Mitchell House, Westwood Road, Southampton
Client Private Investor
Our Vision - The company was asked to advise on the best way to structure a sale of this asset, whilst keeping matters “low key” due to sensitivities around the current tenancies and complexity around the tenure. The asset was owned through multiple long leaseholds of the flats as well as the freehold. This proposed challenges that required a buyer with cash funds to move on an unconditional basis, where the asset would have been difficult to fund through high street channels.
The company created a small but competitive situation off market, which enabled the goals of the seller to be met. The excellent communication, and up-front consultancy advice then meant, the buyers, once contracts were exchanged, also retained Primmer Olds BAS Architecture to assist with drawings for the ongoing development plans and change of use.
EMLEA COURT, SOUTHAMPTON, HAMPSHIRE
Client Local Property Company
PROPERTY: A converted block of nine self-contained flats with a “value add” proposition through planning and further development.
Our investment agency team identified asset management potential with this block and
reviewed further opportunities to create value through further planning enhancement and
additional units, whilst letting vacant flats and increasing rents. The existing owner wanted
to exit the investment that had been owned for many years. We carried out a comprehensive
marketing campaign that led to competition and a sale completed to a cash buyer.
Client Family Trust
OUR VISION - Value was created through an of market acquisition by our investment agency team, we then added value through the purchase process, with a building survey carried out, where drone footage showed issues with the roof, resulting in a reduction in purchase price. Our management team will not actively manage the asset to improve return over the long term and protect the buildings value for the future.
Client Private Client/Investor
Our Role We provided an integrated approach across a range of our core services to the client. This included initial advice around a surrender of the existing lease, with former tenant Picador Vauxhall who were looking to exit the site. Our agency team then worked with our in house architecture to look at feasibility options and planning policy for the potential re-development of the site. The site was then initially marketed on a rental basis, with a view to retaining income, however strategy changed and Primmer Olds B.A.S, pivoted to expand the enquiries to occupiers and developers looking on a purchase basis. Terms were subsequently agreed for a sale on an un-conditional basis to owner-operator, Dormobile Ltd looking to revive the site as a campervan sales and workshop destination for their iconic brands.
Our Vision Value was created for the client through lease consultancy advice, un-locking a valuable asset for development or disposal. Further value was added through proactive marketing, resulting in a competitive bids situation, achieving a strong financial return with minimal risk through planning.
Mount Park, Southampton & Chandlers Ford Industrial Estate, Eastleigh
Client:Paul Murray Health & Beauty
Services:sales and lettings, occupier search and acquisition
Paul Murray is a supplier of brands of health and beauty products to the UK retail trade market. The company was occupying four buildings on the Chandlers Ford Industrial Estate, where it had been operating for approximately thirty years.
Primmer Olds BAS were instructed to assist the directors in the identification of a suitable new HQ and distribution facility that would enable the business to both expand its operations and operate more efficiently.
Following consideration of several options terms were negotiated for a new lease of Unit 3, Mount Park, Southampton. The building comprised a circa 50,000 sqft new build on the 358,120 sqft Industrial/Logistics park just off J5 of the M27 on the former Ford Factory site close to Southampton Airport.
Primmer Olds BAS in conjunction with the acquisition assisted with the withdrawal from three leased buildings and the re-letting of the fourth which was owned by the company and then retained as an investment.
Primmer Olds BAS worked with a number of stakeholders throughout the project to help ensure a smooth transition of the business and the maximisation of the company’s property assets.
Park Court, Abbey Park, Romsey, Hampshire
Services:Investment acquisition, Building Surveying, architecture & design, projects and lettings.
Primmer Olds BAS investment team acquired these two office buildings in an off market transaction for a local property development & investment company client.
The buildings were let to a single tenant with a very short term to expiry and the tenant wishing to remain in part of the property following a re-structure.
The agency team negotiated a surrender of part, linked to a simultaneous renewal on part along with the Building Consultancy team who dealt with terminal dilapidations and refurbishment of the space.
Primmer Olds BAS architect and designer James Fewtrell was also brought in as part of the project team to create ideas for external improvements to the property and CGI’s of the product for marketing.
The agency team were then further involved in securing new tenants on the remaining space at enhanced rents, showing an improved return on purchase yield.
4 Turnberry House, Parkway, Solent Business Park, Hampshire
Services:Lease advisory, investment sale & acquisition
Primmer Olds BAS provided lease advisory advice to the freeholder of a modern high-quality office building located on South Hampshire’s premier business park, Solent Business Park. The client was looking to exit ownership of the building whilst at the same time secure terms for his trading business.
The agency and professional team worked together to create a lease package that worked for the business to remain in the property and at the same time help the owner maximise the value on possible sale.
