New EPC regulations turn up heat on energy efficiency
Will proposed planning reforms help or hinder sustainable development?
South Coast office tops awards for fourth year running
Where next for the residential new builds?
Expert property advice, delivering competitive advantage.
Suites 4 & 5 Canute
Chambers
CANUTE ROAD, SOUTHAMPTON, SO14 3FJ
Ferry House is an historic Grade II listed building. Suite G is located on the first floor and benefits from natural light thanks to its sash windows enjoying a southerly aspect and high ceilings. The office is mainly open plan with a reception area. There are shared WCs, shower and kitchen facilities.
Newly refurbished office space
1 car parking space
Lobby with shared kitchen, shower and WCs
Canute Chambers, built in 1893 for the American Line, is a Grade II listed Flemish bond red brick with Portland stone dressings building. Suites 4 & 5 are located on the first floor with shared kitchen facilities. The suites are currently configured as two joining suites but can easily be let as two individual suites. The office is mainly open-plan but also includes one large meeting room of stud wall construction.
Open plan refurbished offices
5 car parking spaces
Suites available separately or as a whole
LOCATION
Both properties are located in a popular established commercial district in Southampton, Ocean Village. They are close to several bars and restaurants, a short walk to vibrant Oxford Street and just 6 minutes’ drive from Southampton Central Railway Station.
Itchen Bridge is nearby which offers access to junction 7 of the M27 to the east (4.5 miles) with Junction 3 to the west (5.6 miles) accessed via Mountbatten Way & Millbrook Road West.
SUMMARY
Ferry House
Suite G 70 sq m 758 sq ft
Canute Chambers
Suite 4 112 sq m 1,208 sq ft
Suite 5 82 sq ft 883 sq ft
Total 194 sq ft 2,091 sq ft
CONTACT
Nik Cox on 07870 557410 or via email ncox@vailwilliams.com Mary Pearson via email mpearson@vailwilliams.com
Throughout this time, our South Coast team based in Portsmouth, Southampton and Bournemouth has been on hand to support our clients across the South Coast and Dorset, helping them to navigate the continuing choppy waters.
To support this, we have continued to recruit the best talent into our team to ensure we provide you with the best possible advice to support you to thrive. With that in mind, we are pleased to bring you this latest edition of Headlines, which provides a range of additional insight and advice to support you – whether you are an occupier, investor, developer, landlord or lender.
In this edition, you will find a broad range of articles from our commercial and residential property experts, as well as several property listings in support of our varied client base of occupiers, investors and developers - from prime offices to let, to well- located industrial premises available for immediate occupation.
Of particular interest is the recent change in EPC requirements which came in to force from the 1 April 2023.
We also discuss the potentially controversial planning changes that are likely to ease pressure on local authorities, but which will impact current housing targets, and provide our take on the residential market as the rise of interest rates and cost of living crisis take their toll.
I hope that you enjoy reading this edition of Headlines Magazine and do get in touch with a member of our South Coast team to discuss any specific needs you might have.
Russell Miller Regional Managing Partner, South Coast
Since the last edition, it has remained a tumultuous time across the UK as the cost of living crisis has continued to bite and businesses have been forced to deal with some the worst interest rate rises for over a decade.
It is the fourth year running that the firm, which has offices in Bournemouth, Portsmouth and Southampton, topped the category leader board.
Vail Williams also led on being the most active disposal agent based on the number of deals, also for the fourth consecutive year.
The deals data for 2022 was compiled by CoStar, a global leader in commercial real estate information, with the company launching the awards in 2020.
Nik Cox, a Vail Williams partner who specialises in office sales and lettings on the South Coast, said: “These CoStar awards celebrate the performance of commercial property professionals in delivering results for landlords and occupiers in an increasingly busy market as people return to offices following the pandemic work-from-home culture.
“We are once again honoured to have led the leader board for the fourth consecutive year as the most active disposal agent, based on office square footage, on the South Coast.
“It is also great to again see Vail Williams recognised in the category of most active disposal agent based on the number of deals.”
Nik added: “With the international ports of Portsmouth and Southampton in the Solent region, and the ports of Poole and Portland in Dorset, this thriving economic region is home to more than 100,000 businesses.
“Many of them have office requirements that we are well placed to advise on, thanks to our team’s collective and individual knowledge, experience and track record of success for clients.”
