The Spark

Ilford

EXPRESSIONS OF INTEREST

PROPERTY FOR USE AS FLEXIBLE AFFORDABLE WORKSPACE

Approximately 2,042 m2 (21,980 ft2) of floor space

Prime location within Ilford town centre Part of Redbridge Town Hall, 128 – 142 High RoadIlford IG1 1DD

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Expression of Interest

The London Borough of Redbridge vision for Ilford is to re-establish its place within the heart of east London. Our Manifesto ‘Ilford for All’ and the Regenerating Ilford: Delivery Prospectus set an ambitious agenda to make Ilford a London town again.

Fundamental to this vision is the creation of an economically vibrant Cultural Quarter, where business and creative enterprise thrive alongside a diverse cultural and leisure experience.

Location and Description

Underpinning the Cultural Quarter is Redbridge Town Hall. Following various initiatives to modernise ways of working, space has been released for flexible affordable workspace bringing people into the heart of Ilford day and night.

The property is shown (for purposes of identification only) on the plan included in Appendix 1. The net internal area (nia) is circa 2,042m2 and will be accessed from the Oakfield Road entrances.

Located within 300m of Ilford Train Station, and only 50m from Redbridge Central Library the Town Hall is very well located.

Ilford is currently well served by bus routes and by TfL Rail, currently 20 minutes from London Liverpool Street. In December 2019, a newly built station will open, as part of the Elizabeth Line (Crossrail), bringing Tottenham Court Road within 25 minutes of Redbridge Town Hall via a 12 trains an hour service.

Affordable and Flexible Workspace

This opportunity is integral to LBR’s strategy to regenerate Ilford Town Centre. Located within the impressive Grade II Listed Town Hall Building, a lease for a minimum of 5 years is on offer. LBR is looking for a workspace provider to enhance the existing offer currently available in Ilford. Flexible affordable workspace should allow existing businesses to grow and flourish whilst attracting further creative, tech and makers to Ilford. It will build on the successful Hub Central, located in the Redbridge Central Library, where 200+ members access employment, skills and enterprise support. Lab Central complements this offer by providing space in the Central Library for tech start-ups and access to technology to allow these businesses to develop. This opportunity is the next piece in the jigsaw in showcasing Ilford as the place to be for SMEs in London.

The London Borough of Redbridge would like to invite

EXPRESSIONS OF INTEREST

For a lease of part in Redbridge Town Hall, Ilford. For a minimum period of 5 years to provide affordable, flexible workspace (Subject to planning)

Subject to ContractSubject to Member Sign Off

Expressions of Interest to be received no later than Noon, Monday 20th November 2017

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The Opportunity

Applicants are invited to submit expressions of interest on the enclosed Application Form outlining their proposals for the use of the property supported by an Outline Business Plan (of no more than 20 A4 pages), addressing the eligibility criteria for a lease detailed in the application form.

Reuse of Existing Facilities – minimum 5 year lease

Expressions of interest are invited for a lease of part of the existing premises on the following basis:

1. Term: A 5-year lease, contracted out of Section 24 – 28 of the Landlord Tenant Act 1954.

2. Use: To provide a dynamic affordable workspace offer complying with all planning and building regulation requirements (subject to planning).

3. Rent: An annual rent will be paid by the successful applicant for the use of the property for flexible affordable workspace use purposes.

4. Service Charge: To pay a contribution towards the LBR running costs for the building including external and common parts, repairs and decoration, provision of building services, building insurance, window cleaning, security etc. This cost will be based on the floor area occupied as a proportion of the building as a whole.

5. Repair: The successful applicant will be responsible for keeping the interior of the leased areas of the property in good repair and decorative order. LBR remains responsible for external repairs.

6. Improvements: Applicants are to identify the range of improvements, works and redecorations etc. they propose undertaking. This will form a schedule of essential repairs and required improvements, which the successful applicant will be required to undertake within three months of the lease being granted to them, and subject to planning.

7. Lessee’s Own Costs: The successful applicant will be responsible for payment of its own telecommunication and information technology services, office cleaning, refuse collection, sanitary ware provision, contents insurance and business rates.

Leasing a Property

Taking a lease of a property involves significant financial commitment and responsibility if the proposed use is to remain viable in the future and that the property is to be properly maintained to provide a safe environment for users of the property.