The investment team then brokered a sale to a private property company looking for a secure long income dated property investment with good future letting prospects.
7 Upper Northam Road, Hedge End
Client Avon Valley Holdings Contract JCT Minor Works 2011
Primmer Olds B.A.S acted on behalf of Avon Valley Holdings Limited in acquiring the freehold investment let to one of their trading entities, Wilton Carpets. Primmer Olds B.A.S then advised on potential alterations to the building in order to maximise the long term return from the investment resulting in a sub-division of the retail space to enhance potential income stream and further exploring opportunity for likely tenants. This led to terms being agreed with Premier Coffee Limited trading as Costa Coffee as well as Wilton Carpets. This has enhanced the investment value for the client.
Having designed the scheme for Avon Valley Holdings, Primmer Olds B.A.S are now acting as Project Managers for the division of the Wilton Carpets unit to accommodate a new Costa Coffee outlet for the village.
As the project is being completed with Wilton Flooring still occupying the building they understandably wanted the impact on their trade and customers to be kept to a minimum.The project has therefore been designed and programmed to ensure that the shop continued to operate during the works. Safety is paramount when working on an occupied site so the sequencing of works has been especially important. To ensure value for money, we designed the project to allow the client to alter and retain the mechanical and electrical services where possible.This has not only reduced the project cost but has also reduced the overall programme and downtime.Given that Wilton’s floor area is made smaller by the project, careful consideration has been given to the shop layout and refurbishment works to maximise trading space and allow them to continue trading in the same manner as before. External improvements to the building will ensure that, despite a reduced shop size, Wilton Flooring will maintain a prominent shop frontage within Hedge End. The project commenced on site September 2016 and the handover to Costa is now complete.
Unit 2 Trafalgar Square, Trafalgar Close, Eastleigh
Client Glen House Estates Ltd Services Sales and Lettings
Primmer Olds was appointed on behalf of Glen House Estates Ltd to dispose of the 523.32 sqm (5,632 sq ft) detached industrial unit which benefited from a forecourt yard/parking area and attached front two storey office section. A previous tenant had operated a break option within their lease which was subject to six months notice. Following a short marketing campaign, Primmer Olds identified, negotiated and agreed terms with Strukta, an expanding firm of building merchants, which ensured a seamless continuation of occupancy and security of income for Glen House Estates Ltd.
The Mall, Winchester Road, Chandlers Ford
Client English Properties Ltd Services Sales and Lettings
English Developments Limited instructed us as sole agents to dispose of three vacant shops within this popular and centrally located shopping centre following an unsuccessful period with another agent.
This particular marketing campaign was one of the first to benefit from our virtual tours, which we produce in house, with no additional cost to our clients.
In the space of five months, we let the two adjacent retail units to Wessex Cancer Trust and the remaining unit to an expanding nail bar.
Totton Shopping Centre, Commercial Road, Totton
Primmer Olds provided strategic market advice in conjunction
with Savills’ London office on the purchase of this regional shopping centre
for our long standing clients, Evolve Estates, which subsequently led to us
being instructed as the letting agents for the remaining two vacant retail
Following this instruction in the summer of 2015, we achieved 100% occupancy at Totton Shopping Centre for the first time in a decade. We also provided professional advice on a number of lease renewals within the scheme and further asset management advice assisting the client’s management team on enhancement of the centre and essential maintenance planning.
18 Parham Drive, Boyatt Wood, Eastleigh
The letting of this industrial unit in Eastleigh was conditional upon the tenant obtaining change of use from B1(c) Light Industrial to B2 General Industrial as well as obtaining a VOSA licence to enable the premises to be used as an MOT centre. The transaction was complicated further due to an infill mezzanine section needing to be removed in order to provide the tenant with an additional full height area; an Agreement to Lease was entered into setting out these works. This ensured the works were only undertaken when both parties were contractually committed to the letting.
Not only did Primmer Olds act on behalf of our client with the letting, we also provided assistance to the tenant in respect of the planning application.
Dukes Mill Shopping Centre, Romsey (No.4)
Dukes Mill Shopping Centre, Romsey, was acquired by us for a London property company from the Administrators of the previous owner. This acquisition subsequently led to us being instructed as letting agents.
We agreed terms on two retail units in the centre; one to a local hairdressers and the other to a local retailer selling sustainable products.
The successful lettings added further improvement to an active management opportunity with a number of flats within the scheme to be sold but a good income stream with retail tenants including Pampurred Pets, The Original Factory Shop and Domino's.
Further to the change in legislation in 2013 whereby conversion of office buildings to residential use were permitted without the need for planning permission, we exploited this opportunity to dispose of a number of client’s office buildings. The residential conversion route provided sales at higher values than could have been achieved on straight office transactions.