Based on data submitted to CoStar over 2022, Vail Williams was involved in 58% of office sales and lettings.
Last year, Vail Williams scooped a hat trick of industry awards at the South Coast’s largest property event. Held at The Hilton at the Ageas Bowl, Southampton, the South Coast Property Awards recognised the annual contributions of property agents, surveyors, developers, dealmakers, planners, architects, consultants and property lawyers to the success of the sector.
The awards for Vail Williams were in three categories, with five firms shortlisted for each one: industrial/logistics consultancy (by deals), offices consultancy (by deals) and offices consultancy (by square foot).
We have the local knowledge across the South Coast to ensure you get the best deal. Contact Nik Cox via ncox@vailwilliams.com to find out more on how we can help.
Hounsdown House consists of a modern, detached, 2-storey purpose-built office building split into two wings per floor. Only the First Floor, North Wing remains available, with an ample provision of 19 car parking spaces.
Refurbished offices include:
LOCATION
Hounsdown House occupies a prominent position at the entrance to the well-established Hounsdown Business Park. The property is conveniently located approximately 5.5 miles west of Southampton Centre and on the edge of the New Forest National Park. The building is visible from the main estate road as well as the A326 and only 4.8 miles south of junction 2 of the M27.
Would you consider running your business from the Port of Southampton?
With so many business benefits, the question is, why wouldn’t you?
The Port of Southampton is ideally located on the south coast, close to international shipping lanes and less than 100 miles from mainland Europe. As the UK’s number one vehicle-handling port and Europe’s leading cruise turnaround port, the Port has excellent marine infrastructure as well as connectivity with key transport links, all set within a major city and supporting businesses right across the UK.
Around 2 million cruise passengers per year pass through Southampton’s five dedicated cruise terminals, heading for destinations across the globe. The Port’s container terminal is equipped with deep-water quays, enabling Southampton to handle the world’s largest container ships. We have on-site state of the art 5G digital infrastructure assisting the automotive sector whilst the Bulks Terminal supports a range of agricultural and construction markets.
And behind all of this, we deliver commercial property solutions. ABP Property provides commercial operators with unparalleled port-related facilities and new business space options linked to multiple transport options – a great place to manage your business. We can offer land to lease for development opportunities or a wide range of versatile warehouse and office space.
We own and manage the land within the Port and other strategic locations in Southampton and the Waterside, including Town Quay, Eling Wharf, and Marchwood Industrial Estate. We recently acquired Solent Gateway Limited, the port operator at Marchwood Military Port, and this site also comes under our development and leasing portfolio.
With significant leasing and development opportunities within our portfolio, we offer companies a great location in which to operate and the chance to benefit from the Solent Freeport.
Freeports are areas designated by the UK Government that benefit from incentives to encourage economic development. Freeports operate both tax and customs advantages. Tax sites offer occupiers business rates relief and other incentives to support capital investment, skills development, and local employment. Customs site procedures have the potential to enable duty deferral or the tariff-free movement of goods for export and import through simplified customs procedures.
We can offer your organisation huge benefits to relocate within the Port or within the ABP portfolio. Our Property Team are experts in building long-term partnerships with clients providing continuous support to improve operating efficiencies.
Ian Henderson, Head of Property at ABP Southampton, said: “We have a wide range of opportunities at the Port, from leasing land for development to existing accommodation, including warehousing and office units. Three areas within the Port benefit from tax site advantage conferred by the Solent Freeport status. I would encourage any business to contact us if they are considering a re-location.”
If your existing premises are no longer fit for purpose and you are ready for your next move, please get in touch with Ian Henderson, Head of Property, ABP Southampton –email ian.henderson@abports.co.uk or call 02380 488800 or 07843 977115.
TOWN QUAY
SOUTHAMPTON SO14 2AQ
The Boathouse at Town Quay offers everything you could need for a growing business, with its own self-contained building, boasting spectacular views of Southampton Water and 1,275 sq m (13,724 sq ft) of flexible space across four floors.
