Landowners Brief

ST MARY IN THE CASTLE, 6-8 PELHAM ARCADE & 7 PELHAM CRESCENT, HASTINGS

On behalf of

Hastings Borough Council

 Landowners Brief

ST MARY IN THE CASTLE, 6-8 PELHAM ARCADE & 7 PELHAM CRESCENT, HASTINGS

Dyer & Hobbis 25 Russell Street Hastings TN34 1QJ

Tel: 01424 423626

E-mail:
odyer@dyerandhobbis.com
ahobbis@dyerandhobbis.com
CONTENTS

1. Background and objective

2. Method of disposal and tenure
3. Location
4. Description of property
5. Planning
6. VAT
7. Asbestos
8. First stage submissions
9. Liability
10. Disclaimer
11. Further information
12. Contacts

APPENDICES

i. Ordnance Survey Plan

ii. Title documents
iii. Schedule of Fixtures and Fittings (2007)
iv. Floor plans
v. Copy Listing
vi. Asbestos Report (2007)
vii. Energy Performance Certificate
1.0 Background and objectives

1.1 Hastings Borough Council (The Council) is the freeholder of this unique Grade II* Listed
Building located in a prominent position on the Hastings seafront. The gross internal area
of the building extends to approximately 16,500 ft² (1533 m²). The property is arranged
over 3 principle floors in the main building with a prominent entrance located at 6-8
Pelham Arcade, there are a further 5 floors at 7 Pelham Crescent. The property is situated
at the centre of Pelham Crescent extending under the raised pavement to Pelham Arcade.
An Ordnance Survey extract identifying the extent of the property is attached as Appendix
i.

1.2 Originally built in 1828 as a church, the property has had a variety of uses over the years.
It is currently used predominantly as a performing arts centre with some gallery space for
visual arts and a café. The Council are now seeking to secure the long term future of the
building having regard to a number of key criteria;

The Council wish to secure the continued use, restoration and refurbishment of the
building.

The Council seek an occupier and use within the property which must adapt to the
building, respect its history and civic character, comply with the covenants and
retain the original fixtures and fittings.

The Council seek an occupier who can maintain access to the building for a
minimum of 100 days/year for the benefit of the general public.

The Council will require that the selected occupier establishes a robust
management and maintenance regime.

1.3 This brief elaborates on these objectives as well as providing additional information to
assist potential occupiers in working up their proposals. More detailed information on
various issues is available on request together with the opportunity to view the property
and discuss outline proposals with the Councils advisors, Dyer and Hobbis.

2.0 Method of disposal and tenure

2.1 The selection of an occupier for the building is likely to be on a two stage basis.

The first stage is to invite prospective occupiers to register their interest and
provide the Council with basic information. A short list would then be selected.

The second stage would be to invite the short list of parties to submit detailed
proposals based on a full package of information to be supplied.

2.2 It is envisaged that the property will be let by way of a 25-35 year full repairing and
insuring lease on standard institutional terms.

2.3 It is not anticipated that a detailed financial appraisal will form part of the first stage
submission although an indication of anticipated rental offers will help the Council in the
short listing process.
2.4 For further guidance please refer to the criteria associated with the first stage submissions
in section 8.0 of this brief.

3.0 Location

3.1 St Mary in the Castle occupies a prominent and elevated position above the Hastings
seafront in the centre of Pelham Crescent. The Crescent forms an important part of the
towns heritage and seafront landscape. 6-8 Pelham Arcade occupies a prominent position
on the seafront facing the A259 and opposite the main public car park for the town.

3.2 Hastings is located some 67 miles south of London, 31 miles south west of Ashford and 18
miles east of Eastbourne. There are two main arterial routes providing road
communications into the town. The A21 links to London and the M25 to the north. The A259
leads to Folkestone to the east and Brighton and the A27 / M27 to the west. Rail services to
London are available in approximately 1 hour 40 minutes. Major facilities include the Priory
Meadow Shopping Centre. Hastings has a population of approximately 88,000 with a
population of approximately 175,000 within a 30 minute drive time of the town.

3.3 The town has seen significant investment over the last 10 years focusing on creating top
quality business space plus a range of business services, education and skills initiatives,
transport and broadband provision.

3.4 There has been a strong cultural renaissance reflecting Hastings’ popularity as a coastal
destination. A major scheme by the Jerwood Foundation including an art gallery in the
heart of the Old Town is due to open in early 2012. This £4m scheme will enable the
Jerwood Art Collection to be shown in public for the first time. It is part of a wider £10m
scheme to improve facilities in this area of the Old Town, which includes new public space
and community facilities.

3.5 Hastings boasts a vibrant arts, festival and entertainment scene with major annual events
including the Jack in the Green celebrations, town carnivals, the Hastings Bonfire and
Coastal Currents Arts Festival.

3.6 The town has a wide range of cafés and restaurants. Hastings also has the largest beach
launched fishing fleet in Europe and offers a wide range of local produce. There is also the
local Seafood and Wine Festival.

