelier to operate a new-build hotel in such a prime
                 who will be delighted to assist you.
                                                                               position between Euston and Kings Cross stations.”
                 Tim Smith BSc(Hons) MRICS, London
                                                                               Tim Smith BSc(Hons) MRICS, London
                 e: t: +44 (0)20 7629 6700
                                                                               e: t: +44 (0)20 7629 6700
                 Peter Sandes FIBA, Winchester
                 e: t: +44 (0)1962 835 960

12 Spring 2006
                                                                     for sale

From Land’s End to...                                            The island of Little Cumbrae,
Against a background of high-profile
instructions within the Day Visitor
                                                                 Firth of Clyde, Scotland
Attraction sector, HLL Humberts                                  An historic Scottish Island with Victorian
Leisure is delighted to have undertaken                          mansion house and cottages
a recent revaluation of some of the
UK’s most renowned landmark visitor
destinations on behalf of Heritage
Great Britain Plc.
The portfolio included Land’s End on the spectacular
Cornish coast, The Needles Park in an Area of
Outstanding Natural Beauty on the coastline of Alum
Bay, Isle of Wight; and the 105 year old Snowdon
Mountain Railway.

Heritage Great Britain Plc is the name behind some of
the country’s most outstanding and beautiful landmark
destinations and most popular visitor attractions, with a
portfolio stretching from Land’s End to John O’Groats.
                                                                 ■   Private, yet accessible, location 30 miles from Glasgow Airport
Ongoing and extensive work over the past 20 years, and           ■   684 acres (277 hectares)
involvement with a wide variety of visitor-based businesses
                                                                 ■   12 bedroom Victorian mansion house with Gertrude Jekyll designed gardens
from theme parks and heritage attractions to zoos and
aquaria, underpins HLL Humberts Leisure’s substantial            ■   Various cottages and outbuildings
experience and invaluable knowledge of this diverse and          ■   A range of potential leisure business opportunities, subject to planning
important leisure sector.                                        ■   Informal offers invited - guide price on request

Contact                                                          Contact
Nigel Talbot-Ponsonby FRICS, London                              John Mitchell BSc MRICS, London
e: t: +44 (0)20 7629 6700               e: t: +44 (0)20 7629 6700
Richard Baldwin BSc(Hons) MRICS, Skipton                         Peter Smith BA(Hons) MRICS, Skipton
e: t: +44 (0)1756 799 271   e: t: +44 (0)1756 799 271                                                                                                 HLL Humberts Leisure 13
 Featured properties

Fit for a King
                   Possibly the finest 36 hole
                     pay and play golf course
                               in the country.

14 Spring 2006
                                                                                          Featured properties

Acting on behalf of The Royal Parks, HLL Humberts Leisure                      Circular 18/84 consultation process, include:
                                                                                   A new access from the A3(T) at Chohole Gate
is pleased to confirm that the first stage of the marketing                      ■

                                                                                   A new clubhouse not exceeding
of Richmond Park Golf Course has been completed, with a                        ■

                                                                                   1380sq.m. (1485sq.ft.)
shortlist of experienced operators now selected to proceed to the
                                                                               ■   Refurbishment of the existing
second and final stage of operator selection.                                       maintenance buildings

                    Richmond Park Golf Course is an historic 36 hole golf      ■   20 day non floodlit (golf driving range)
                    complex located within Richmond Park (955 hectares         ■   Golf Course alterations, 6 hole approach course
                    (2350 acres) of parkland enclosed by Charles I in              and putting green
                    1637 as a hunting park and now a Listed Landscape          ■   Golf facilities for those with special needs
                    of National Importance) in south west London. The
                                                                               Once the tenders for Richmond Park Golf Course are
                    current facilities offer a fine venue for golf comprising
                                                                               received in 2006 one of the final foundations for the
                    the 5,868 yard (par 69) Prince’s Golf Course (opened by
                                                                               redevelopment of this magnificent golf asset will have
                    HRH The Prince of Wales in 1923), the 6217 yard (par
                                                                               been laid. HLL Humberts Leisure has advised The Royal
                    69) Duke’s Course (opened by HRH The Duke of York in
                                                                               Parks on the assignment since the late 1990s and looks
                    1925), practice facilities and a small café/golf
                                                                               forward to a continued involvement with The Royal
                    shop facility.
                                                                               Parks / Richmond Park Golf Course in the future.
                    In 1991 the Jenkins Committee was charged by the
                                                                               For professional expert advice on the Golf and Golf Hotel
                    Secretary of State to review the Royal Parks holdings.
                                                                               market contact Ben Allen or Martin Brister.
                    The subsequent Jenkins Report dated February 1996
                    identified several key objectives for Richmond Park Golf    Contact
                    Course and these now form the basis of the proposed        Ben Allen BSc(Hons) MRICS, Winchester
                    redevelopment scheme. The proposals, which have            e: t: +44 (0)1962 835 960
                    been submitted to the London Borough of Richmond           Martin Brister FRICS, Winchester
                    upon Thames under the Department of Environment            e: t: +44 (0)1962 835 960                                                                                         HLL Humberts Leisure 15
 Featured properties

Holiday Property Bond
                       The Holiday Property Bond, with over a thousand
                       properties, goes from strength to strength.
                       HLL Humberts Leisure has acted as portfolio valuers to the Bond for many
                       years. The Holiday Property Bond continues to look to buy in Areas of
                       Outstanding Natural Beauty in the UK, particularly in Northumberland, the
                       Scottish Borders and the Lake District.