LBR wishes to ensure that the applicants are aware of this and that any proposals for the future use of the property have been properly developed and will be sustainable. To assist applicants in the development of their proposals and to support LBR’s evaluation of the proposals received the Application Form, which includes the provision of an outline Business Plan, (please limit to no more than 20 A4 pages), should be completed in full.

Planning

The successful applicant will be responsible for securing any planning consents required for their proposal.

As such interested parties are strongly advised to seek planning guidance from LBR’s Planning Service. Please contact Marc Clark, Programmes Manager – Regeneration via telephone: 0208 708 2983 or email to: marc.clark@redbridge.gov.uk to arrange an initial free of charge pre-application discussion.

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Utility Costs

It is anticipated that water and gas will be paid as part of the Service Charge and electricity will be metered separately and paid directly by the Lessee. Condition Survey

A Condition Survey has been commissioned and is expected to report in November 2017. A copy of the survey will be made available to the Preferred Bidder.

Other Property Matters to Note

The lease will be based on the LBR standard ‘Lease for Part of a Building’ that Legal Services will amend to suit.

LBR will need to reserve a right of pedestrian access through the ground floor to obtain access to the Council Chamber and in the event of an emergency. The lessee will have a ‘Right to Use’ through the common areas of the Town Hall but only for access and egress to the leased space.

The lessee will neither have any parking rights in the lease nor will LBR provide any parking concessions.

The letting will incur a Stamp Duty Land Tax liability for the lessee dependent on the rent.

Each party will pay their own Legal and Professional Fees regardless of whether the matter proceeds to completion or not.

Viewing

The premises can be viewed only by application direct to Marc Clark, Programmes Manager – Regeneration via telephone: 0208 708 2983 or email to: marc.clark@redbridge.gov.uk. Viewing days will be arranged for interested applicants.

The Selection Process

Affordable flexible workspace is one of the key elements in LBR’s strategy to spark the cultural quarter into life and is a key pillar in LBRs Expression of Interest submitted for Good Growth Funding. Whilst Good Growth Funding is important to delivering this project, alternative funding sources will be considered, if LBR is unsuccessful in its proposed Good Growth Funding bid.

It is considered likely that a wide range of Workspace providers may submit expressions of interest for the future use of Redbridge Town Hall. As there can ultimately only be one successful applicant, a two-stage process has been chosen.

This Expression of Interest document is the first stage in that process. All Applicants are required to complete an outline Business Plan (limited to no more than 20 A4 pages), to address the Eligibility Criteria for a Lease, as defined in the application form. This will enable LBR to work towards selection of a shortlist of potentially suitable applicants for the property. The Expression of Interest will be evaluated using the following weightings:

• Commercial Offer and Approach 40%• Robustness of Outline Business Plan 10%• Community Benefit 20%• Track record of Success 20%• Financial return to the Council 10%

The completed Application Form for Expressions of Interest and all supporting information including the Business Plan must be received by LBR by post or hand no later than Noon, Monday, 20th November 2017. Please enclose 4 hard copies of your application.

All Expressions of Interest will be opened at the same time after the closing date and confirmation of receipt will be sent for all applications received.

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It is intended to establish a shortlist and invite shortlisted applicants for an Interview on Monday, 4th December 2017, the second part of the evaluation process. Interviews will be held at Redbridge Town Hall.

Following the Interview process a Preferred Bidder will be identified on Friday, 15th December 2017. The Preferred Bidder will be expected to work closely with LBR ‘at Risk’ to advance:

• a detailed project plan/programme to inform LBR’s Good Growth Bid to the Mayor of London;

• enter into detailed negotiations with LBR to finalise the Lease and advance the formal approvals required for the project, such as planning and building control, in line with the agreed project plan/programme; and

• undertake the appointment of consultants and contractors to secure necessary permissions and works, which will be the responsibility of the Preferred Bidder.

The announcement of the Good Growth Fund Bid is anticipated in early 2018.

It is intended that authority to enter in the Good Growth Grant Agreement and to Grant a Lease to the Preferred Bidder will be sought from Cabinet on Tuesday, 6th March 2018. Cabinet will also consider alternative capital funding sources should the Good Growth Fund Bid prove unsuccessful.Should Authority be secured from Cabinet on 6th March 2018, then the Lease should be completed by no later than 30th March 2018.

References

Applicants are advised that financial checks and other references maybe undertaken as part of the evaluation of the Expressions of Interest received. Further detailed references will be taken up on the selected applicant.

