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FOR SALE BY TENDER/CONDITIONAL OFFER
ON BEHALF OF DEVON COUNTY COUNCIL
FORMER WEST & EAST PUTFORD
PRIMARY SCHOOL, WEST PUTFORD,
HOLSWORTHY, DEVON, EX22 7UT
Change of Use/Conversion Opportunity Subject to Planning
agency and estates
management:
 property agency
 planning consultancy
 land surveying
 rating and valuation
 estate management
 compulsory purchase
 rural management
Closing Date for Tenders/Offers:
19 March 2015
Contact: MARK REYNOLDS
Tel: 01392 351193
E-mail: [email protected]
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partnerships and joint ventures
integrated design services
surveying and maintenance
management and consultancy
agency and estates management
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NPS Group, Venture House, One Capital Court, Bittern Road, Sowton Industrial Estate EX2 7FW
www.nps.co.uk
FORMER PRIMARY SCHOOL,
WEST & EAST PUTFORD,
HOLSWORTHY, DEVON
EX22 7UT
Accommodation
The floor areas are as follows:
Main building approx 284m2/ 3057 sq ft
Gross Internal Area
Temporary classroom approx 67m2/ 722 sq ft
Gross Internal Area
Outbuildings approx 31m2/ 334 sq ft
Description
The property is a former primary school with the main
building being predominantly stone walled under a slate
roof and constructed in the Victorian era, with
subsequent extensions and alterations, including
installation in recent years, of a first floor in part of the
original building. Also situated on the site is a temporary
classroom, outbuildings and play areas and in total the
site extends to 0.18 hectares or 0.45 acres.
Location
The property is set within a very quiet rural position,
backing onto farmland on the edge of the hamlet of West
Putford and is within 30 minutes drive of the scenic
North Devon / North Cornwall coastline. The village of
Bradworthy is around 4 miles away, with its primary
school, post office, range of shops and places of worship.
The market town of Holsworthy is approximately 20
Tenure
minutes by car with secondary school, Waitrose
supermarket, golf course, swimming pool and bowling The property is available freehold with vacant possession
green. Bideford is a similar distance away and also offers on completion.
a range of services.
Rights of Way
The sale is subject to all rights of support, public and
private rights of way, water, light, drainage and other
easements, quasi-easements and wayleaves, all or any
other like rights, whether mentioned in these particulars
or not.
Viewing
Strictly by appointment with NPS (SW) Ltd, please
contact Mark Reynolds on 01392 351193.
Health and Safety
Care must be taken whilst viewing to avoid accident or
injury. Save for death or personal injury caused by their
negligence, neither NPS Group nor the vendor can accept
any responsibility for any loss or damage, howsoever
Services
caused, whilst viewing the property and you are deemed
Mains water and electricity and private drainage system. to have accepted the terms of this disclaimer by entering
The main building has an oil fired central heating system. onto the property.
Planning
The property offers a range of potential uses (subject to
planning permission) which could be residential,
commercial or community uses/development. Interested
parties should make their own enquiries from Torridge
District Council, telephone 01237 428700.
tel: 01392 351193
contact: Mark Reynolds
web: www.nps.co.uk
Method of Sale
Interested parties are invited to submit formal
unconditional Tenders for the property and/or offers
conditional to planning consent for the proposed use or
development.
Procedure for the submission of bids is as follows:
Tenders should be submitted using the Form of Tender
included in the Tender Information Pack which may be
obtained from NPS South West Ltd at a cost of £10 per
pack. Under this method, the date of completion of the
sale will be 16th April 2015 or such other date as the
Vendor shall specify not being more than 14 working
days before or after that date. Tenders should be
submitted to the County Solicitor, RmG42, County Hall,
Topsham Road, Exeter, EX2 4QQ prior to 12 noon on 19
March 2015 in an envelope marked ‘Tender for Former
Primary School, West & East Putford Primary School,
West Putford, Holsworthy, Devon EX22 7UT – Closing
Date 19 March 2015’ but not bearing any indication of the
name or mark indicating the sender including by franking.