Refurbished offices include:
Air conditioning
Visitor and allocated car parking
1 space per 254 sq ft
Free use of BBQ area with stunning views across the marina
On site cycle storage
Kitchen facilities
Showers
Suspended ceilings
Double glazing
2 self contained flats with separate entrance
Outdoor balconies
Large roof terraces
LOCATION
The Boathouse at Town Quay boasts exceptional views of Southampton Water and Town Quay Marina, while providing a city centre business location with excellent road, rail and ferry links, creating a unique environment for your business employees and a perfect work-life balance.
SUMMARY
Ground floor 574 sq m 6,179 sq ft
First floor 537 sq m 5,780 sq ft
Second floor 164 sq ft 1,765 sq ft
Third floor Two flats
Total 1,275 sq m 13,724 sq ft
CONTACT
Alex Gauntlett on 07584 657826 or via email agauntlett@vailwilliams.com
Nik Cox on 07870 557410 or via email ncox@vailwilliams.com
12 MITCHELL WAY SOUTHAMPTON, SO18 2XU
5,769 TO 17,690 SQ FT (535.96 TO 1,643.45 SQ M)
Mitchell House is a prestigious office building providing high quality open plan office accommodation. The building benefits from a ground floor reception area providing stair and lift access to the upper floors. There are male and female WCs on the landings plus a shower on the 2nd floor. The office areas are mainly open plan with suspended ceilings, inset lighting, raised floors and air conditioning.
23 allocated car spaces
Located next to Southampton Parkway Railway Station and Southampton Airport
Prestigious stand-alone building
Air conditioning
Available as a whole or on a floor-by-floor basis
LOCATION
The premises are very well located just off junction 5 of the M27 motorway, immediately adjacent to Southampton Airport and Southampton Parkway railway station. Junction 4 of the M3 motorway is a short distance away giving access to London approximately 70 miles away. Both Eastleigh Town Centre and Southampton City Centre are within a short drive.
SUMMARY
From 5,769 to 17,690 sq ft
CONTACT
Russell Mogridge on 07815 737175 or via email rmogridge@vailwilliams.com
Alex Gauntlett on 07584 657826 or via email agauntlett@vailwilliams.com
With the continuing cost-of-living crisis, ways in which to cut carbon emissions and achieve greater energy efficiency has never been so important.
As of 1 April 2023, the next round of EPC Regulations came into force as part of the government’s push to achieve net zero emissions by 2050.
Going forwards, all commercial property on a lease tenure basis must have an energy performance certificate (EPC) rating of band ‘E’ or above in order to be let or sold. Failure to comply with these new regulations could see landlords potentially face significant fines of up to £150,000.
What does it mean for landlords?
Landlords are required by law to ensure that their properties meet the required EPC rating. Currently, all commercial property must hold an EPC rating of ‘E’ or above prior to any new leases or renewals being granted – a requirement since April 2018.
From 1 April 2023 the requirement was extended to all nondomestic rented properties including existing tenancies on most commercial properties.
Looking ahead, minimum compliance standards will be increased in phases to an EPC rating of ‘C’ by 1 April 2027 and ‘B’ by 1 April 2030.
Exemptions can apply where undertaking works to improve an EPC rating is either not possible or not economically viable.
Examples include:
• Where the cost of improvement works would exceed the expected value of energy bill savings over seven years
• Property devaluation
• Third-party consent (refusal of planning permission for improvement works)
Landlords seeking an exemption must make sure to apply for, and register an exemption which is valid from six months up to five years, after which a landlord must try again to make building improvements.
It is advisable to have an EPC assessment carried out as the resulting recommendation report will give you a good place to start in establishing what additional measures or works are required to improve the energy rating of your building.
Completing this exercise in advance of needing a new EPC for your property will allow you the time to plan and budget for the works required to ensure your building remains lettable at the next relevant lease event.
These works can then be incorporated into the planned preventative maintenance (PPM) schedule for your building.
Careful review of the lease will establish whether a landlord or tenant is responsible for the building fabric and services, and therefore who should implement and pay for the required improvement works.
Vail Williams can provide the technical expertise and property advice necessary to support you in improving your EPC rating, whether you are a landlord or tenant.
EPC ratings are more important than ever –
Have you checked yours?
The changes have now already taken place to have an EPC rating of ‘E’ or above, but prepping in advance is key. For any queries on EPC assessments you may need, contact Nick Miles on nmiles@vailwilliams.com
Last year, an early Christmas present was delivered by the Department for Levelling Up, Housing and Communities (DLUHC), in the form of a new consultation on ‘Levelling-up and Regeneration Bill: reforms to national planning policy’.
