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Former tennis courts and building, North Lodge Park, Cromer
The former tennis courts and building are located within North Lodge Park, situated between Cromer East Promenade (North) and Overstrand Road (South). The site, located in a prime location, has easy access on foot from both the town centre and promenade. North Lodge Park is a traditional clifftop park with iconic views of the pier and beaches. Public steps allow easy access from the park onto the promenade, and pathways provide access to the town centre within 5 minutes walk.
The property consists of a hard standing former tennis court area measuring approximately 0.35 acres (0.14Ha). It includes an ancillary post-war bandstand building in a traditional style built in the mid-1950s. The building is about 28 m sq in floor area (300 sq. ft) and was used recently for storage. Trees, hedges, and flower beds border the site, offering some seclusion from the wider park with a brick wall boundary frontage to Overstrand Road. View the site plan.
The premises are to be let in their current condition. It is anticipated that any new lease will be the subject of an Agreement to Lease, which would specify any works to be carried out by the tenant. The specification of any works would form part of the lease agreement. An asbestos survey is available.
Site area and proposed demise
We have provided a site plan which shows the area to be let outlined red with approximate dimensions shown.
Vehicular access to the premises is by the main gate into North Lodge Park off Overstrand. This gate is to the southwest of the site.
Whilst the property is not listed, it does sit within a Conservation Area, and any development would need to take into account the grade 2 listed Lodge within the park. Indicative discussions with the planning authority have suggested that several alternative commercial or community-based uses could be considered subject to planning and other forthcoming consents.
The building on site will likely require some works to bring it into a good structural condition, dependent upon the changes to be made. The hard standing is in poor condition and will most likely need to be resurfaced.
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. The council would prefer to see any proposals that include additional buildings on the property to be low density and single-storey only.
The length and terms of any lease will be negotiated subject to the proposed level of investment and use. However, the council's intention that a long lease in excess of 20 years would be appropriate, with the tenant responsible for all repairs and maintenance.
Building insurance would be put in place by the council as landlord and recharged to the tenant.
Any proposed refurbishment by a tenant will be through an agreement to lease, including a Specification of Tenants Works. This should be done before the lease itself is completed.
The building has an electrical supply but does not currently have a water supply, foul, or surface water drainage. The tenant will need to ensure that all services are adequate for the 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.
Bin storage and waste
A bin store is available on the site, which may need to be relocated depending on the proposed use of the site. There is a potential the tenant could utilise the store for their bins. Waste management will form a critical part of any lease agreement.
The premises are not currently listed for NNDR (national non-domestic rates, aka business rates) but would be valued and listed by the Valuation Office once any refurbishment is completed. It is not possible at this stage to estimate the ratable value of the completed premises.
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. The tenant's refurbishment specification 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 net-zero carbon emissions commitments.
Each party are to be responsible for their legal costs.
VAT will not be charged.
Expressions of interest
The council is willing to consider both communities based and commercial uses of the property.
We invite expressions of interest and should include the following:
- Summary of the proposed investment in and development of the property.
- Indicative sketch plan of the proposed layout.
- Preferred lease term and an indication of the likely costs of any investment by the proposed tenant.
- Indicative rent linked to a business plan.
Email expression of interests to Estates@north-norfolk.gov.uk.
Any expression of interest should be with the council by Monday, 12 July 2021.
Viewing of the premises can be arranged. Please provide at least 24 hours notice if possible. Contact the Estates team.