Expressions of Interest

All Expressions of Interest are to be made using the ‘Application Form for Expressions of Interest’ in part of Redbridge Town Hall attached to this guidance.Expressions of Interest submitted in other formats will not be accepted.

All Expressions of Interest should be returned by no later than Noon on Monday 20th November 2017.The envelope containing the submission and any accompanying plans or documents must be sealed and returned to the address below.

Tender: (EoI– Part of Redbridge Town Hall)Assistant Director – AssuranceLondon Borough of RedbridgeTown Hall128 – 142 High RoadIlfordIG1 1DD

Envelopes must not have any external indication of the identity of the sender. Any external indication on the return envelope/package showing the identity of the sender will lead to the Expression of Interest not being accepted.

Expressions of Interest may be delivered by Post or by Hand. In submitting an Expression of Interest by post it is recommended to use the Post Office Recorded Signed For delivery service, which demonstrates proof of delivery. In submitting an Expression of Interest by hand, please take to the main reception at the Town Hall to hand to a member of staff from Legal Services. Please announce yourself at the reception and ask to speak to Marc Clark before the closing time and date. No other staff are permitted to accept Expressions of Interest during normal office hours and it is advised to allow sufficient time of at least 15 minutes before the deadline to allow collection. Only those Expressions of Interest actually collected before the Noon deadline will be accepted.

Applications by Fax or E-mail will not be accepted.Applications received after the prescribed closing time of Noon on Monday 20th November 2017 will not be accepted.

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Application Form for Expressions of Interest in part of Redbridge Town Hall

Please note that all pages of this application form must be completed. If a particular requested piece of information or question is not relevant to your application then applicants must mark

this as ‘Not Applicable’ All insertions shall be made in BLOCK CAPITALS if handwritten or shall be TYPEWRITTEN

Section 1 – Applicant’s Details Contact Name:

Status of Contact: (e.g. Individual, Chairman, Trustee, Director, etc.)

Contact Address:

Home Telephone Number:

Daytime Telephone Number:

Mobile Telephone Number:

Email Address:

If the lease is to be taken by a charity or community group, please provide the name of the Charity/Group and if applicable the Charity Number.

Please provide names and addresses of Trustees/Committee Members if different from above. (Continue on a separate sheet if necessary)

If the lease is to be taken in a company name, please provide Company Name and Number

Registered Office Address:

Trading Address:

Nature of Business:

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Section 2 – Proposals & Terms (Complete as Applicable) Please Note: For ‘Yes/No’ answers below please delete as applicable.

Please Indicate the annual rental you will pay. Please Note: Applicants are advised that a Rent Deposit and/or Guarantor may be required.

£ …………………

Per Annum Exclusive Proposed Use of Property Please provide a brief summary Is your Business Plan enclosed?

Yes/No

Is a copy of your governing document (Constitution, Trust Deed, Articles of Association, etc.) enclosed?

Yes/No

Are you prepared to work ‘At Risk’ with LBR to develop and submit a compelling Good Growth Fund Bid to the Mayor of London?

Yes/No

Have you contacted Planning? Any planning assumptions you have made should be referred to as part of your Business Plan for the future use of the property.

Yes/No

Is planning consent required for your proposed use?

Yes/No

If Yes, is your expression of interest conditional upon planning consent being obtained?

Yes/No

Have you contacted Highways?

Yes/No

Is Highways consent required for your proposed use?

Yes/No

Subject to statutory provisions, please confirm that, if required, you will be willing to return the lease at no cost to LBR in the event that it is no longer used for affordable workspace purposes?

Yes/No

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Section 2 – Proposals & Terms (Continued)

If successful, do you agree to deal promptly with all aspects of your proposal and to complete a lease within 28 days of the issue of a draft if required?

Yes/No

Is your schedule/specification describing any proposed alterations, repairs and improvements you intend carrying out enclosed?

Yes/No

Please advise of the total anticipated cost of any alteration/repair/improvement works you propose undertaking. Total Cost = £……………………….. Estimated timescale for alteration/repair/improvement works to be completed. I/We anticipate that the works as detailed on the enclosed schedule/specification will take ……………… months to complete. Any other relevant additional information enclosed? If Yes, please list.