What changes are proposed?
Unlike previous consultations, more detail explaining the rationale of the proposed direction of travel has been included. So, what are the key themes that have emerged from the proposed National Planning Policy Framework (NPFF) changes?
Most of the proposed changes to the NPPF relate to housing and in turn, the Green Belt.
It’s no surprise given the level of local opposition to large scale residential development proposals and Local Plans including Green Belt allocations, to meet nationally prescribed housing targets.
Since the announcement regarding the changes, some Local Plans have been put on hold, including South Staffordshire Council, North Somerset Council, Horsham District Council, Isle of Wight Council, Teignbridge District Council, Stockport Council, and Mole Valley, all issuing statements to this effect.
Instead, these figures would be considered as an advisory starting point as opposed to a minimum target which can be negotiated down or up, based on suitable evidence / constraints.
These evidence / constraints can include the Green Belt with the Government clarifying that Green Belt boundaries are not required to be reviewed and altered to meet the objectivelyassessed housing need.
This new approach could create further opportunity for higher density residential development within town centres and on previously developed land.
However, any changes in density increase would need to be delivered ”in keeping with the character of the area” - a subjective assessment providing further reason to refuse residential schemes within town centres. This could have a negative impact on town centre regeneration which require reimaging.
The two initial options of building out (settlement expansion) and building up (higher density) seem to have been made more difficult in all but the most urban locations.
Whilst the onus should not fall solely on the Local Authority to deliver housing, the flexibility proposed allowing local authorities to calculate housing targets does not help the case for development, instead reinforcing the argument to retain the status quo.
The government has tried to address build-out rates by suggesting that financial penalties will be applied for developers who are building out too slowly, and that ‘past irresponsible planning behaviour’ should be a material consideration. However, the consultation stops short of clearly defining what such behaviour entails.
The government has also tried to incentivise and support communities in delivering affordable housing.
Whilst this has some merit, it is unlikely to be wholly successful given the level of local opposition to affordable housing delivery and lack in clarification over how this would tie into the existing planning framework. This is highlighted by the current evidence relating to neighbourhood plans which have had limited impact in boosting housing supply.
The renewed emphasis on the character of the area through the introduction of design codes increase the appetite for local authorities to bring forward identified urban sites and those on the brownfield register.
Delays in local plan making may increase as authorities reevaluate the housing target and potential site allocations, and with less weight being given to the five-year housing supply and delivery rates, authorities are likely to push back on the need to meet these targets.
Emphasis will probably turn to known sites as opposed to new sites, however, additional calls for development land (Call for Sites exercises) could provide the opportunity to include areas with high redevelopment potential, particularly outside areas of green belt.
In the longer term, this will place greater emphasis on previously developed land and sites with a high level of redevelopment potential, with urban, town centre and high street sites likely to be an area of particular focus.
In-fill development will likely become the prevailing form of housing delivery as authorities look to protect settlement boundaries from further encroachment with development locations encouraged in sustainable and highly accessible areas.
Setting aside the obvious political motives for the revision of the government’s flagship planning policies, the current consultation stops short of recognising the ability of the planning system to guide sustainable growth through improvements to infrastructure and the environment.
More time needs to be spent working with developers assessing where the most appropriate opportunities for development are, and maximising the positive benefits that development can bring.
The NPPF should be looking to promote a more coordinated, proactive, joined up approach to development at all levels. Instead, this overly pessimistic, restrictive approach will result in a piecemeal approach to development, which is in no one’s best interest and will not deliver significant infrastructure improvements.
Every local authority has a different plan in place, but we work with councils up and down the country on a daily basis. For more on how we can help, contact David Ramsay on dramsay@vailwilliams.com
DAVID RAMSAY
> The proposed changes to the NPPF are likely to ease pressure on Local Authorities to hit current housing targets by reducing the weight currently given to the prescribed targets calculated through the standard methodology.
Getting planning permission approved can be tough – we’ve got you covered.
> It is disappointing to see yet another missed opportunity to deliver positive planning change as there are many great opportunities for innovation and modernisation within the industry.
