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 for: “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 CLOCKTOWER is a refurbished Victorian stable block, the hayloft area of which is now surmounted by a restored cupola, a bronze and gilded clock and a weathervane. The ground floor is known as CLOCKTOWER STUDIO, and above it is THE CLOCKTOWER LOFT. The internal decoration and insulation specification is to twenty first century building control standards. The accommodation comprises one long area divided into three with exclusive access via a covered iron staircase. INTERNAL PICTURES HERE. Two Velux windows are fitted into the roof on the lane side. One Velux lights the entrance lobby, the second lights the main room. The kitchen and toilet area is recently decorated and fitted with cupboards and a fridge and worktop. The true floor area is the same as the studio below (47feet x 15feet) but due to the way the roof tapers to the eaves, the area which is the basis of the rates and rental is 47ft by 8.5ft = Total 400 square feet. Use of the restricted space is nonetheless maximized by the fitted cupboards that run down the length of the space on both sides. This cupboard space represents an unusually large storage area.
FLOORING: The floor is covered with “Tundra Altro Walkway” a very hard-wearing luxury surface.
TOILETS: A new toilet cubicle is situated at the far end opposite the entrance door.
RATES: @ £53.63 psm per annum (current multiplier is 0.504). You may check the rates on the website of The Valuation Office: www.2010.voa.gov.uk. The billing authority reference number is Ba120501152270. (REF1.8)
HOT WATER: A small capacity water heater over the sink provides water enough for hand-washing.
WATER RATES AND WASTE WATER RATES are based upon readings measured by the water meter (Meter Number: 2549377 (MARKED III on cast iron lid in Tomtits Lane). Water £4 pcm. Waste Water £6 pcm.
WASTE COLLECTION: £5 per week allows use of one quarter of one of the 1100 litre waste-bins in the lane.
CAR PARKING: Rent includes one car parking space (numbered 23 on the car park allocation below) 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 available. CAR SPACES PLAN HERE. Each additional car space is £7 per week if required.
ELECTRICITY: is billed quarterly by the landlord at end of Mar/Jun/Sep/Dec. The meter (number 5) is housed in the store beneath PJ Autos Garage. It measures exact units consumed. Electricity is currently billed by E-on and you pay 15.58 pence per unit; additionally each tenant pays the agreed daily standing charge of 27p per day.
DEPOSIT of £1000 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 £60 inc VAT is made to cover cost of providing 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 £150 per annum for the whole of The Clocktower Building. This is divided up according to floor area (ratio of 6:4) CLOCKTOWER STUDIO 60% of the cover; CLOCKTOWER LOFT 40% of the cover; so is charged £5 per month. 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 before agreement.
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 part of the month in which notice is given.