The subject buildings comprised between circa 4,000 sq ft to 14,000 sq ft and located in Southampton, Eastleigh and Basingstoke, Hampshire.
The government has since announced that this amendment has now been made permanent.
13-14 High Street, Southampton
Client Harkalm Investments
Primmer Olds acquired the freehold interest in this multi-let property on behalf of longstanding clients, Harkalm Investments, comprising double retail unit and upper parts. The purchase reflected circa 9% net initial yield with one vacant retail unit which was subsequently let to No Limits charity.
Primmer Olds were retained as joint agents in respect of the disposal of the Corals retail investment following a re-gear of their lease. We also provided professional advice on service charge set up and structure of new long leasehold interests for disposal. A further sale is currently 'in legals' with the freehold ground rent investment also being sold.
This shows the breadth of our value adding advice from identification of an opportunity right through to the creation of profit.
Stoneham Gate, Eastleigh
Client Mott MacDonald
In 2011 Stoneham Park, a 40,000sq.ft Grade A office Headquarter underwent a strategic review. The occupier, International Civil Engineering company Mott MacDonald, had an up and coming break option which was having a negative impact on investment value for the site. In order to maximise capital value and present a lower risk opportunity for investors Primmer Olds BAS negotiated a lease re-gear with Mott MacDonald. As part of the re-structuring Mountgrange were required to leaseback 5,500sq.ft within Stoneham Gate that was not being utilised by Mott MacDonald. Primmer Olds BAS were subsequently instructed to market the available office by way of a new sub-lease which quickly led to the introduction of Vitacress, a leading supplier of fresh produce to major retailers. A simultaneous sale of the site as an investment took place.
With the ever changing nature of the Civil Engineering industry Mott McDonald found themselves with surplus space so brought Primmer Olds BAS back to commence marketing of the available offices. Sub-leases were successfully granted to : -
7,200sq.ft - Premier Foods
3,450sq.ft - Netpay
3,150sq.ft – Omnico
More recently, as sub-leases
expired Primmer Olds BAS were once again retained by Mott MacDonald to re-let
up and coming vacant space.
In October 2016 Primmer Olds BAS negotiated the retention of Omnico on site by agreeing terms and completing on expansion from 3,150sq.ft to 5,500sq.ft within Stoneham Gate.
In parallel, with Premier Foods requirement also changing, Primmer Olds BAS were able to react accordingly and facilitate the relocation of Premier Foods to the 3,150 sq.ft office vacated by Omnico.
In addition, and again in parallel with the other movements
on site, terms were agreed and sub-lease granted to bring Business Choice
Direct into the 7,200sq.ft first floor office.
Our Agency department worked closely with our Building Consultancy team who resolved all Terminal Dilapidations claims where required ensuring Mott MacDonald will have minimal liability come expiry of their head lease.
BITTERNE MANOR, SOUTHAMPTON, HAMPSHIRE
Client Private Investor
PROPERTY: This is a grade II listed manor house. It has it’s history dating back as a medieval manor house which was in existence on the site from the 13th century.
This asset has been in the same family ownership since its reconstruction. The combination of
the firm’s residential management team and building surveyors working together to actively
manage the asset has meant the asset has had its value maintained and enhanced through a
programme of upgrading and flat refurbishments, resulting in increased income and capital
Market Buildings, Southampton, Hampshire
Client Family Trust
A mixed-use building comprising 8 self-contained ground floor commercial spaces with 18 flats over two upper floors.
Our Vision - Primmer Olds B.A.S were selected by this family trust to mange this asset after years of neglect by the previous managers and a thorough overhaul being needed.
The combination of the firm’s commercial and residential teams working together to actively manage the asset along with the building surveying staff to assess overall condition of the exterior and put in place a planned maintenance plan and programme of essential works. A series of flat refurbishments has also taken place, resulting in increasing rents and a significant improvement in capital value.
Lloyds Bank, High Street, Bishops Waltham
Client Private Investor
Having a High Street bank as a tenant has historically been regarded as a “blue chip” property investment. However, with changing trends in the banking industry coupled with wholesale bank closures throughout the country long term secured income can no longer be guaranteed. At Primmer Olds BAS we have noticed the main banks driving much harder bargains on lease renewals requiring shorter leases and frequent break options. We have also found them to take a very hard line when it comes to rent review negotiations.