3.7 In 2010 Hastings received approximately 407,000 visitors staying one night or more and
3,009,000 day visitors generating an estimated total spend in excess of £172,500,000. Of
the staying visitors it is estimated that 86% are domestic and 14% from overseas.

4.0 Description of the property

4.1 The location of the property is identified on the plan attached as Appendix i.
 St Mary in the Castle

4.2 The property, St Mary in the Castle, was designed by architect Thomas Kay for Thomas
Pelham, Earl of Chichester, and built as a church in 1828. It is designated as Grade II*
Listed in the register of historic buildings being maintained by English Heritage. It is
arranged over basement, ground and first floors as an auditorium.

4.3 The basement/vaults link to 6-8 Pelham Arcade and provide exhibition and gallery space.
There are male and female wc’s at this level as well as lift access to the main auditorium
and balcony.

4.4 The ground floor is arranged as an auditorium, there are male and female wc’s, a bar area
as well as a stage. Access to the balcony is via staircases to the east and west at the front
of the building.

6-8 Pelham Arcade

4.5 6-8 Pelham Arcade forms the main entrance to St Mary in the Castle. This part of the
property is currently fitted out and trading as a café, features of note are the vaulted
ceilings and the lantern. It forms part of a larger development that was built as the first
phase of the Pelham Crescent scheme. It is designated Grade II* Listed.

4.6 There is a ramped access to the west side of the building leading up to the basement of St
Mary in the Castle.

7 Pelham Crescent

4.7 7 Pelham Crescent adjoins St Mary in the Castle and is arranged over 5 stories. As above it
is Grade II* Listed. It is currently used for administrative offices and houses the lift
providing access between the basement, ground and first floors of the St Mary in the
Castle.

4.8 Copies of the title documents can be found at Appendix ii.

Furniture and Fittings

4.9 A number of fittings and furniture are an integral part of the Listing and must remain in situ
to preserve the building’s character. An inventory of items owned by HBC is attached as
Appendix iii.

4.10 Floor areas

4.11 The property is arranged over 3 principle floors in the main building, a single floor at 6-8
Pelham Arcade and a further 5 floors at 7 Pelham Crescent. The approximate gross internal
areas are as follows;
 St Mary in the Castle

Description Net Internal Area ft² Net Internal Area m²

Crypt/Basement 2,414 224.4
Ground Floor 5,193 482.6
First Floor 4,949 460.0
Total 12,556 1,167

6-8 Pelham Arcade

Description Net Internal Area ft² Net Internal Area m²

Café 1,736 161.3

7 Pelham Crescent

Description Net Internal Area ft² Net Internal Area m²

Basement 660 61.4
Ground Floor 761 70.7
First Floor 787 73.2
Second Floor - -
Total 2,208 205.3

4.12 Indicative floor plans of the building are attached as Appendix iv.

5.0 Planning

5.1 The current local planning policy is contained in the Hastings Local Plan 2004. There are no
site specific policies for St Mary in the Castle, 7 Pelham Crescent and 6 to 8 Pelham Arcade
but they are affected by policies applying to all properties within a Conservation Area
(Policies C1, C2, C8, C10, DG7, DG22 and T2), within an Area of Archaeological Interest
(Policy C6) and because the properties are Listed Buildings (Policies C3, C4, C7 and C9).
There are policies which cover main land uses which may need to be referred to such as :
Local Economy (Employment Land, Tourism and Shopping), Transport, Housing and
Community (Housing and Community Needs), Natural Environment (Nature Conservation
and Landscape), Built Environment (Development Guidelines and Historic Environment),
Leisure (Sports & Leisure and Open Space) and Seafront Strategy. The most important Local
Plan policies relating to the buildings are as follows:

Policy T2 - Amusements (Chapter 5b page 41)

Policy DG7 - High or Visually Prominent Buildings (Chapter 9a page 141)
Policy DG14 -Shopfronts (Chapter 9a page 146),
Policy DG15 -Security Shutters (Chapter 9a page 147 )
Policy DG16 - Outdoor Advertisements and Signs (Chapter 9a page 148 )
Policy DG22 - Satellite Dishes (Chapter 9a page 151)
Policy C1 - Development within Conservation Areas (Chapter 9b page 171)
Policy C2 - Demolition in a Conservation Area (Chapter 9 b page 173)
Policy C3 - Development Involving Listed Buildings (Chapter 9b page 174)
Policy C4 - Demolition of Listed Buildings (Chapter 9b page 175)
Policy C6 - Archaeological Sites and Ancient Monuments (Chapter 9b page 176)
Policy C7 - Replacement Doors and Windows in Listed Buildings (Chapter 9b page 177)
Policy C8 - Replacement Doors and Windows in Conservation Areas (Chapter 9b page 177)
Policy C9 - Roof Materials for Listed Buildings (Chapter 9b page 178)
Policy C10 - Roof Materials in Conservation Areas (Chapter 9b page 178)
5.2 Conservation context

5.3 The property lies within a Conservation Area. The new occupier will be responsible for
preserving and enhancing the historic features of the property and to ensure that any
future uses respect the architectural character of the existing building and surrounding
area. Any renovation works must reflect the historic setting and will be undertaken in prior
consultation with English Heritage.

