Highgate Works was originally the builders' yard of the well-known H&E Waters company whose business failed in 1991. The original roof-lines of the old ramshackle yard, half a mile south of the two Forest Row roundabouts, have been retained in a complete rebuilding of the old timber structures that survived for most of the twentieth century. The three-dimensional architect's “axonometric” drawing gives some idea of the attractive development.
THE ROOKERY, set in the countryside, with its black roofs, replaces a large old timber store. It is built on four discrete levels. The building is rated by the Wealden District Council for B1 use: “B1 Business - Offices (other than those that fall within A2), research and development of products and processes, light industry appropriate in a residential area.”
ROOKERY SUITE 4 comprises three rooms: a large airy and light filled office; a smaller room with fitted kitchen with a shared gas fired hot water system; and the “link bridge office” which can be seen to the right in the picture of the exterior of the building. See also the architect’s plan. ROOKERY SUITE 4, in the picture above, is the area with the large window above ground level facing this way. All cost of running and servicing the full gas central heating is shared between suites 3 and 4. INTERIOR PICTURES HERE
OFFICE/WORKSHOP AREA TO RENT:
ROOM 1 KITCHEN: is 2.825 x 5.565m = 15.72 square metres or 169 sq ft. Fitted fridge and stainless steel “pyrolitic” Neff oven. Black granite work top. No charge is made for 6 square meters of over-stair storage space.
ROOM 2: is the main room size 11.795 x 5.565m less 2.40 x 2.45m (storage area) = 65.63 square metres less 5.88 = 59.75 square metres or 643 sq ft.
LINK BRIDGE OFFICE: 5.5 x 2m = 11 sq mt floor space (rated at 9 sq mt) but charged 4 sq metres (43 sq ft) because of the low ceiling.
SERVICED COMMUNAL AREAS: (TOILETS, LANDINGS, STAIRS, CORRIDORS) 25% share is 110 sq ft
TOTAL RENTAL AREA: (including communal areas) 965 sq ft.
FLOORING: Attractive "MDF" wood-block effect floor in all rooms.
TOILETS : Separate male, female and disabled toilet accommodation is provided on the ground floor. Cost of servicing is included in the communal areas charge. TOILET PICTURES HERE
RATES: Rateable area is 84.47 sq mts @ £60 psm per annum (2019/2020 multiplier is 0.504). Rates are not paid for communal areas. You may check the rates on the website of The Valuation Office: www.2010.voa.gov.uk. The billing authority reference number is Ba120501152270. Paragraph 1.21.
WATER RATES AND WASTE WATER:
Water and waste water are covered by the water meter in Tomtits Lane. Meter Number: 2549381 (MARKED I on cast iron lid in Tomtits Lane). After twelve months payment might need to be adjusted equitably between the occupied offices of the building. Each suite pays in advance WATER £4 PER MONTH.
WASTE-WATER CHARGE is based upon water usage. At the end of the year payment may be adjusted equitably between the occupied offices of the building. Each suite pays WASTE WATER £9 PER MONTH.
WASTE COLLECTION: £5 per week covers the use of one quarter of the 1100 litre green waste-bins in the lane.
CAR PARKING: Rent includes ONE car parking space reserved for your exclusive use. No charge is made for visitors' parking. There is usually space available in Tomtits Lane or on site for use of casual visitors. Additional reserved car spaces are occasionally available. Each additional car space is £7 per week if required. CAR SPACES PLAN HERE
ELECTRICITY: billed quarterly by the landlord at end of Mar/June/Sep/Dec. The meter number 4, sited in the meter cupboard on the ground floor, measures exact units consumed. Electricity is currently billed by E-on @ 15.58 ppu. You will be charged the same. Additionally, each tenant pays the agreed standing charge of 27p per day.
HEATING & HOT WATER: Gas usage is billed quarterly by the landlord at end of Mar/June/Sep/Dec. The GAS central heating boiler supplies ROOKERY SUITE 3 (FOUR radiators) and SUITE 4 (FIVE radiators). This gas boiler is serviced yearly; and is sited upstairs in the kitchen of ROOKERY SUITE 4. All service costs are divided between both suites on an equitable basis. SUITE 3 and SUITE 4 each have individual meters inside each unit to record exact gas usage by the radiators only in each unit. The ratio of shared use provides the basis for the billing. Guideline average monthly cost of gas about £20.
ENERGY PERFORMANCE CERTIFICATE is attached HERE and HERE
DEPOSIT: A deposit of £1800 is returned if at the end of any agreement the premises are returned in the same decorative condition as at the start of the term. There is no charge made for the initial legal costs involved in drawing up the lease, but if the tenant ends the tenancy before the end of the term there will be a deduction of £300 made towards these costs.
SIGNAGE: A charge of £70 inc VAT is made to cover cost of providing FOUR attractive engraved signs for the entrance doors, the car park and the lane.
INSURANCE: Aviva provide property insurance as one policy on the whole of Highgate Works. The premium is £719.32 per annum for the whole of The Rookery. This is divided up according to floor area ROOKERY STUDIO 13% of the cover; SUITE 1 13% of the cover; SUITE 2 22% of the cover SUITE 3 23% of the cover and SUITE 4 29%. So SUITE 4 is charged £208.60 per annum (£17.38 pcm). External repairs; pathway and road maintenance; gutters and leaf clearance; all the responsibility of the landlord. The tenant is responsible for all interior decoration. The office will be newly decorated and a deposit will be retained to ensure that the premises are returned in the same decorative order they were in at the start of the tenancy.
REFERENCES: Two business references (and previous landlord where applicable) will be required.
PETS: No dogs or pets are allowed at Highgate Works out of consideration for the welfare of all who have business here and our residential neighbours.
SECURITY GATES: The Tomtits Lane heavy electronic security gate opens at 7am and closes at 8pm each day.
PAYMENT BY STANDING ORDER: An example: If the tenancy starts on January 1st, the initial payment (three months' rent in advance) will cover rent up to the end of March. First payment by standing order on February 1st will pay rent for April.
ENDING THE LEASE BEFORE THE END OF THE TERM
Three calendar months' notice must be given to terminate the lease. If the tenant opts to give notice and this is given on the first of the month AFTER paying the rent due on that day, the tenancy ends at the end of the third month following. For example if notice is given on 1st January, after payment of rent due, the tenancy will end on 31st March. However, if notice is given part way through the month then a full three calendar months must elapse before the end of the tenancy. For example: if notice is given on 15th January the tenancy will not end part way through the month of April but on 30th April and rent will be due to match the unpaid part of the month in which notice is given.