As a specific case Primmer Olds BAS were instructed by a private investor client to deal with the rent review on the Lloyds Bank premises in Bishops Waltham in Hampshire. The premises were let at a rent of £38,000 per annum and the lease had provision for a rent review for the last 5 years of the lease term. Based on our local market knowledge we advised the Landlord of our opinion of a market rent and served notice on the tenant proposing an uplift. After a period of negotiation the tenant’s surveyors would not agree. We therefore advised our client to pursue Arbitration proceedings after first issuing a “Calderbank” offer with a view to mitigating costs.
We prepared written submissions to the Arbitrator based on our local market knowledge and available comparable rental evidence. The end result was a rental award showing a 26% uplift at a figure above our “Calderbank Offer”. This meant that the arbitrator also awarded costs of his determination against the tenant.
Primmer Olds BAS acquired this investment for the private investor & regularly acquire commercial property for clients. As a business we also look at the long term opportunities the property offers and potential for alternative uses. Working closely with our building surveyors and architects we are well placed to assist clients on alternative and potentially higher value uses and development where applicable.
Stag Business Park, Ringwood
Client Family Trust
Primmer Olds BAS were retained by the owners of this multi-tenanted business park in Hampshire to assist with day to day property management, lease compliance matters and service charge administration. The investment had been owned for a number of years and the owners were becoming increasingly concerned by the level of work involved in running an estate of this kind and the compliance with health and safety and other financial aspects.
Primmer Olds BAS undertook a review of the service charge arrangements and put in place budgeting and planned maintenance plans to ensure the estate was well kept and costs were transparent to tenants and managed in a cost effective way. The firm also undertook a review of lease compliance and set up rent collection and credit control procedures for the ongoing financial management of this industrial investment property.
The day to day running of the estate has improved along with financial controls and the aim is to improve the asset value through asset management over the medium to long term. Primmer Olds BAS were also involved in dealing with lease advisory matters such as rent reviews and lease renewals, as well as applications for assignment, following a tenants re-structure.
This is an example of where Primmer Olds BAS’s multi discipline approach with in house lease advisory as well as building surveying can ensure a clients asset is enhanced and value created.
The firm undertakes similar work for a variety of clients across the Hampshire and Dorset property markets.
Header: High Street, Hythe
Client: High Street Bank
A retail investment property was sold at auction via London based auctioneers, Barnet Ross in December 2018. The retail property was let to Boots UK Ltd on a full repairing and Insuring lease at a rent of £30,500 per annum, on a lease expiring in 2027, but subject to a tenants break option in 2022. Primmer Olds BAS valuation team was appointed by a high street lender to provide a “red book” valuation of the property for secured lending purposes. The valuation team is regularly appointed by banks and other financial institutions to provide valuation advice. As RICS Registered Valuers, based in the region the firm was chosen for its level of service, cost and experience in this sector.
The valuation process included a detailed inspection and measurement of the property, review of all lease and title documentation and investigation into the financial strength of the tenant. As part of this complex process a Valuer must consider recent rental transactions in the area to assess whether the rent passing is at a market level or likely to increase/decrease over the coming years. This can have a huge impact on possible financial returns and the overall value of the property. The Valuer was also required to compare yields of similar investments and make reasonable and professionally considered judgement to adjust those yields and apply a rate to the subject income to calculate value.
A comprehensive and detailed valuation report is provided to the bank covering the above factors as well as a number of others such as flood risk, planning history, environmental factors, construction as well as a general market commentary on the retail market overall as well as the micro situation in this particular location.
The professional services team provide valuation reports for a variety of purposes and clients covering not only high street retail property, but also industrial and commercial real estate as well as other specialist areas.
Industrial Portfolio Valuations
Client Private Investors
Primmer Olds B.A.S professional team have been involved in the re-valuation of a portfolio of single let distribution units across the South and Midlands on behalf of a private investment client of the business.
The assets have included warehouse space let to occupiers such as AKW, a UK market leader in the design and manufacture of disabled access bathrooms and kitchens, Spire Healthcare, who provide a UK network of 38 private hospitals, and other businesses that manufacture lighting and heating controls.
The buildings spread geographically from West Sussex to the East, Bristol to the West and Droitwich to the North. The units ranged in size from circa 30,000 – 50,000 sqft each.
The work involved valuation for taxation planning, as well as rent reviews, lease renewals and other associated asset management advice.
30 Carlton Crescent, Southampton
Client Private Investor and Maschio & Soames IP Ltd Services Sales and Lettings
Primmer Olds was instructed by the seller as letting agents for this mulit-let period office building in Southampton’s professional quarter. A freehold requirement from a local, growing company was identified and a sale agreed to Maschio & Soames IP Ltd to purchase the investment in SIPP fund vehicle, with the company to take occupation of the remaining space in 2016.
