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Network Space

FOR SALE:
Land at Lowfield Lane

Mere Grange, St Helens
WA9 5GG

Residential Development Land
Outline Planning Permission For A Residential Development of Up To 120 Dwellings - 9.03 acres

> Excellent links to M62 via the A570 St Helens Linkway
> Outline planning permission for up to 120 dwellings
> No affordable housing requirement
> Close proximity to St Helens town centre
> Part of a major mixed use regeneration scheme

Location

Location of the Mere Grange site

The site is accessed from Lowfield Lane and is part of the Mere Grange mixed use development. Lowfield Lane is served from Elton Head Road, which provides vehicular connection with the A570 St Helens Linkway, which links St Helens Town Centre with the M62 at Junction 7.

Junction 7 of the M62 provides quick and easy access to the regional and national motorway network via the M6 and M57 and therefore offers easy commuting to either Manchester or Liverpool by car.

The local rail station (Lea Green) is located within 1/4 mile of the site and provides a regular service between Liverpool Lime Street and Manchester Victoria as well as Warrington Bank Quay. Extensive rail links are also available via the main St Helens Central station situated approximately one mile away in the town centre.

St Helens town centre offers an extensive range of retail and leisure facilities.

The Site

Location of the Mere Grange site

The site extends to 9.03 acres in total and is generally flat with the exception of a landscaped bund along the frontage with Lowfield Lane. There is a band of trees through the centre of the site and on the north western boundary.

There are three balancing ponds to the east and southern parts of the site which were originally provided as part of the infrastructure for the proposed commercial development. The retention of these ponds is not necessary for the residential scheme and the principle of their removal has been established through the outline planning consent.

To the north of the site there is a small development under construction and a housing development which was completed in the 1970ís. The site has extensive frontage to Lowfield Lane along the western boundary which fronts new developments by Morris Homes and St Modwen Homes. The eastern boundary of the site is formed by the Mere Grange spine road and further east is Mere Grange, a commercial business park comprising offices and a forthcoming development of industrial and warehouse units.

Development Plan

Development Plan

Planning

Network Space has secured outline planning approval for the development of up to 120 residential dwellings on 9.02 acres of land. The consent allows for the creation of a new access off Lowfield Lane to the west.

The permission for the residential area was part of a wider mixed use scheme (planning reference P/2016/0567/HYBR) which includes commercial development on Phases 1 and 2 to the north of Mere Grange.

The permission is a hybrid, which ties the commercial development of Phase 1 in detailed form to the residential development in outline. A planning condition allows the occupation of up to 49 dwellings before the delivery of infrastructure and floor slabs for units A and B within Phase 1.

Network Space has now let the contract for the development of Phase 1 and it is anticipated that the scheme will be practically complete by June 2018. Importantly, the planning condition referred to above will be discharged before the end of the year (2017) and consequently, the residential consent will be totally unencumbered in so far as any links to the commercial land are concerned by the start of 2018.

Technical

A full suite of technical information is available to download via the dataroom, which can be accessed via this website
Interested parties can access the dataroom with a username and password that is provided upon request.

The dataroom includes the following information:

> Planning Permissions and accompanying reports
> Phase 1 and Phase 2 Site Investigations
> Remediation Strategy
> Title Information
> Draft Heads of Terms
> Topographical Survey
> Guidance for Bidders

Facilities

St Helens town centre is located within a mile of the site and there are a full range of retail and leisure facilities within the town.

There are a number of out of town shopping developments located on St Helens Linkway including B&Q, Argos, Currys, Aldi and Tesco Extra all of which are situated between the site and St Helens town centre.

The Totally Wicked Stadium home to St Helens Rugby League Club is also situated close by within easy access from the St Helens Linkway.

Proposed Plan

Method of Sale

Offers may be made on a wholly unconditional basis, subject to contract only or alternatively subject to reserved matters approval, in the case of the latter, prospective purchasers should confirm the acceptability in principle of the Heads of Terms.

The closing date for offers is 12 noon Wednesday 22nd November 2017. Offers submitted via email are acceptable.

VAT

The seller has elected to waive the VAT exemption and therefore VAT will be payable by the purchaser on legal completion in addition to the purchase price. The buyer will be provided with a VAT invoice to facilitate recovery of the tax.

Tenure

The site is part owned by Network Space and The Homes and Communities Agency (HCA), the portion of the site owned by HCA is controlled by Network Space under a Development Agreement and the freehold interest of the HCA land can be transferred to a nominated purchaser specified by Network Space along with the freehold of the Network Space land.

The transfer will be subject to a standard HCA clawback provision which requires the payment to HCA of 50% of the uplift in value for any use other than residential. HCA have agreed to a variation to the terms of the clawback, to ensure that individual residential properties are not captured once they have been sold. This is currently being formalised.