                       For more information about Holiday Property Bond’s requirements, please
                       contact Nigel Talbot-Ponsonby.

                       Nigel Talbot-Ponsonby FRICS, London
                       e: t: +44 (0)20 7629 6700
                       Peter Haigh BSc FRICS, London
                       e: t: +44 (0)20 7629 6700
                       Stephen Morgan FRICS, Chepstow
                       e: t: +44 (0)1291 627 813

16 Spring 2006
                                                                                           Featured properties

The Queen’s Club
         for sale   The sale has moved into the
                    second round bidding process
                    with a view to conclusion in
                    the early part of the New Year.
                    The Queen’s Club and Lawn Tennis Association                 The joint selling agents are Gerald Eve and HLL
                    buildings are offered for sale by way of a new 120 year      Humberts Leisure.
                    lease of the site together, inter alia, with a transfer of
                                                                                 Price guide: offers in excess of £40 million.
                    the current club business.

                    The lease will require that the site will be used for        Contact
                                                                                 Nigel Talbot-Ponsonby FRICS, London
                    sporting and related uses. The sports of real tennis,
                                                                                 e: t: +44 (0)20 7629 6700
                    rackets, squash and lawn tennis will continue to be
                                                                                 Gavin Brent BSc MRICS, London
                    played on the site and the Stella Artois Championships,      e: t: +44 (0)20 7629 6700
                    or an annual tournament of similar status, will
                                                                                 Peter Sandes FIBA, Winchester
                    continue.                                                    e: t: +44 (0)1962 835 960                                                                                          HLL Humberts Leisure 17
 Featured properties

The rise and rise of Bices
In 2000, HLL Humberts Leisure sold the then Chesterton                       From the first time he visited Bicester Golf & Country
                                                                             Club Graham knew that this was the Club for him.
Golf Club to Investfront Ltd on behalf of the retiring                       Graham believes that it all comes down to location.
owners. The last 5 years have seen the transformation of                     The Club is located just off Junction 9 of the M40
what was a provincial proprietary 18 hole members’ golf                      motorway, approximately mid way between London &
club into a state of the art golf and country club with in                   Birmingham and well placed to serve Oxford, Bicester
                                                                             and the surrounding villages. A highly viable trading
excess of 3,000 members and full conference facilities –                     location, where competition is low.
quite a transformation.
                                                                             Graham Payne is not an entrepreneur to do things by
                                                                             half measure. His first task was to acquire additional
                 This amazing development has been the brainchild of
                                                                             land and to completely redevelop the 18 hole golf
                 Graham Payne, Investfront Ltd’s charismatic Chairman.
                                                                             course. 18 new greens and tees constructed to USGA
                 Graham Payne has previously achieved success in the
                                                                             specification, landscaping work on virtually every hole
                 golf market with the development of Castle Royle Golf
                                                                             and the addition of 5 new lakes resulted in the course
                 Club between Maidenhead and Reading. He took a
                                                                             lengthening from 6,229 yards to 6,386 yards.
                 greenfield site and created a highly successful golf club,
                 which he subsequently sold to The Club Company and          The next challenge was to convince Cherwell District
                 it is now one of their top golf and country clubs.          Council that planning consent should be granted for

18 Spring 2006
                                                                                            Featured properties

ster G&CC
 a substantial leisure club with associated facilities. By
 working with the Council and taking their views on
 board, planning consent was obtained. Construction
 work commenced immediately and the state of the art
 leisure club and spa, crèche, function rooms, enlarged
 clubhouse and new golf shop opened for trade in
                                                             And the development has not yet finished. The next stage is the
 March 2005.
                                                             construction of a 52 bedroom hotel, planning consent for which was
 Everyone who sees Bicester Golf & Country Club is           obtained in 2005, with construction scheduled to commence in 2006.
 enchanted by what it offers. All of the facilities have     When all is said and done Bicester Golf & Country Club will be one of the
 been developed to the highest of standards. Customer        finest hotel, golf and country clubs in Southern England.
 care is second to none and nothing seems to be too          HLL Humberts Leisure continues to provide Investfront Ltd with ongoing
 much trouble. This combination has had members              valuation advice and look forward to watching this business grow from
 rushing to sign up. The Club has attracted membership       strength to strength over the coming years. If you require specialist golf
 in excess 3,000 in a few months and the membership          valuation advice contact Ben Allen or Martin Brister.
 continues to grow on a daily basis – testament to the
 importance of location and offering members the             Contact
                                                             Ben Allen BSc(Hons) MRICS, Winchester
 quality of facilities they now expect in an increasingly
                                                             e: t: +44 (0)1962 835 960
 competitive market.
                                                             Martin Brister FRICS, Winchester
                                                             e: t: +44 (0)1962 835 960                                                                                          HLL Humberts Leisure 19
 The Sands

                                                 Artist’s impression of sea view apartments

           Seaside resorts, once the butt of     The same improved transport links which, in the 1970s,
                                                 drove customers to new locations abroad, are now pulling
      comedians’ jokes, are experiencing a       them back to the UK coastline, thanks to the strength of
      very real revival in the UK. They offer    the short break market. In turn this is encouraging a new
                                                 generation of designer hotels and chic restaurants which
           one of the most exciting generic      help to transform public perceptions.
           regeneration opportunities, with      An excellent example of this new breed of seaside

             beach-side sites providing fine      development overlooks the North Bay in Scarborough,
                                                 on the Yorkshire coast. The town was the first seaside spa
      settings for a wide range of tourism,      resort in the UK, and has a fine array of Regency and

         leisure, retail and residential uses.   Victorian architecture to complement two sweeping bays.