Conditional Offers should also be submitted in writing to
the County Solicitor, RmG42, County Hall, Topsham Road,
Exeter, EX2 4QQ prior to 12 noon on 19 March 2015 in an
envelope marked ‘Conditional Offer for Former Primary
School, West & East Putford Primary School, West
Putford, Holsworthy, Devon, EX22 7UT – Closing Date 19
March 2015 but not bearing any indication of the name or
mark indicating the sender including by franking together
with the following information.
1) The price offered reflecting the Estimated
Planning Obligation Costs as defined in Item 3 of
the attached Heads of Terms. It will be assumed
that any bid submitted is exclusive of these costs.
2) If residential use is proposed, a layout plan
showing the intended form and a statement of
the number and type of dwellings. Alternatively,
if a change of use is proposed details of the
intended use and any adaptations or extensions
must be submitted. Copies of any site reports or
consultant’s reports which have been obtained
and may be relevant in evaluating the bid should
be included.
3) Details of discussions with the Planning Authority
indicating support for the proposals.
4) An estimate of the reasonable costs of obtaining
planning permission for the proposed use (3(iii)
of the Heads of Terms refers).
5) The anticipated timescale for obtaining planning
permission and a suggested long stop date.
6) Evidence of the Offeror’s track record (if any) of
developing sites of this size and details of the
expertise and relevant qualifications of in-house
staff and consultants who will be involved.
7) Evidence of the Offeror’s financial standing and
ability to proceed.
8) A plan of any other land in the vicinity belonging
in the ownership of the Offeror and details of
proposals for the development for that land (if
any).
9) Any other information that may be relevant when
evaluating the bid.
tel: 01392 351193
contact: Mark Reynolds
Conditional offer envelopes will also be held unopened
until the closing date.
If the Vendors decide to accept a conditional offer in
preference to a Tender, the prospective purchaser would
be invited to enter into a contract including the provisions
set out in the attached Heads of Terms for Contract of
Sale within 21 days following the notification of
acceptance of their offer. A copy of the draft form of
Contract is available from this office.
Tenderers and the Parties submitting conditional offers
will be notified whether they have been successful within
14 days of the Closing Date.
Important Notices
NPS Group for themselves and for the vendors of this
property whose agents they are give notice that:
1. The particulars are intended to give a fair and
substantially correct overall description for the
guidance of intending purchasers and do not
constitute part of an offer or contract. Prospective
purchaser(s) ought to seek their own professional
advice.
2. All descriptions, dimensions, areas, reference to
condition and if necessary permissions for use and
occupation and their details are given in good faith
and are believed to be correct. Any intending
purchaser(s) should not rely on them as statements or
representations of fact but must satisfy themselves by
inspection or otherwise as to the correctness of each
of them.
3. No person in the employment of NPS Group has any
authority to make or give any representation to
warranty, whether in relation to this property or
particulars, nor to enter into any contract relating to
the property on behalf of the Vendor.
4. No responsibility can be accepted for any expenses
incurred by any intending purchaser(s) in inspecting
making further enquiries or submitting offers for the
property that has been sold, let or withdrawn.
5. The vendors do not undertake to accept the highest or
any of the tenders or offers received.
Misrepresentation Act 1967
The property is sold with all faults and defects whether of
condition or otherwise and the Vendor is not responsible
for any such faults or defects, or for any statement
contained in the particulars.
The Purchaser shall be deemed to acknowledge that he
has not submitted his offer in reliance on any of the said
statements, that he has satisfied himself as to the
content of each of the said statements by inspection or
otherwise and that no warranty or representation has
been made by the Vendor or its servants or agents in
relation to or in connection with the property.
