AVAILABLE 1ST DECEMBER 2023
To view the property contact Sarah at Highgate:
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 architects’ “axonometric” drawing gives some idea of the attractive development. 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.”
THE ROOKERY, with its black roofs, replaces a large old timber store. It is built on four discrete levels. The ROOKERY STUDIO is on the lowest level and has its own entrance, seen in the shadow to the left of the photograph; and its own entrance lobby (edged in green and shaded grey on the plan). The suite is well lit with double-glazed windows that face a field where sheep peacefully graze, and not far away nightingales sing.
ENTRANCE LOBBY is 5sq metres (54sq ft.) with stairs up to serviced shared toilet accommodation.
MAIN ROOM is 29 square metres or 312 sq ft.
OFFICE/KITCHEN is 9 square metres or 96 sq ft. KITCHEN PICTURE
UNDERSTAIR CUPBOARD 6ft x 3ft (no charge). PICTURE HERE
TOTAL RENTED AREA: 54+312 +96 = 462 sq ft.
TOTAL RATEABLE AREA: 43 sq metres 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.” Wealden Council can advise on required permissions for the operation of other businesses.
FLOORING: Altro Walkway “Tundra”. Heavy duty high grade welded flooring.
RATES: Rates @ £66 psm per annum (2023/2024 multiplier 0.512). 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. Ref 1.18.
WATER RATES: Water and waste water are covered by the meter in Tomtits Lane. Meter Number: 2549381 (MARKED I on cast iron lid in Tomtits Lane). At the end of the year payment might need to be adjusted equitably between the occupied offices of the building. Each suite will pay 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 will pay in advance WASTE WATER £9 PER MONTH.
WASTE COLLECTION: £26 per month for a quarter of the 1100 litre waste-bins on wheels in the lane.
CAR PARKING: Reserved for your exclusive use, car space rental is on top of basic rent/rates. Each space is £1 per day (£365 per annum). There is usually space available in Tomtits Lane or on site for use of casual visitors. Additional reserved car spaces are occasionally available at £30.42 per calendar month. CAR SPACES PLAN HERE
ELECTRICITY: billed quarterly by the landlord at end of Mar/June/Sep/Dec. The meter (METER No 1) is housed in the cupboard opposite the main toilets on the ground floor. It measures exact units consumed. This main meter is shared with the adjoining ROOKERY ONE which has its own meter, so that individual usage can be correctly assessed. Electricity is currently billed by E-on and the tenant will pay 48.40pence per unit for The Rookery. Additionally, each tenant will pay the agreed daily standing charge of 30 pence per day.
GAS HEATING & HOT WATER: £28 per month inc VAT. Gas usage estimated @ £15 (3 radiators) per month average winter/summer plus standing charge of £8.21 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.
TOILETS: On the ground floor, just up the stairs. Separate male, female and disabled toilet accommodation is cleaned and provided for daily. To prevent unauthorised use female toilet is opened by key and the male toilet is fitted with a number key pad latch. TOILET ACCOMMODATION PICTURED HERE
DEPOSIT: A deposit of £1800 is returned if, at the end of any agreement, the premises are returned in the same decorative condition they were in at the start of the term.
INSURANCE: AVIVA provide property insurance as one policy on the whole of Highgate Works. The premium is £800.00 per annum for the whole of The Rookery. This is divided up according to floor area: ROOKERY STUDIO 11% of the cover; SUITE 1 15% of the cover; SUITE 2 22% of the cover SUITE 3 23% of the cover and SUITE 4 29%. So the STUDIO is charged £88.00 per annum (£8.80 pcm inc VAT). 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 the deposit is retained to ensure that the premises are returned in the same decorative order they were in at the start of the tenancy.
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.
SIGNAGE: A charge of £70 (inc VAT) will be made at the start of the tenancy for engraved laminated signs for the doors, the car park and the signs in Tomtits Lane.
REFERENCES: Two business references (and previous landlord where applicable) will be required before agreement.
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.