                                                 The Sands is a 55 acre development which
                                                 has been granted outline planning permission
                                                 for a “resort within a resort”. The developers,
                                                 Benchmark Leisure Ltd, are creating an indoor
                                                 water park as the principal visitor attraction,
                                                 and this will be linked to a 150 bedroom hotel
                                                 which will benefit from views over the bay.

                                                 In this way the venue will offer the best of both worlds
                                                 – facilities in the warm during bad weather, and direct
                                                 access onto a fine sandy beach when the sun is shining.

20 Spring 2006
                                                          The Sands, North Bay, Scarborough

                    View from the site

                    I say, I say,
                    I say...
                    But this mix in itself is not unusual – what sets the          This multiple market approach is also to be seen in the
                    proposals apart is the cocktail of other facilities which      proposed refurbishment and updating of the existing
                    will make the venue a magnet for a range of day visitors,      open air theatre, which features an island stage within
                    holidaymakers, local residents and business people,            a lake, set within its own wooded valley. With the
                    and in creating this mix, generate a lively ambiance           welcome return of the popularity of live entertainment,
                    throughout the year, not just in the summer months.            Benchmark intend to make the theatre a centrepiece.
                    This vision is the “holy grail” for resort developers and      It is likely that its popularity will be equally strong with
                    it has led Benchmark to be particularly careful in their       corporate event and conference organisers as it will be
                    development approach.                                          with holidaymakers and local residents.

                    Along with the hotel there will be 100 private sea-view        Small boutique style shops, an array of restaurants and
                    apartments to guarantee a 365 day footfall. On and             redesigned beach huts for the 21st Century help to
                    near the hilltop which forms part of the site there will       complete the picture.
                    be over 300 holiday homes and apartments which will
                                                                                   The first set of detailed planning applications have now
                    either be sold on a buy-to-let basis, with the facility
                                                                                   been submitted. Benchmark are busy undertaking their
                    manager offering a full year-round holiday letting and
                                                                                   operator selection for the principal elements of the
                    management service, or leased to an operator.
                                                                                   scheme. A renaissance is about to begin.
                    Complementing the water park and the large sandy beach
                    there will be a range of other attractions which will make     Contact
                                                                                   John Anderson BSc FRICS, Skipton
                    The Sands popular year-round. “Dry” leisure facilities will
                                                                                   e: t: +44 (0)1756 799 271
                    be provided in a substantial pavilion which will be capable
                    of being tailored to different markets at different times of
                    the year, including the corporate market and children’s
                    activity education. It is intended that this “black box”
                    will be highly flexible, with its product changing with the
                    seasons and being frequently refreshed.                                                                                              HLL Humberts Leisure 21

                 world wide
22 Spring 2006

The new HLL Humberts Leisure website
launches in January 2006. Here’s a
glimpse of the new look together
with an introduction to some of the
                    Our site has a smart new look, with a fresh colour palette     If you have instructed HLL Humberts Leisure to sell
                    that will be familiar to readers of ‘Leisure’ and a clean,     or lease your property we’ve made improvements to the
                    crisp design. But the new look is more than a mere             way your property appears online. Users can search our
                    cosmetic makeover. We’ve taken a good look at the content      database of available properties, and then filter their
                    of our site, and tried to put ourselves in your shoes. We’ve   results by property type. This way it will be easier for
                    harnessed modern web technology to make it easier              visitors to locate your property, read a brief summary,
                    to keep the information current and up to date, and to         download a brochure or additional information and
                    present it to the widest possible range of users on the        contact the member of the HLL Humberts team dealing
                    widest range of platforms. It’s these changes that we hope     with your enquiries by email or telephone.
                    will make the most difference to you.