OCEAN VILLAGE, SOUTHAMPTON SO14 3TG
Ground Floor, The Quay, extends to 895 sq ft (83 sq m) of high-quality office accommodation, situated less than a mile southwest of Southampton City Centre within the highly sought-after Ocean Village Marina. The suite is part of an impressive purpose-built, four storey office building which has been fully refurbished. A perfect fit for a smaller company, or as a satellite office for a larger organisation, offering the benefits of a purpose-built building in a waterfront location.
Part of a mixed-use marina development comprising residential apartments, waterfront bars and restaurants and offices
Private parking area
Male and female WCs with disabled facilities
Refurbished reception area and refreshed lift and stair access
Located close to WestQuay Shopping Centre, the Showcase Cinema, and the Bargates retail area
LOCATION
The premises are conveniently located for city centre access, and within easy reach of I.O.W. Ferry Terminal, Southampton Railway Station, the motorway network, and Southampton Airport.
SUMMARY 83 sq m 895 sq ft
CONTACT
Nik Cox on 07870 557410 or via email ncox@vailwilliams.com
An Expert Witness is someone called upon, to provide an expert opinion on a matter in which they are recognised as an industry expert, in a dispute in a Tribunal or Court of Law.
But when it comes to property, what sort of situations might require an expert opinion in? Stephen Hobbs explains:
In almost all cases where I am appointed as an Expert Witness, I am either instructed by or end up working closely with solicitors, where they are acting for one of the parties to a legal dispute.
A dispute that requires an opinion from an Expert Witness can be about anything from medical negligence or claims of faulty workmanship, to disputes over the rental value or market value of a particular property.
When acting as an Expert Witness, the overriding duty is not to the client, but to the tribunal where we are giving evidence.
It is the solicitor’s job to advocate on behalf of a client, but the Expert Witness’ role is to give a true and honest opinion which is independent and unbiased, falling within the scope of our expertise, experience and knowledge.
But when might you need an Expert Witness in a property dispute?
If a lender loses money on a property loan, they might refer back to the valuation advice they were given when the loan was made.
An Expert Witness may be required to carry out a retrospective valuation to determine whether the advice given was reasonable, or whether it could have been negligent.
Claims of negligence can also arise against solicitors who provided a lender with legal advice when a loan is made, which subsequently turns out to be potentially negligent, compromising the bank’s ability to rely on its security to recover the loan.
Occasionally, Expert Witnesses are needed to provide independent property valuation advice when a dispute arises over a land or building’s market value.
This is particularly relevant when there is an ‘option’ to purchase at a later date, at a price to be determined in the future when market values have changed.
Similar disputes can arise between developers and landowners when a purchase price is agreed and contracts are close to exchange, but one party stalls due to a dispute over market value.
Sometimes, when a landowner agrees a deal to sell land to a developer, they agree an overage agreement, meaning that if the developer obtains planning consent for the site, a proportion of the enhanced value of the site would go to the landowner.
However, there can be disputes over the enhanced site value, requiring the independent opinion of a valuation expert to assess whether the landowner has been paid the correct overage value.
The squeeze on household incomes from the rising cost of living, together with the continued rise in interest rates, which increased once more in May to 4.50%, has slowed the housing market at the start of 2023, particularly compared with the rapid growth of recent years.
As 2023 progresses, the housing market will continue to be impacted by the wider economic environment and, as buyers and sellers remain cautious, we expect there will be a reduction in both housing supply and demand overall, with house prices forecast to fall around 8% over the course of the year.
The cost of the average property could drop to April 2021 prices – still significantly above pre-pandemic levels.
In January, Halifax reported that there was some stability in UK house prices with the average house price remaining largely unchanged at £281,684, rising by 1.1% to £285,476 in February.
This followed a series of significant monthly falls at the end of last year (-1.3% in December and -2.4% in November).
Alongside this, the pace of annual house price growth has stabilised back to the +2.1% rate seen in December 2022.
The average house price is now around £8,516 (-2.9%) below its peak in August last year, though it remains nearly £9,000 higher than in January 2022 (£276,483).
£285,476 Average House Price (February)
+2.1% Annual house price growth
Several major residential housebuilders reported a decline in new home sales and reservations, and an increase in cancellation rates in Q3 and Q4 2022.
This continued into 2023, with the January 2023 RICS Residential Market Survey results show metrics on buyer enquiries, agreed sales and new instructions remain negative, with HMRC monthly property transaction data showing the number of UK home sales decreasing in January 2023.