5.4 The Council are proposing to restore the part of the roof lantern belonging to St Mary in the
Castle and replace the shop fronts at 6-8 Pelham Arcade. The wider scheme has Listed
building and planning consent, details can be found under planning application ref.
HS/FA/11/00660 and HS/LB/11/00661.

5.5 Securing the appropriate renovation of the building is one of the key aims of the Council.

5.6 Historic Listing

5.7 St Mary in the Castle is classified as Grade II* Listed Building. A description of the historic
Listing is enclosed at Appendix v.

5.8 General planning comments

5.9 The property has a current classification for D1/D2 use. The following possible uses are
permissible under this use class;

Sports and leisure facilities

Museums
Concert halls
Bingo and casinos
Day centres
Churches
Places of worship
Nurseries

5.10 The property may also be suitable for other uses including as a theatre subject to the grant
of a change of use by the Local Authority.

5.11 Potential occupiers are encouraged to discuss their proposals with the Council’s
Development Control team for advice on changes of use and physical changes to the
building both externally and internally.

5.12 Sustainability

5.13 It will be necessary as part of the refurbishment works to incorporate relevant

improvements which allow disabled people to secure access to all parts of the building.

5.14 In securing planning permission and Listed Building Consent the selected occupier will be
expected to meet best practice in terms of sustainability issues.
6.0 VAT

6.1 The selected party will be responsible for any VAT liability associated with the restoration
and refurbishment of the building. The Council has opted to tax on the property so VAT
will be chargeable on any rent in respect of lease.

7.0 Asbestos

7.1 A copy of the most recent asbestos survey carried out at the property is attached at
Appendix vi. The successful applicant will be expected to satisfy themselves in relation to
this issue.

8.0 First stage submissions

8.1 Interested parties are invited to submit preliminary expressions of interest based on the
requirements of this brief. The Council is seeking an undertaking to carry out essential
works relating to the restoration of the building plus a rental offer, and will consider the
following points in selecting a short list.

Experience in restoration, refurbishment and maintenance of historic buildings.

An indication of the applicants previous experience, the proposed professional

team and their expertise is essential.

Financial resources and an indication of the rental level anticipated for the
proposed use.

Preliminary proposals setting out the intended use and how such use is compatible
with the building having regard to the information provided. Applicants must
demonstrate how their proposals will be suitable for the building together with
maintaining the existing fixtures and fittings.

Proposals must include the setting up of a robust and financially sound management
and maintenance structure.

The proposals must identify any conditions that need to be satisfied prior to
completion of negotiations and legal documentation. Any significant alterations to
the property or its character should be clearly identified from the outset.

8.2 First stage proposals are invited for submission by 30 March 2012.

8.3 Further information on the second stage submission process will be provided after the first
stage submissions have been submitted.

9.0 Liability of the Council and its agents in respect of this brief

9.1 The Council are not bound to accept proposals made by any parties as a result of this brief
and shall be free to reach whatever decision it elects without giving reasons.
9.2 The Council, its agents and advisors shall not under any circumstances be responsible for
any costs incurred by interested parties in relation to the submission in response to the
invitation arising from this brief.

9.3 The information in this brief is provided solely for guidance for prospective occupiers.
Whilst every reasonable care has been taken in compiling this, neither the Council nor its
agents and advisors guarantee its accuracy. Interested parties will be entirely responsible
for the verification of the information and for obtaining any additional information that
may be required.

9.4 Nothing in the particulars of this brief shall prejudice or fetter the powers, responsibilities
and duties of the Council in carrying out its statutory duties and functions.

10.0 Disclaimer

10.1 The accuracy of any description, dimensions, references to condition, necessary

permissions for the use and occupation and other details contained herein is not guaranteed
and is for general guidance only and prospective tenants must not rely on them as
statements of fact or representations and must satisfy themselves to their accuracy.
Neither the Council nor Dyer and Hobbis nor any of its employees or representatives have
any authority to make or give any representation or warranty or enter into any contract
whatever in relation to the property. The reference to any mechanical or electrical
equipment or facilities at the property shall not constitute a representation (unless
otherwise stated) as to its state or condition or that it is capable of fulfilling its intended
function. A prospective tenant should satisfy themselves as to the fitness of such
equipment for their requirements.

11.0 Further information

11.1 For further information please contact Oliver Dyer or Alex Hobbis at Dyer and Hobbis on
01424 423626. Viewings can be arranged via the sole agents by appointment Monday –
Friday 9.00am - 5.00pm.

11.2 Contacts

Development Control Graham King

01424 451 090

Building Regulations Rother & Hastings Building Control Partnership

01424 787680

English Heritage Tom Foxall

tom.foxall@english-heritage.org.uk
01483 252035

Estates Service Amy Terry, Estates Manager

aterry@hastings.gov.uk
01424 451640