                    Whether you’re looking for leisure property to buy or                             Delivered to your desktop
                    let, looking to sell or lease your leisure property, or need                       HLL Humberts Leisure will be one
                    specialist advice or support on any aspect of a leisure                            of the first commercial property
                    property portfolio, we’ve made it easier to find the                                agents to provide details of their
                    information you need.                                                              properties as an RSS news feed. When
                                                                                   this function launches you will be able to ‘opt-in’ to
                    As one of the most dynamic forces in leisure property,         various information feeds on the site (including available
                    we’re hoping to keep our clients ahead of the game.            properties) which will then be delivered straight to your
                                                                                   desktop via a freely available news reader. This means you’ll
                    Knowledge is power                                             get alerted to new properties as and when they become
                    The news-rich front page contains breaking news and            available without having to repeatedly visit the site.
                    information from the world of leisure property, and up to
                    date details of developments at HLL Humberts Leisure.          Who’s who and what’s what?
                                                                                   If you’re looking for advice or support about any aspect
                                       Property tools                              of your leisure property portfolio, visit the ‘Offices &
                                     With the property tool box you’re             people’ pages to find out who to talk to. You’ll find
                                     just one click away from the core             contact details of all five HLL offices across the UK. Our
                                     services of HLL Humberts Leisure.             specialist leisure property and consulting teams are ready
                    You can jump direct to the main property functions,            to help and you can locate individuals by specialism.
                    where you can search available properties; register your
                                                                                   Not quite sure what’s available to you? Then browse our
                    requirements and let us search for you; or find out more
                                                                                   ‘Services & sectors’ pages to find out more about how we
                    about how HLL can help you sell, lease or value your
                                                                                   can help you make the most of your leisure property.

                       Find out more and experience it for yourself at                                                                                              HLL Humberts Leisure 23

 ultra vires
    when planning conditions go too far... John Ridgwell reports on an appeal breakthrough

24 Spring 2006
                                                                        John Ridgwell
                                                                        The power of local planning
                                                                        authorities to impose conditions
                                                                        on planning consents is not as
                                                                        wide as some authorities might
                                                                        like to think. Case law has built
                                                                        up a code of rules which govern
concerned                                                               what conditions validly can be
a large, long                                                           imposed. These rules have been
established,                                                            summarised in Government
mobile home park in                                                     Circular 11/95. The advice in the
Hampshire. Historically                                                 circular is that, in order to satisfy
it had been served by two                                               the courts criteria for validity, and
main entrances which, for                                               as a matter of policy, conditions
convenience, I refer to as the first                                     should be:
entrance and the second entrance.                                       (i) Necessary
There were no planning conditions                                       (ii) Relevant to planning
requiring both entrances to be kept
                                                                        (iii) Relevant to the development
open. The first entrance had been closed,
                                                                              to be permitted
temporarily, to facilitate the redevelopment of
                                                                        (iv) Enforceable
one end of the park.
                                                                        (v) Precise
Planning consent had been sought to expand the park                     (vi) Reasonable in all
(in area but not in numbers) onto land which adjoined                        other respects
the temporarily closed first entrance. Consent had been
                                                                        In relation to tests (ii) and (iii),
granted. However a condition had been imposed requiring the             the circular goes on to advise:
first entrance to be re-opened, for the benefit both of the original
park and of the extension area. The first entrance had to be re-opened   ‘Unless a condition fairly
                                                                        and reasonably relates to the
before development commenced on the extension.
                                                                        development to be permitted, it
The owner was prepared to accept a condition that the first entrance     will be ultra vires’ (Paragraph
should be re-opened for use with the extension area. He was also        24) and ‘it is not sufficient that a
willing to re-open the first entrance for use with the original          condition is related to planning
park, once redevelopment work had been completed. His                   objectives; it must also be justified
concern was to retain control over timing, to avoid any                 by the nature of the development
                                                                        permitted or its effect on the
danger of conflict between construction traffic and
                                                                        surroundings’ (Paragraph 25).
resident traffic.
                                                                        In his decision letter the inspector
An application to delete the condition had                              commented ‘not withstanding
been refused. The subsequent appeal was                                 the desirability or otherwise of
successful. The desirability, eventually, of                            securing this access in planning
re-opening the first entrance for use by                                 terms, it is clear to me that the
the entire park, was not disputed. The                                  condition does not meet the test
justification for the appeal was that                                    set down (i.e. relevant to the
the condition was not related                                           development to be permitted). ‘As
sufficiently to the application                                          it is ultra vires, it cannot remain.
site. Consequently, it was                                              Accordingly, the appeal succeeds.’
not valid. The Inspector                                                This decision emphasizes the
agreed and deleted                                                      important fact that local planning
the condition on                                                        authorities do not have carte
the grounds that                                                        blanche to impose whatever
it was ultra                                                            conditions they like. If conditions
                                                                        do not meet the criteria
                                                                        summarised in circular 11/95,
                                                                        then they can be successfully
                                                                        challenged as ultra vires.

                                                                        John Ridgwell FRICS or
                                                                        Peter Boghurst MRICS, Brighton
                                                                        t: +44 (0)1273 325 911                                                            HLL Humberts Leisure 25