Primmer Olds are supporting Maschio Soames IP Ltd post
purchase, providing property management services to their pension fund
providers to fully manage the investment, taking charge of all planned and
reactive maintenance and statutory compliance, thus allowing the company to
focus on their business growth.
The Hundred, Romsey
Services Lease Renewal
Acting for the Southern Co-operative Group, we negotiated terms for a lease renewal on their town centre store. It was not possible to agree a rent by negation with the landlord’s surveyor so we advised our client to go through the PACT (Professional Arbitration on Court Terms) scheme to fix a new rent on renewal. The result was a rent reduction of some £5,000 per annum linked to a new 10 year lease.
Various - National Property Investment Portfolio
Working with a local property investment company, Primmer Old’s actively manage a broad portfolio of assets, identifying acquisition and disposal opportunities on and off market. We provide full property management services to a range of single let and multi-let assets, as well as full building surveying support for dilapidations and refurbishment programmes. Through active engagement with occupiers, lease events and tenant business changes are managed to ensure opportunities are maximised and income voids reduced through close internal working between property management, sales and letting, and building surveying delivery.
Belbins Industrial Estate, Romsey
Developed over the last 15 years in various phases, Belbins
Industrial Estate provides a range of modern B1 business units in an attractive
setting. The units are held in variety of ownership, both investors and owner
occupiers to whom Primmer Olds provide a range of services.
Further to Primmer Olds successfully completing lettings on all units on the final phase of development during 2014, our property management team have been instructed to manage the common areas of the estate providing full service charge administration, company administration, and VAT accounting to the management company that hold the common areas of the estate. Our professional services team continue to provide valuation, business rates, lease renewal and rent review advice to numerous businesses and owners on the estate.
51 London Road, Southampton
Primmer Olds manage a long leasehold investment holding for
a long established client in the heart of the city’s business district and
evening circuit. A tenant administration provided an opportunity to convert
redundant upper floors to residential use taking advantage of an improving
residential market and planning changes. Primmer Olds’ professional team
renegotiated terms of a head lease to enable proposal to proceed; simultaneous
to the works, a re-letting of the ground floor retail unit was concluded to
Coral Bookmakers following strong competition from other high yielding tenants.
Our client benefited from short void hold period, capital receipt for
residential conversion and secure investment income from commercial re-letting
of the retail unit.
Various - South Central Property Investment Portfolio
Built on a long term relationship, Primmer Olds provide
sales and letting and professional services to a portfolio located across the
south central region. In addition to the range of services Primmer Olds already
provide to this off-shore family trust, full property asset management
including VAT accounting has been added subsequently making Primmer Olds sole
provider of active management advice to this income fund.
Domino’s Pizza, Winchester Road, Chandlers Ford
Following the administration of a previous tenant, Primmer Olds was instructed as the letting agents for the retail shop positioned within a modern development in Chandlers Ford. The deep, narrow retail unit held on a long leasehold interest provided some challenges.
We provided strategic advice and introduced Domino’s Pizza as an occupier which presented a sound investment holding going forward. The proposal required a variation to the Head Lease in which Primmer Olds negotiated at no cost to our client and who benefits from a higher yielding, strong, long term tenant.
Client CAMBRIA AUTOMOBILES Contract JCT DESIGN & BUILD CONTRACT Works Value £1 MILLION
Primmer Olds B.A.S were delighted to be instructed by their client Cambria Automobiles to provide building consultancy services for the refurbishment and re-branding of existing dealership site in Tunbridge Wells, Kent.
An 18 month long phased project whereby Primmer Olds B.A.S were instructed as contact administrators and Project Managers from inception and feasibility stage through tender and onto management of the works.
The project’s first phase was conversion of the groups existing Tunbridge Wells Honda Motor Dealership to high end luxury manufacture Bentley and thereafter the more recently completed conversion of neighbouring Mazda to supercar manufacturer Lamborghini.
The works had to be completed to each part of the site with its adjacent sister company trading throughout. Overall the works have provided a new lease of life for the building as well as giving the high standard of detail and finish as expected from the Bentley & Lamborghini brand.
Client ANKERS & RAWLINGS
Primmer Olds B.A.S were delighted to be instructed by their client Ankers & Rawlings Limited in respect of terminal dilapidations matters at their property in Unit 1 Lindbergh Road, Poole. Acquired by their client with an existing 25 year lease, 15 year underlease and several license’s to alter Primmer Olds B.A.S were instructed to inspect the premises prior to lease end and prepare a terminal schedule of dilapidations considering reinstatement of tenants alterations as applicable under RICS protocol.