Any error, omission or mis-statement in any of the said
statements shall not entitle the Purchaser to rescind or to
be discharged from the contract, nor entitle either party
to compensation or damages, nor in any circumstances
give either party cause for action
web: www.nps.co.uk
tel: 01392 351193
contact: Mark Reynolds
web: www.nps.co.uk
Former Primary School, West & East Putford, Holsworthy, Devon EX22 7UT –
Conditional Offers
Heads of Terms for Contract of Sale
1)
That the land to be sold shall comprise of the area shown for identification purposes edged red on the below plan ref.
W.7A.
2)
That at their own cost, the purchaser shall submit an application for detailed planning permission for the development of
the land in accordance with the proposed scheme, within 8 weeks of exchange of contracts and shall diligently pursue
the subsequent negotiations with the Planning Authority as quickly as reasonably possible and within time limits provided
in the planning legislation to secure planning consent on reasonably acceptable conditions, including the negotiation of
an S106 Agreement, if applicable.
The purchaser shall supply to the vendor copies of the planning application and the certificate of grant of permission and
all relevant correspondence with the Planning Authority and shall keep the vendor and their agent informed at all stages
during the planning process. Prior approval of the vendor shall be obtained to the conditions of any draft S106
Agreement and the purchaser shall ensure that the agreement prior to signature is conditional upon the implementation
of any planning permission and shall ensure the vendor is not liable for any breach of the agreement once it has parted
with its interest in the property.
The contract will not provide for an appeal to be submitted in the event that planning permission is refused.
3)
The sale price shall be the higher of the following
i) If the Actual Planning Obligation Costs exceed or equal the Estimated Planning Obligation Costs – The Current Bid,
or
ii) If the Actual Planning Obligation Costs are lower than the Estimated Planning Obligation Costs – The Current Bid
plus the difference between the Estimated Planning Obligation Costs and the Actual Planning Obligation Costs, or
iii) The Open Market Value of the property at the date of grant of planning permission with the benefit of the planning
permission and subject to the terms and conditions contained in any S106 Agreement. Upon completion of a sale
based on market value, the vendor will pay to the purchaser an amount equal to the purchaser’s reasonable costs of
obtaining planning permission, providing that the net amount which the vendor shall receive is not less than the
higher of the amount calculated under 2(i) or 3(ii) above.
Definitions
Actual Planning Obligation Costs is the actual amounts of the payments required to be made to th Local Authorities and
Statutory Undertakers under the terms of an S106 Agreement relating to the development of the land in accordance with
the proposed scheme. The purchaser shall covenant to minimise any such costs.
Estimated Planning Obligation Costs is the estimated amounts of the payments required to be made to the Local
Authorities and Statutory Undertakers under the terms of an S106 Agreement relating to the development of the land in
accordance with the proposed scheme.
4)
That the Open Market Value under item 3(iii) in the absence of agreement and any dispute over the interpretation of the
contract including whether any planning permission obtained is on conditions reasonably acceptable, shall be referred to
an appropriate Independent Expert.
5)
That the purchaser shall not be permitted to assign the contract.
6)
A deposit of 10% of the total sale price shall be payable on signing the contract which shall be returnable in the event
that the sale is not completed by the long stop date because planning permission has not been obtained on conditions
reasonably acceptable to the parties. Completion of the sale shall take plane 28 days after the grant of planning
permission.
7)
The contract may be rescinded by either party in the event that planning permission has been refused or granted on
terms which are not reasonable or in the event that the planning application has not been determined by the long stop
date.
8)
The contract shall contain such other terms and considerations as the vendor’s Solicitor deems appropriate.
9)
That each party shall bear its own costs in the matter.
tel: 01392 351193
contact: Mark Reynolds
web: www.nps.co.uk
tel: 01392 351193
contact: Mark Reynolds
web: www.nps.co.uk
tel: 01392 351193
contact: Mark Reynolds
web: www.nps.co.uk
tel: 01392 351193
contact: Mark Reynolds
web: www.nps.co.uk