 planners... the
    inside story
How do you get inside the minds of Planning
Officers to exert a little influence in your favour?
Darren Hood, a former Senior Development
Control Officer, now a Senior Planner with HLL
Humberts Leisure offers a few suggestions...
                 Having recently joined the HLL Humberts Leisure
                 Consultancy team in Brighton, after 4 years as Senior            ■   Keep up-to-date with local guidance and plans and
                 Development Control Officer for Crawley Borough                       get your site acknowledged in the development
                 Council, John Ridgwell has asked me: ‘How do you get                 framework for your area. Local Plans, Unitary
                 local authority planning officers on your side?’                      Development Plans (UDPs) and Structure Plans
                 ‘Difficult one’ was my first thought, but in the light of              in all local authority areas are now being replaced,
                 the raft of changes taking place in the planning system              as required by the 2004 Act and now is the time to
                 as a result of the Planning and Compulsory Purchase                  get on board. By now, most Councils have already
                 Act 2004 (2004 Act) I gave the matter further thought.               consulted on their Statements of Community
                 Accordingly, here are my four top tips;                              Involvement and are working-up their Core Strategies
                 ■   Speak early and explain your thoughts; arranging a               and Site Allocations. If you have not been consulted
                                                                                      upon these, you may be out of the ‘loop’ and be
                     meeting with planning officers or holding a telephone
                                                                                      missing your chance to have your site allocated for
                     conversation prior to submitting an application to
                                                                                      development, or to influence the shape of planning
                     the Local Planning Authority helps to frame your
                                                                                      policies which will control future development on
                     thoughts and to establish dialogue with the council.
                                                                                      your site. You need to contact your Council now.
                     This means that when an application is submitted
                                                                                      Again, your planning consultant can help you make
                     the planning officer is more aware of the background,
                                                                                      the best of representations.
                     why the proposal has come forward, and what you
                     are trying to achieve. This may help the officer to see       ■   Remain professional at all times. Planning Officers are
                     the application from your point of view. If applicable,          there to control land use by balancing the competing
                     explain that these matters are to be private and                 needs of the economy, the environment and the local
                     confidential. A word of warning; it might be best to              community. It is no good getting angry with them. You
                     undertake any such discussions with your planning                may be aware that targets for determining applications
                     consultant to ensure that you do not say the wrong               are now in place and may also have noticed planning
                     thing or give the wrong impression.                              offices are currently short-staffed, you need to
                                                                                      understand the pressures these officers are under and
                 ■   Submit pre-application letters for advice and guidance.
                                                                                      try to work with them.
                     This is best practice according to the Office of the
                     Deputy Prime Minister (ODPM) and although this               All four of these tips can be enhanced
                     may mean more work up-front for everyone this can            by using a professional team to
                     smooth the road for future developments by providing
                                                                                  represent your interests.
                     the applicant with a full list of the issues which may
                     need to be addressed in submitting a full application.       Darren Hood is a chartered town planner and urban
                     Please note that Circular 08/2005 of 24 August 2005          designer, with 15 years experience and a history
                     requires that sufficient information has to be submitted      of working in development control, local planning,
                     and that the planners have to give a ‘substantive’ reply.    and consultancy. He specialises in planning advice,
                     There is also requirement in the ODPM Circular that          submitting planning applications and appeals. For
                     statutory consultees in such matters have deadline           more information contact the HLL Humberts Leisure
                     of 21 days in which to respond to pre-application            Consultancy team.
                     consultation (although this is open to extensions) and
                     that this is on the stipulation that sufficient information   Darren Hood BSc(Hons) Dip UD MSc MRTPI, Brighton
                     has been supplied in order to do so.                         e: t: +44 (0)1273 325 911

26 Spring 2006

 Local Development
 Frameworks present
 fresh opportunities
 for developers &
 landowners who
 act now...
 As a result of recent government legislation,
 practically all local authorities are rewriting their
                                                                                       Open all
 land use plans. Old style ‘Local Plans’ are being
 replaced by ‘Local Development Frameworks’.
 This could mean a fresh opportunity for developers and landowners to
 bring forward development opportunities by getting their sites designated
 for development in the emerging new planning documents.
                                                                                       On 24 November 2005 the whole licensing system
                                                                                       changed. Public houses, restaurants, clubs, nightclubs,
                                                                                       hot food outlets and others have been affected.
 The government has made it clear that if a development proposal is
 not included in these new ‘development plan documents’ then they will                 The main headline has been about hours of operation, as
 be very unlikely to receive planning consent in future. However, many                 reported in the Sunday Times on 20 November 2005:
 landowners and developers seem to be unaware of these changes and are
 potentially missing out.
                                                                                       ‘Late-night drinking laws are predicted
                                                                                       to fuel an estimated £500m increase in
 The local plan reviews are being run to a tight schedule. Indeed, many
 local authorities will have completed their ‘Statements of Community
                                                                                       sales of beer, wine and spirits...’
 Involvement’ and ‘Core Documents’ by December 2005. Thereafter,                       This would be the result of a 10% increase in sales in
 there may only be one final chance to get your proposed development site               each public house in the coming year as one report by
 registered with the Council, which will be during the drafting of the ‘Site           Goldman Sachs suggests.
 Allocations’ or ‘Action Area Plan’ documents.
                                                                                       This is major news for the seven pub chains that operate
 If you have land which offers future development                                      at least 1,000 pubs and have a combined turnover of
                                                                                       more than £5 billion.
 potential it is vital that you engage in the
 process now.                                                                          However, one issue that all these operators may not
                                                                                       be aware of is that there may be an onerous planning
 But you need to know your LDF, from your LDD, from your SCI to                        condition restricting hours of operation on premises
 engage with the new system.                                                           for all manner of reasons including amongst others,
                                                                                       protecting surrounding residential amenity.
 Our experienced Planning Team of professional chartered town
 planners is offering a cut-price service to established clients and                   As you may be aware it is not uncommon for the Local
 readers of the ‘Leisure’ bulletin. For £1500 (plus VAT and travel                     Planning Authorities to attach conditions to permissions
 expenses) they will visit your site to discuss your future development                for public houses and other premises and these conditions
 proposals, investigate the current progress with the review of plans in your          may have to be varied to meet the new licenses.
 area and advise you on the correct strategy. Thereafter, each representation
                                                                                       HLL Humberts Leisure is well placed to assist in these
 made on your behalf to the local planning authority will be charged at
                                                                                       matters, to check for the existence of such conditions and
 £1000 (plus VAT).
                                                                                       to advise on the appropriate way forward.
 Some of our clients have already taken up this offer. With many authorities already
                                                                                       If you require advice on this topic, please contact
 consulting on a plethora of new planning documents, time is running out.
                                                                                       Darren Hood.
 Martin Taylor BA(Hons) BTP MRTPI MIED MTS, Brighton
                                                                                       Darren Hood BSc(Hons) Dip UD MSc MRTPI, Brighton
 e: t: +44 (0)1273 325 911
                                                                                       e: t: +44 (0)1273 325 911
 Darren Hood BSc(Hons) Dip UD MSc MRTPI, Brighton
 e: t: +44 (0)1273 325 911                                                                                                 HLL Humberts Leisure 27