Primmer Olds B.A.S initial assessment of the dilapidation settlement was in the region of £150,000. The landlord had expressed his desire for payment of a settlement in lieu of the works. An early release settlement was negotiated by Primmer Olds B.A.S and agreed with the tenants surveyor providing the tenant the opportunity for slightly early surrender by payment of a full and final settlement of £125,000.
Client SOUTHERN CO-OPERATIVE AND FAIRFORD CROUCH LIMITED
Primmer Olds B.A.S were retained by Southern Co-operative to advise on dilapidations matters following their decision to not renew their lease as head tenant at a franchised store located in Cranbrook, Kent. The circa 2,200sqft retail premises with additional 2-bedroom flat was occupied by Fairford Crouch Limited, trading as a Welcome convenience store.
Southern Co-operative were served a Terminal Schedule of Dilapidations by the Superior Landlord to the value of £35,000 with the intention to off-set a large proportion to Fairford Crouch. However, Fairford Crouch Limited entered into direct discussions with the Superior Landlord to renew the lease, devolving Southern Co-operative’s liability. Primmer Olds B.A.S were subsequently instructed by Fairford Crouch Limited to negotiate dilapidations works directly with the Superior Landlord’s Surveyor.
From our assessment of the existing leases, historic and current documentation, Primmer Olds B.A.S negotiated-out an extensive proportion of the Superior Landlord’s Schedule of Dilapidations and established a phased programme of minor works to be delivered within an agreed timescale. As a result, Fairford Crouch Limited were able to continue trading without the interruption to their business or deliver any dilapidations works before their existing lease. It was also agreed that Fairford Crouch Limited would not liable to the Superior Landlord for any financial settlement.
Client CAMBRIA AUTOMOBILES Contract JCT DESIGN & BUILD CONTRACT Works Value £10 MILLION
Primmer Olds B.A.S are delighted to have been instructed by their client Cambria Automobiles to provide project management and cost consultancy cervices for the construction of their flag ship combined brand dealership at Mosquito Way, Hatfield.
The green field site and one of the last remaining on the Hatfield Business Park provides a new state of the art home for Jaguar Landrover, Aston Martin and McLaren Brands.
A two year long phased project whereby Primmer Olds B.A.S were instructed from planning stage through tender and onto project management and completion of the works together with working closely with each of the manufacturers and in the cases of Aston Martin and McLaren to drive and deliver their significantly changed and developed new brand identities with these sites being the first of such brand in the UK and Europe.
The ever changing brand guidance from the manufacturers at the early stages of the project required a collaborative and close working partnership with the client, contractor and design team. There was a need for a clear understanding and transparency of how required changes could impact on the works with mitigation measures being put in place respectively in regard to programme and cost.
SERFCA - Brock Barracks Refurbishment
Client South East Reserve Forces’ & Cadets’ Association (SERFCA)
Primmer Olds BAS were appointed by the South East Reserve Forces’ & Cadets’ Association (SERFCA) in 2018 as designers, project managers and contract administrators to design, tender and manage the refurbishment and fit out of an existing building at Brock Barracks for the Royal Engineers in Reading and the reinstatement of areas within the Serjeants’ Mess previously damaged as a result of a water leak in the roof.
Following a measured survey of the areas and discussions with representatives from both the Royal Engineers and SE RFCA in relation to the uses and requirements for the spaces, a comprehensive specification for the works in the two areas was developed and signed off prior to tenders being sought from Principal Contractors for the works.
Upon confirmation of funds being allocated for the works at the Barracks, the appointed contractor commenced on site in early 2019. The final agreed works included:
- The refurbishment and redecoration of existing office spaces (including new ceilings, floors and lighting).
- The upgrading of power supplies to the building.
- Adaptations of external pipework and drainage.
- External decorations to window.
- The upgrading of power supplies to the building.
- Conversion of two areas into changing rooms including new showers.
- Conversion of a space into a secure store for equipment.
- Refurbishment of toilet and kitchen areas.
The completion of the works meant that the Royal Engineers had a newly refurbished area that was fit for purpose and finished to their exact requirements. It provides specific areas for recruitment and training as well as dedicated office spaces for day to day operations.
Education Advisory Services Expanding
Primmer Olds BAS continue to grow their Education advisory service following successful projects with Hamwic Education Trust. Primmer Olds BAS have now been appointed to design and project manage the construction of a new sports facility at Upper Shirley High in Southampton. This follows the successful delivery of a new teaching block where the firm acted as designers, project managers and contract administrators on the tender and construction project at a Southampton school.
The brief was to provide an additional circa net 1270m2 of teaching space within the existing school site. The solution was to provide this on part of the School’s hard standing playground adjacent to existing teaching buildings and replaced old and tired portacabin buildings that were past their originally intended lifespan. The new facility included 8 classrooms, 2 DT classrooms and 2 offices over two floors. Temporary classrooms were hired for the duration of the works until the new teaching block was complete.