Yes/No

Section 3 – References

Bank

Name: Address of Branch: Account Number: Sort Code: Account Name: Solicitor Name: Address: Telephone: Email: Accountant Name: Address: Telephone: Email:

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Section 3 – References (Continued)

Have you enclosed the last three years audited accounts? If No, please explain why. Character/Trade References Name: Address: Telephone: Email:

Name: Address: Telephone: Email:

I/We consent to Bank/Finance Reference, Credit Reference Check and other references being taken on the individual(s), organisation(s) or company(ies) identified in this Expression of Interest

Yes/No

Signature In case of individual/individuals – Signed: Name: Or in the case of a Voluntary Sector/Community Group or Charity – Signed: Name: Charity Registration Number: Or in the Case of a Company – On behalf of Limited/plc Company Registration Number: Signed by: Name: Title: Dated: Day of 2017

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Please Note: The London Borough of Redbridge does not bind itself to accept the highest or any Expression of Interest.

LONDON BOROUGH OF REDBRIDGE

CERTIFICATE RELATING TO BONA FIDE EXPRESSIONS OF INTEREST

Floor space within part of Redbridge Town Hall

128-142 High Road, Ilford IG1 1DD

The purpose of Expressions of Interest being invited by LBR is that LBR shall receive bona fide competitive Expressions of Interest from all those submitting Expressions of Interest. In recognition of this principle, I/We certify that this is a bona fide Expression of Interest intended to be competitive and that I/We have not fixed or adjusted the amount of the Expression of Interest by or under or in accordance with any agreement or arrangement with any other person. I/We also certify that we have not done, and I/We undertake that I/We will not do at any time before the hours and date specified for the return of this Expression of Interest, any of the following acts:-

a. Communicate, to a person other than LBR, the amount or approximate amount of the proposed Expression of Interest except where the disclosure, in confidence, of the approximate amount of the Expression of Interest is necessary to obtain insurance premium quotations required for the preparation of the Expression of Interest.

b. Enter into any agreement or arrangements with any other person that they shall

refrain from submitting an Expression of Interest or as to the amount of any Expression of Interest to be submitted, and

c. Offer to pay or give or agree to pay or give any sum of money or valuable consideration directly or indirectly to any person for doing or having done or causing or having caused to be done in relation to any other Expression of Interest or Proposed Expression of Interest for the said property any act or thing of the sort described above.

In this Certificate, the word ‘Person’ includes any person or anybody or association, corporate or incorporate and ‘any agreement or arrangement’ includes any such transaction, formal or informal, and whether legally binding or not.

Signed: ……………………………………………………. For & On Behalf Of: ………………………………… Dated: Day of 2017

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Eligibility Criteria for a Lease

As part of the Application Form for Expressions of Interest in taking a Lease within part of

Redbridge Town Hall, applicants are required to provide the following supporting information, as

set out below.

Outline Business Plan – as a minimum please ensure that you address the following in no

more than 20 A4 pages:

o Definition of Flexible Affordable Workspace

o Community Engagement and example programme of how the space will be

animated

o Engagement with Work Redbridge, Lab Central, Hub Central

o Number of workspaces to be provided

o Number of Jobs/Apprenticeships created per annum

o Number of Micro and Small and Medium Enterprises (SMEs) supported

o Typologies of businesses expected to use the space e.g. artists, tech, social

enterprise, etc.

o How will new businesses using the space be supported

o Opening hours and access arrangements including during weekends and bank

holidays

o How will the offer be marketed

o Service Charge and Business Rate assumptions

o Rental Charges and other income assumptions such as virtual office facilities,

meeting room rental, post box facility, etc.

o Anticipated Income and Expenditure per annum including Profit assumptions

o Case Studies of facilities that you already operate

o Opening Date including programme of interventions

Schedule/Specification describing proposed alterations, repairs and improvements,

including cost assumptions, you intend to carry out, including disabled access and IT

infrastructure.

Financial Information

o If you are an existing organisation please provide this and 3 years audited

accounts.

o If audited accounts are unavailable, please provide non-audited accounts.

o If you are a new organisation please provide appropriate information to

demonstrate your financial viability.

Capital Grant

o A Capital Grant of up to £250,000 may be made available by LBR to assist in

meeting the associated costs.

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Return Address Label

Expressions of Interest – Part of Redbridge Town Hall

Assistant Director – Assurance

London Borough of Redbridge

Town Hall

128 – 142 High Road

Ilford

IG1 1DD

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Appendix 1 Floorplans

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