             am I
                 Valuation is an art, not a science, according to
                 HLL Humberts Leisure’s Martin Reed MRICS IRRV

28 Spring 2006

Is this the sort of question you ask yourself from
time to time? It can be very reassuring to know that
you are financially secure! But how can you tell?
And what if you want to improve your property - or
perhaps even buy another one – and need finance to
achieve your objective? Then you may well require a
valuation of your property.

Land professionals like to say that “valuation is an art, not   into increasingly niche areas, choosing the right valuer
a science”, especially when faced with accountants or bank      gains greater significance if the report and valuation is to
managers trying to gloss over the finer details by doing         be credible and robust. Simply picking three names and
their own sums from the desk! A purist view, no doubt,          appointing that with the cheapest fee quotation is less
but it raises a very important point. When it comes to          likely than ever to be adequate. While it would be wrong
landed property, no two holdings are alike, which makes it      to assume that price invariably equals quality, the priority
especially important that someone with appropriate skills,      should be to engage the firm or individual best capable of
qualifications and expertise is engaged to help.                 undertaking the job, even if this costs a little more. This
                                                                maxim should apply to all valuation work, whether it is
This is particularly relevant in the case of leisure
                                                                for a bank or for personal/internal company use.
properties, where the value is often not in the bricks and
mortar but more in the location, general amenities and          With its extensive involvement in all aspects of the leisure
– sometimes the key element – the skill of the operator.        sector, HLL Humberts Leisure should be the first choice
Is the business one for which there will be good demand         for valuation advice. Our experienced professionals, all
in the future? Or conversely, have tastes altered leaving       qualified to the exacting standards of the Royal
the business in decline? What changes could be made             Institution of Chartered Surveyors and bound by
to enhance its revenue generation potential? Can                its rules of conduct, can bring their skills to bear on
the business be operated in a more efficient or cost-            the widest range of leisure properties and businesses
effective way to increase profit? These are all questions        to provide valuation reports which address the good
which the valuer must ask to ensure he has a proper             – and, if necessary, the bad – aspects of the operation
understanding of the operation. And it underlines the           in a dispassionate and objective way. That is why we are
paramount importance of engaging a valuer who has a             included on the specialist panels of most of the nation’s
sound knowledge of the industry and can appreciate the          banks and other lending institutions – testament to the
nuances of individual business operations.                      confidence in which we are pleased to be held. For that
                                                                next valuation, engage HLL Humberts Leisure!
We have noted a tendency of some lending institutions to
go for the cheapest option when it comes to professional        Contact
help. Most banks maintain a panel of approved valuers           Martin Reed MRICS IRRV, Brighton
from which one will be selected to provide a valuation for      e: t: +44 (0)1273 325 911
loan security purposes. With the leisure industry moving                                                                           HLL Humberts Leisure 29
 Non-domestic rate liabilities

how will you
rate 2006-7?
Following publication of the Retail Prices Index for September
2005, it is now possible to make an estimate of non-domestic
rate charges for the financial year commencing 1 April 2006. The
following information should enable you to calculate your likely bills.

England                                                                             Wales
In 2005-6, the rate poundage was made up of two elements – a basic charge of        For better or worse, Wales has neither transitional
41.5p in the £, and a supplement payable by most ratepayers towards the cost        adjustments nor small business rate relief (although
of small business rate relief (SBRR) of 0.7p in the £ – making a total of 42.2p     a consultation on this is presently in progress). In
in the £. The corresponding figures for 2006-7 are likely to be a basic charge       consequence, the charge for 2006-7 can be simply
of 42.6p in the £, plus a SBRR supplement of 0.7p in the £, giving a total          expressed as the rateable value multiplied by the rate
multiplier of 43.3p in the £.                                                       poundage for the year which is provisionally 43.2p in the £.
                                                                                    The corresponding figure for 2005-6 was 42.1p in the £.
If your RV is less than £10,000 you may qualify for small business rate relief.