Following the successful planning (June 2017) and tender process carried out and managed by Primmer Olds BAS building consultancy team, construction commenced in September 2017. Following an 11 month programme, the teaching block was handed over to the School and Trust in early August 2018 allowing time for the School to move in, familiarise themselves and prepare for the start of a new School year in September.
If you are involved in the education sector and wish to discuss estate management issues and potential expansion projects or ongoing maintenance of existing stock, please contact Building Consultancy Lead Director, Bradley Smith.
89 Poole Road, Westbourne, Bournemouth
Client: Scrivens Opticians & Hearing Centre
Services: RICS Reinstatement Cost Assessment
Scrivens Opticians history dates back to starting as an Opticians and Pharmacist in the Midlands during the 1930’s. They now operate over 180 stores across England and are continuing to expand having acquired a number of optician practices to extend their branch network.
Primmer Olds B.A.S. were instructed to provide an RICS Reinstatement Cost Assessment at Scrivens Westbourne branch. The instruction was one of the closest to our Dorset office that we have taken on since our recent relocation to Westbourne.
The five storey (including basement) period property is located in a terrace and heavily sub-divided internally on each floor, which presented a challenge to record critical dimensions to prepare our assessment. The accuracy of our reinstatement value was accepted by Scrivens insurers.
Primmer Olds B.A.S. regularly undertake RICS Reinstatement Costs Assessments for insurance purposes, for policy holders at the renewal of their insurance term and/or in the event of a claim where we also have experience of working with the appointed Loss Adjuster(s).
Post Office Shop, 78a Main Road, Hursley, Winchester
Client: Hursley Village Community Group
Services: Building Surveying
Primmer OIds B.A.S. undertook a building survey of one of the oldest properties that formed part of the Hursley Estate, near Winchester. Thought to date back to the early 1500s, the building originally formed part of a medieval hall house but like most buildings from the medieval era, 78 Main Road was refaced, we understand during the 1800s, with the roof replaced as late as the 1960’s.
A Post Office/Shop is known to have occupied part of 78 Main Road, Hursley from around the mid-1700s and hence the Hursley Village Community Group did not wish to see its demise when Royal Mail opted to dispose of it.
Our building survey involved a technical assessment of a number of historic building materials and building services elements together with statutory advice which assisted with the client’s purchase of this notable Grade 2 Listed Building. The instruction demonstrates a further example of the nature and range of properties which our Building Surveyors inspect and advise on.
7 Upper Northam Road, Hedge End
Client Avon Valley Holdings Contract JCT Minor Works 2011
Primmer Olds B.A.S acted on behalf of Avon Valley Holdings Limited in acquiring the freehold investment let to one of their trading entities, Wilton Carpets. Primmer Olds B.A.S then advised on potential alterations to the building in order to maximise the long term return from the investment resulting in a sub-division of the retail space to enhance potential income stream and further exploring opportunity for likely tenants. This led to terms being agreed with Premiere Coffee Limited trading as Costa Coffee as well as Wilton Carpets. This has enhanced the investment value for the client.
Having designed the scheme for Avon Valley Holdings Primmer Olds B.A.S are now acting as Project Managers for the division of the Wilton Carpets unit to accommodate a new Costa Coffee outlet for the village.
As the project is being completed with Wilton Flooring still occupying the building they understandably wanted the impact on their trade and customers to be kept to a minimum.The project has therefore been designed and programmed to ensure that the shop continued to operate during the works.Safety is paramount when working on an occupied site so the sequencing of works has been especially important. To ensure value for money, we designed the project to allow the client to alter and retain the mechanical and electrical services where possible.This has not only reduced the project cost but has also reduced the overall programme and downtime.Given that Wilton’s floor area is made smaller by the project, careful consideration has been given to the shop layout and refurbishment works to maximise trading space and allow them to continue trading in the same manner as before. External improvements to the building will ensure that, despite a reduced shop size, Wilton Flooring will maintain a prominent shop frontage within Hedge End. The project commenced on site September 2016 and the handover to Costa is now complete.
Fit Out and Refurbishment of Aston Martin, Balsall Common, Solihull
Client Cambria Automobiles Contract JCT Intermediate 2011 Works Value £350,000
Primmer Olds B.A.S were delighted to be instructed by their client Cambria Automobiles to provide Building Consultancy Services for the Acquisition, Tendering and Fit Out of their new Aston Martin Dealership at Balsall Common, Solihull.
Formerly a Mercedes Benz Dealership and in dilapidated repair, Primmer Olds B.A.S were initially instructed to work with Cambria assisting them at acquisition stage undertaking an acquisition survey, feasibility costing and working with the Aston Martin Brand to develop the fit out specification.
