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 office/workshop building with the most obvious history, now known as CLOCKTOWER STUDIO, is the refurbished lower floor of the Victorian stabling for the horses that worked for the builders. Its hayloft is now surmounted by a bronze and gilded clock and weathervane. The FLOOR AREA provides the basis for rental cost and rates; but due to a one foot high interior wall the actual usable space is considerably larger measured from wall to wall.
DIMENSIONS WALL TO WALL : MAIN ROOM: 39’ x 15’ = 585 sq ft (rental area is 472 sq ft).
OFFICE: 7’6” x 15’ = 112.5sq ft (rental area is 110 sq ft). TOILET 40 sq ft (rental area is 28 sq ft).
TOTAL RENTAL AREA: 610 sq ft
FLOORING: HEAVY DUTY WELDED VINYL FLOORING (TUNDRA) fitted by Sussex Floors. INTERIOR PICTURES HERE
TOILET: built to disabled toilet specification.
RATES: Rateable area is 56.58 sq mts. Rates are £53.63psm and the 2019/20 multiplier is .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 look for paragraph 1.7
WATER AND WASTE WATER COSTS 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 covers the use of one quarter of the 1100 litre green waste-bins on wheels in the lane.
CAR PARKING: Rent includes ONE car parking space NUMBERED 36 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 occasionally available. Each additional car space is £7 per week if required. CAR SPACES PLAN
ELECTRICITY: billed quarterly by the landlord at end of Mar/June/Sep/Dec. The meter (number 6) is housed in the store beneath PJ Autos Garage. This meter measures exact units consumed. Electricity is currently billed by E-on at 15.58p per unit. You will be charged the same. Additionally, each tenant pays the agreed standing charge of 27p per day.
HOT WATER: a small capacity hot water is provided over the main sink.
HEATING: will be by oil-filled radiators supplied by the tenant.
DEPOSIT: A deposit of £1500 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 £7.50 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.
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.
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.