If so, you will not be required to pay the supplement, leaving a basic charge
of 42.6p in the £. Against this you will be allowed a fixed % deduction on
a sliding scale according to your rateable value. For properties in the buffer
zone with a rateable value of between £10,000 and £15,000, you may also be          The rate poundage multiplier for 2005-6 in Scotland
entitled to pay only the basic charge, providing you would otherwise qualify        was 46.1p in the £. This is significantly higher than
for SBRR.                                                                           its English counterpart, and the Scottish Parliament
                                                                                    has announced that it is to harmonise charges north
                                                                                    and south of the border from April 2007. The current
Transitional Adjustments
                                                                                    proposal appears to be to reduce the rate poundage in
For properties which suffered large increases in rateable value following
                                                                                    two stages, so the multiplier from 1 April 2006 should
the revaluation of all non-domestic property in April 2005, the question of
                                                                                    in fact be less than the current year and our estimate at
transitional relief may arise. If you received TR in 2005-6, you will need to
                                                                                    this stage is 45.2p in the £. The Scottish Parliament will
make two calculations to find out your likely bill for 2006-7.
                                                                                    announce the exact figure in due course.
1. Decide whether your property is standard (ie has a rateable value of
   £15,000 or more, or £21,500 in Greater London) or smaller (ie with a
   rateable value of less than £15,000/£21,500).                                    General
2. If you are a standard property, you will pay the lower of:                       As will be plain from the foregoing, this is hardly a
   a) the 2005-6 charge + 17.5% + 2.658% (inflation adjustment); or                  straightforward matter! Hopefully there is sufficient
                                                                                    guidance to enable you to make a calculation for
   b) the RV x 43.3p
                                                                                    budgeting purposes. The various governments will confirm
   If you are a smaller property, you will pay the lower of:
                                                                                    the final multipliers in the near future, and rate bills based
   a) the 2005-6 charge + 7.5% + 2.658%; or                                         on the new figures will be issued by all local authorities in
   b) the RV x 43.3p (or, if you qualify for small business rate relief or are in   March 2006. For the time being, this information should
   the buffer zone, 42.6p)                                                          be treated with a degree of caution pending confirmation
If you were fortunate enough for your rateable value to have reduced when the       of the figures by the respective authorities.
property was revalued in April 2005, you may have found your rate bill has          Please contact Martin Reed or Peter Boghurst in our
fallen. There are transitional adjustments to phase the savings in gradually. In    Brighton office for more detailed guidance in any
our experience, few of our clients in the leisure sector fell into this category    particular case.
and hence we have not addressed the scheme here, but we are of course happy
to advise in individual cases.                                                      Contact
                                                                                    Martin Reed MRICS IRRV, Brighton
                                                                                    e: t: +44 (0)1273 325 911
                                                                                    Peter Boghurst MRICS, Brighton
                                                                                    e: t: +44 (0)1273 325 911

30 Spring 2006
                                                                  Why choose HLL Humberts Leisure?

                                                                                                                 Here are a few of the key
                                                                                                                 people at HLL Humberts
                                                                                                                 Leisure who can help you
                                                                                                                 make the most of your

                                                                                                                 leisure property
                                                                                                                 Peter Constantine BSc FRICS, t: +44 (0)1291 627 813
                                                                                                                 Anthony Miller FRICS IRRV, t: +44 (0)20 7629 6700
                                                                                                                 Peter Haigh BSc FRICS, t: +44 (0)20 7629 6700

                                                                                                                 Richard Baldwin BSc(Hons) MRICS,
                                                                                                                 t: +44 (0)1756 799 271
                                                                                                                 Andrew Moore BSc(Hons) MRICS,
                                                                                                                 t: +44 (0)1756 799 271
                                                                                                                 Marcus Street BSc(Hons), t: +44 (0)1291 627 813