Thereafter, Primmer Olds B.A.S were retained to Tender the works on behalf of Cambria and manage the alteration, refurbishment and fit out works to guarantee completion within an extremely tight programme, ensuring dealership opening within the committed timescales.
Overall the works have provided a new lease of life for the building as well as giving the high standard of detail and finish as expected from the Aston Martin Brand.
The Quarterjack Surgery, Wimborne, Dorset
BAS Property Consultants were instructed by The Quarterjack
Surgery, a general practice surgery in Wimborne, Dorset, to manage the planning
consent for the design, tender and construction of their two storey extension
to provide additional ground floor consulting rooms, shell and core to first
and second floor for future residential conversion and a Boots Pharmacy to the
The pre existing occupation deadline contract with Boots determined little margin for delay without penalties being incurred by our client.
The shell and core structure to the Boots Pharmacy was completed on time to enable the commencement of Boots fit out. Furthermore, the overall construction works were completed on time and within budget.
BAS Property Consultants have now been retained and instructed to design, tender and project manage the fit out of the upper floors to provide five residential flats.
Factory Roof Covering Replacement Project
BAS Property Consultants were instructed as lead Project Managers and Contract Administrators for phase 1 (12,000 sqm) of a main factory roof covering replacement works which was completed April 2015 and have since been retained as lead project managers for phase 2, due to complete June 2016.
Totalling around 22,500 sqm, the main factory facility had been developed in phases between the late 1950s and 1970s and although generally replicated in its north light portal framed construction comprised a number of variables to the technical detailing.
BAS Property Consultants were initially instructed to undertake a feasibility assessment and report of potential solutions open to the client for the replacement of the expired roof covering. A number of options were put forward and eventually a solution developed with tender documents prepared by BAS Property Consultants.
Rover Test Facility
BAS Property Consultants were instructed on what can only be described as a once in a lifetime project opportunity, as lead project managers on the construction of the test and Bio clean room facilities for the build of a space terrain vehicle.
In the first of two major facilities projects, the vehicle Test Facility was constructed in part of an existing single storey portal frame building to an area measuring approximately 30 sqm by 13 sqm and containing around 300 tonnes of kiln dried sand.
Bio Clean Room
The Clean Room Facility, a Class 100,000 (ISO 8) Bio Clean Room was designed at planning stage by BAS Property Consultants who managed from inception through the tender and construction stage to completion and witnessing of commissioning, snagging and de-snagging and final handover at practical completion.
Various Vauxhall and Mazda Dealerships – Nationwide
BAS Property Consultants are presently instructed by Cambria Automobiles to complete the specification, tendering and contract administration of refurbishment work at six car dealerships across England.
The work involves refurbishment of the dealerships to bring their corporate identity in line with a given corporate standard. Close liaison with the regional and dealership managers as well as specialist sub-contractors is essential to ensure that the businesses can continue to operate effectively and with minimum disruption whilst work is on site.
Works at one site are due to be completed with the remaining dealerships following on as part of a rolling programme. Work is currently on programme and under budget.
St James House, Old Town, Poole, Dorset.
Client Private Purchaser Services Building Surveying
BAS Property Consultants provided a structural building survey of this four storey Grade II Listed property. Our report included outline budget costs for remedial works required following ongoing reported damp and water ingress issues and we liaised with client's appointed architect to ensure recommended repairs would be sympathetic to the building's character.
Fawley Council Leisure Centres
BAS Property Consultants were successful in their bid to undertake Forward Maintenance Plans of three leisure centre campuses on behalf of Fawley Council.
The Parish Council were seeking a firm of Chartered Surveyors to undertake inspections of the properties, all of which were of varying ages, to provide a 30 year Forward Maintenance Plan enabling the council to better plan their maintenance strategy for these potentially money consuming assets.
As with all our forward maintenance planning instructions we initially sat down with the council to ensure the survey approach and the reports presentation would be tailored to best suit their financial planning and spend structure.
The surveys were completed and reports drafted and issued to the client within six weeks from instruction to ensure they could form part of the upcoming quarterly review meeting.
Various Office and Industrial Premises
Client Sovereign Housing Association Services Building Surveying
BAS Property Consultants initially worked with the client to develop and adapt an in-house residential survey software to record commercial assets. As part of the commission we also carried out measured surveys of all buildings and prepared up-to-date AutoCAD plans. In a fast track programme, we carried out in excess of 20 inspections and delivered our survey reports and AutoCAD plans in advance of the client's financial year end in order for budgets to be committed for future repair, maintenance and disposals.