Art deco at Cromer west promenade

Location

The Art Deco building is a former café and council beach chalet property fronting onto Cromer West Promenade. The site is just a short distance from existing attractions on the promenade. The building is just a 10-minute walk, and the entrance to Cromer Pier is less than a 10-minute walk. A pedestrian zig-zag access slope descends the cliff directly behind the Art Deco block leading from the Marrams cliff tops. The building lies just off the national coastal path leading between East Runton and Cromer. Vehicular service access is via the Melbourne slope to the east. 

Description

The premises are part of a two-storey block built and rendered art deco building.  The retail space forms the larger portion of the ground floor. The remainder of the building is let as chalets to beach users. The façade runs approximately 25m along the promenade with bay windows and doors on the eastern side of the building. Internally there is a concrete floor and shuttered concrete roof covering. The premises are to be let in their current condition, subject to any specification of refurbishment works subsequently agreed with a tenant. 

View the site plan.

The internal clear ceiling height in most of the property is estimated to be over 2.5 m.

Accommodation

We have provided a measured plan which shows the gross internal dimensions of the premises to let, which in total is approximately 76 sqm. The space is accessible via concrete steps to two separate doorways. Roller shutters are fitted to the windows and doors.

Planning

Whilst the property is not listed, it does sit within the Cromer Promenade Conservation Area.

Indicative discussions with the planning authority have suggested that several alternative commercial uses would be considered subject to planning and other forthcoming consents. Depending on the use of the building, there is likely to be a need for a ramp to be created into the premises to ensure compliance with DDA regulations.

Investment required

We believe that the premises are in good structural condition, but further surveys may be required dependent upon the type of changes to be made. The intention is that any new tenant would invest the capital monies into the property to create the required area to be leased. Any new lease would be subject to negotiation with the council as landlord based on those costs and the proposed use.

New Lease

The length and terms of any lease will be negotiated subject to the proposed level of investment and use. However, the council intends that a long lease above 20 years would be appropriate, with the tenant being responsible for all repairs and maintenance.

Building insurance would be put in place by the council as landlord and charged to the tenant.

Any proposed refurbishment by a tenant will be dealt with by way of Agreement to lease with an appended Specification of Tenants Works to be completed before any lease itself being completed.

Utility service connections

The property has a potable water supply, a pumped foul and surface water drainage system and an existing electrical supply, which may need to be metered to provide a specific supply to the new tenant. The tenant will need to ensure that all services are adequate for their proposed use. Any additional provision or variations to any supplies will be made at the tenant’s cost and subject to the landlord’s consent. The electrical supply that feeds the lighting in the property is single phase, with a three-phase supply feeding the pumps.

Bin storage and waste

The council would prefer to see all waste bins stored within the premises. No external storage will be allowed on the promenade.

Business Rates

The premises are listed for National Non-Domestic Rates (NNDR business rates) with a Rateable Value (RV) of £3,250 for 2021 to 2022. This may be revalued and relisted by the valuation office once any refurbishment is completed.

The current threshold to claim Small Business Rate Relief is £12,000pa. View a summary valuation on the government website.

Energy Performance Certificate (EPC)

There is no EPC currently available for the premises. An energy assessment will be made once the premises have been refurbished. Any refurbishment specification by the tenant will need to ensure that the minimum statutory standards are met if not improved upon significantly.

The council is keen to ensure that the premises are sustainable and efficient in line with their commitment to net-zero carbon emissions.

Legal costs

Each party are responsible for their legal costs.

VAT

The Council does not intend to charge VAT on rents.

Expressions of interest

Informal expressions of interest are invited, and as a minimum, any submission should include the following;

  • Summary of the proposed development and investment in the property.
  • Indicative sketch plan of the proposed layout.
  • Preferred lease term and a summary schedule of the proposed works and likely costs of any investment by the proposed tenant.
  • Indicative rent linked to a business plan would be helpful.

Closing date

Any expression of interest should be with the council by Friday, 1 October 2021.

Viewings

Viewing of the premises can be arranged. Please provide at least 24 hours notice if possible. Contact the Estates team.

Email:

Estates@north-norfolk.gov.uk

Call us:

01263 516337      

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Last updated: 5th August 2021