                                                                                                                 Peter Gee MA (CANTAB) FCA, t: +44 (0)20 7629 6700
                                                                                                                 John Anderson BSc FRICS, t: +44 (0)1756 799 271
                                                                                                                 Michala Holm MSc, t: +44 (0)20 7629 6700
                                                                                                                 Adela Cristea BA Econ MBA, t: +44 (0)20 7629 6700
                                                                                                                 Gabrielle Gambina B.ACCTY MSc,
                                                                                                                 t: +44 (0)20 7629 6700
                                                                                                                 Martin Taylor BA(Hons) BTP MRTPI MIED MTS,
HLL Humberts Leisure provides results-driven specialist property                                                 t: +44 (0)1273 325 911
                                                                                                                 Darren Hood BSc(Hons) DipUD MSc MRTPI,
expertise to clients across the UK and overseas, with dedicated                                                  t: +44 (0)1273 325 911
professionals working in ten distinct leisure-business sectors.                                                  Nigel Mills BAHA, t: +44 (0)1273 325 911
                                                                                                                 Georgina Anastasakis BA(Hons) MSc MHBA MTS,
                                                                                                                 t: +44 (0)1273 325 911
Hotels                                    Sports Complexes                      Visitor Enterprises
London/City Centre Hotels                 and Venues                            Theme Parks                      Hotels and General Leisure
Resort Hotels                             Racecourses                           Tourist Attractions              Gavin Brent BSc MRICS, t: +44 (0)20 7629 6700
Commercial/Business Hotels                Stadia                                Heritage Centres
                                                                                                                 Nigel Talbot-Ponsonby FRICS, t: +44 (0)20 7629 6700
Country House Hotels                      Grandstand Hospitality Boxes          Historic Buildings
Motor Lodges and Budget Hotels            Tennis Centres                        Factory Shopping                 Jonathan Marshall MA MRICS FAAV,
                                                                                                                 t: +44 (0)1273 325 911
                                          Squash Clubs                          Children’s Play Centres
Golf                                      Dry Ski Slopes                                                         Tim Smith BSc(Hons) MRICS, t: +44 (0)20 7629 6700
International Golf Resorts                Health & Fitness Clubs                Public Houses and                Andrew Bates MRICS, t: +44 (0)1962 835 960
Golf Hotels and Country Clubs             Playing Fields/Sports Grounds         Licensed Property                Peter Sandes FIBA, t: +44 (0)1962 835 960
Proprietary Golf Clubs                    General Sports Complexes              Pub Restaurants
                                                                                                                 Kenelm Cornwall-Legh BA(Hons),
Pay and Play Golf Centres                 Shooting Schools                      Theme Bars                       t: +44 (0)20 7629 6700
Driving Ranges and                                                              Tenanted and Managed
Golf Academies                            Urban Leisure                         Public Houses                    Holiday Property & Golf
Golf Development Sites                    Cinemas and Theatres                  Wine Bars                        Ben Allen BSc(Hons) MRICS, t: +44 (0)1962 835 960
                                          Night Clubs and Discotheques          Freehouses                       Martin Brister FRICS, t: +44 (0)1962 835 960
Holiday Property                          Indoor Bowling Centres
Caravan Parks                             Snooker Clubs                         Funding                          John Ridgwell FRICS, t: +44 (0)1273 325 911
Holiday Villages                          Integrated Retail and                 Sale and leaseback               Martin Reed MRICS IRRV, t: +44 (0)1273 325 911
Cottage Letting Complexes                 Leisure Complexes                     Introduction to sources of       John Mitchell BSc MRICS, t: +44 (0)20 7629 6700
Club Membership Resorts                   Children’s Nurseries                  equity and debt finance           Peter Smith BA(Hons) MRICS, t: +44 (0)1756 799 271
                                          Water-Based Leisure                   Specialist VCT Leisure Fund      Peter Boghurst MRICS, t: +44 (0)1273 325 911
                                          Coastal & Inland Marinas and          Institutional Property           Stephen Morgan FRICS, t: +44 (0)1291 627 813
                                          Related Development
                                          Multi-use lakes

    What can HLL do for you?
    Valuations                                              Consultancy                                          Planning
    For all types of leisure property, for balance sheet    Feasibility studies, viability testing and           Planning appraisal, planning history research,
    purposes, purchases, sales and for raising finance       development option appraisal on a full range         planning applications and appeals, expert
    for acquisition or further development.                 of leisure business and property proposals to        witness, enforcement notice, licensing and
                                                            ensure correct conceptualisation and successful      technical advice in the pursuance of leisure-
    Professional services
                                                            implementation.                                      related property development proposals. Site
    Rent reviews and lease renewals for both
                                                                                                                 finding and assessment.
    landlord and tenant, rating, litigation, dilapidation   Finance
    claims and all other professional matters for all       Funding for leisure industry schemes. Advice on      Research
    types of leisure properties.                            availability of funding packages, together with      Property market appraisal, leisure market
                                                            introductions to sources of equity including the     research and trends monitor, competitor analysis,
                                                            Leisure and Media VCT plc and debt finance.           demographic catchment and visitor profiling,
    Acquisition, sale and leasing of leisure related
                                                                                                                 economic impact measurement.
    property in the UK and overseas.                        Development/Investment
                                                            Arrangement of an integrated service including
                                                            site acquisition, valuation, planning, funding and
    Integration of direct mail, advertising, public
                                                            ultimate disposal, together with advice on the
    relations and other publicity material to achieve
                                                            selection of other professional intermediaries.
    the widest exposure and the optimum sale.                                                                                                                   HLL Humberts Leisure 31
                                                                                                                                 Designed by Printed by Portishead Press 0117 955 5811

Front cover: The Queen’s Club, London
Back cover: Little Cumbrae, Scotland

London                      North                    South West & Wales        South East               South
12 Bolton Street            Stable Courtyard         Bank Buildings            Pavilion View            Westgate House
Mayfair                     Broughton Hall           High Street               19 New Road              39-41 Romsey Road
London W1J 8BD              Skipton BD23 3AE         Chepstow NP16 5XQ         Brighton BN1 1UF         Winchester SO22 5BE
t: +44 (0)20 7629 6700      t: +44 (0)1756 799 271   t: +44 (0)1291 627 813    t: +44 (0)1273 325 911   t: +44 (0)1962 835 960
f: +44 (0)20 7409 0475      f: +44 (0)1756 700 811   f: +44 (0)1291 625 614    f: +44 (0)1273 329 602   f: +44 (0)1962 835 961


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