Savills reported a significant slowdown in residential development land transactions in Q4 2022, with 10% fewer development sites sold compared to the same period in 2021.
Economic uncertainty, increased costs and slower sales rates have paused many land sales across all UK markets.
Despite fewer land transactions, evidence indicates that development land values have started to fall as developer purchasers build a greater degree of risk into their land builds.
The Home Builders Federation (HBF) has warned that the changes to England’s national planning policy framework (NPPF) and what developers say is over-strict enforcement of environmental regulations, could result in a collapse in the supply of new houses, with the government meeting less than half its annual target.
Bellway Homes indicated that they saw a fall in new house reservations of 12.4% to just 191 a week over the period from 1 August 2022 to October 2022, comparing with 218 in the same period in 2021.
This fell further towards the end of 2022 with reservation rates down 60%, however, rates are now beginning to rise in what Bellway call a seasonal pick-up and some easing of affordability pressures.
Barratt Homes also stated that its private sales per site in the period since the start of October fell 47% on the previous year.
Meanwhile, Taylor Wimpey reported that the rate of net sales per week fell to 0.51 in the second half of last year compared with 0.91 in the same period in 2021.
Over the same period, the cancellation rates for homes rose to 24% from 14% a year earlier, with higher mortgage rates and a heightened level of economic uncertainty major factors.
It is hoped that, as cost of living pressures ease, the market will slowly improve into 2023.
The Building Cost Information Service (BCIS) predicts that housebuilding will fall 20% in 2023, but will recover slightly in 2024 and 2025, before stronger growth returns.
The sentiment is shared by the Home Builders Federation who, following research, expect housebuilding to fall to its lowest level since the second world war, with Taylor Wimpey and Persimmon both confirming they will reduce the number of houses they build in 2023 by a third.
This will impact output which is expected to fall by 15.5% in 2023, before single digit growth returns in 2025, with contractors focusing on building out existing developments first.
This follows several years of housing supply spurred by the adoption of the NPPF, designed to stop councils blocking large numbers of new developments, which doubled housing supply between 2012 and 2019. However, the government has since u-turned on this approach.
As the war in Ukraine surpasses the one-year mark, the conflict has almost certainly had an negative impact on the residential property market, particularly in London where there is significant Russian residential investment and sanctions have been imposed.
Moreover, oil and gas prices have continued to increase, and a price increase in these commodities will continue to contribute towards rising inflation, which will continue to affect potential buyers, who will face higher mortgage rates.
We may see more volatility in the residential market as the year goes on, with ongoing macro-economic factors such as the war in Ukraine, the cost-of-living crisis and the continued challenge of rising inflation rates taking their toll.
We have seen the residential market undergo a change in sentiment overnight before, particularly after a period of sustained growth. In light of this, the Bank should adopt elevated levels of caution in exercising prudent lending criteria.
Our team are equipped to help you with your development queries. Contact Gary Jeffries on gjeffries@vailwilliams.com to start the conversation.
The last year has been a rollercoaster for the residential sector – Are you up to date?
OUR OFFICES
BIRMINGHAM Edmund House
12-22 Newhall Street Birmingham
B3 3EF
T: +44 (0)121 654 1065
SOUTHAMPTON
Savannah House 3 Ocean Way
Ocean Village Southampton
SO14 3TJ
T: +44 (0)2380 820900
SURREY One Crown Square Woking Surrey GU21 6HR
T: +44 (0)1483 446800
GATWICK Unit 4 Peveril Court
6-8 London Road Crawley, West Sussex
RH10 8JE
T: +44 (0)1293 612600
PORTSMOUTH Lakeside North Harbour Western Road Portsmouth PO6 3EN
T: +44 (0)2392 203200
READING Apex Plaza Forbury Road Reading Berks, RG1 1AX
T: +44 (0)118 909 7400
LONDON 2 Noel Street London
W1F 8GB
T: +44 (0)20 3589 0050
OUR SERVICES
vailwilliams.com
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Everdene House Deansleigh Road Bournemouth
BH7 7DU
T: +44 (0)1202 558262
HEATHROW 450 Bath Road West Drayton Heathrow
UB7 OEB
T: +44 (0)2085 648300
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