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. Rated by the Wealden District Council :B1 Business - Offices (other than those that fall within A2) research and development of products and processes, light industry appropriate in a residential area.
THE ROOKERY, with its black roofs, replaces a large old timber store. It is built on four discrete levels.
ROOKERY ONE is on the lowest level with a double door entrance loading bay. The suite has two gas-fired radiators and is well insulated with two small double-glazed windows with high quality concertina security grilles on doors and windows. VIEW FROM THE ENTRANCE HERE View from the entrance steps HERE
OFFICE: 32.36 sq metres (18.65ft x 18.65 ft = 348sq ft).
INTERIOR PICTURES HERE Shared communal areas in The Rookery: toilets etc 110 sq ft
FLOORING: Altro Walkway “Tundra”. Heavy duty high grade welded flooring.
TOILETS: Situated inside the main entrance to The Rookery. Serviced three times a week.
RATES: Rates @ £60 psm per annum (2020/21 multiplier 0.512). You may check the rates on the website of The Valuation Office: www.2010.voa.gov.uk. The billing authority reference number is Ba120501152270 look for “Ground Office 32.36”.
WATER RATES: Water and waste water are measured by the water meter in Tomtits Lane.
Meter Number: 2549381 marked I on cast iron lid in Tomtits Lane. WATER £4.00 PER MONTH.
WASTE-WATER CHARGE is based upon water usage. WASTE WATER £9.00 PER MONTH
WASTE COLLECTION: £3.00 pw covers the use of one eighth of one of the 1100 litre waste-bins in the lane.
CAR PARKING: Rent includes ONE car parking space 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 sub meter for Rookery ONE (number 25) is high up to the right of the sink. The meter for Rookery Studio (meter number 1) which is the main meter, is sited in the cupboard opposite the toilets on the ground floor. Both meters measure exact units consumed. Rookery ONE usage is deducted from the main meter for Rookery Studio. Electricity is currently billed by E-on and you pay 15.70 pence per unit for The Rookery. Additionally, each tenant will pay the agreed standing charge of 30 pence per day.
GAS HEATING & HOT WATER: £19.13 per month. Gas usage estimated @ £10 (2 radiators) per month average winter/summer plus standing order £9.13 per month. One third of annual boiler service charge is billed to tenant. An over-sink water heater provides immediate hot water in addition to the sink tap which draws from the central heating boiler and takes some time to become warm.
ENERGY PERFORMANCE CERTIFICATE: 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 attractive engraved weatherproof 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 ONE: 11% of the cover; ROOKERY STUDIO: 15% of the cover; SUITE 2: 22% of the cover SUITE 3: 23% of the cover and SUITE 4: 29%. So ROOKERY ONE is charged £79.13 per annum (£6.59 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) required before agreement.
PETS: No dogs or pets are allowed out of consideration for the welfare of all who have business here and our residential neighbours.
SECURITY: SECOM intruder alarm fitted. Pharmacy grade security grilles on windows and entrance. 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 part of the month in which notice is given.