Stafford Park, Sudbury, Suffolk, CO10

**Rental Income £440,000 pa (rising to £487,000 pa)**

Comprising almost 200,000 sq ft of business space and occupying a site of 104 acres, the property offers reversionary investment and development opportunities. The site was owner-occupied by Bush Boake Allen until 2004 for a range of B1, B2 and B8 uses, with the commercial core of the site operating thereafter as a logistics and trading estate for the past 20+ years.
The industrial buildings comprise mainly warehousing constructed during the 1950s and 1960s, featuring high-bay accommodation (5m / 6m / 7m eaves), and benefiting from mainly clear spans, concrete floors, and generous external areas.
Immediately to the north of the industrial buildings and the River Stour is an area of approx. 20 acres which was formerly a major source of building sand and aggregate used in the development of the site following WWII. This area is registered as a "closed facility" landfill site, the resultant pits having been filled mainly with organic waste from the production of flavours and fragrances by Bush Boake Allen. The vendors have a testing regime in place which, to date, has revealed no issues
To the south of the A1092 is an approximately 30-acre block of agricultural land which will be available subject to residue of a one-year farming arrangement.

LOCATION
Stafford Park is located 2 miles west of Long Melford and approx. 3.5 miles north-east of Sudbury, Suffolk. Access to Stafford Park is from the B1064 at Rodbridge Corner. The site is situated 2 miles along Borley Road and School Lane, and benefits from a secondary northbound access to the A1092 via Cranbrook Lane, an unadopted road.
The A134, which runs from Colchester to Bury St Edmunds via Long Melford, provides access to the A14 dual carriageway and the national motorway network. The drive time to the A14 is approx. 25 minutes.

ACCOMMODATION
[Approximate Gross Internal Floor Areas - Source VOA]

E1: 3,749 sq ft [348.3 sq m] approx.
E2: 669 sq ft [62.19 sq m] approx.
J1: 18.363 sq ft [1,705.93 sq m] approx.
J2: 5,976 sq ft [555.21 sq m] approx.
T2: 4,758 sq ft [442 sq m] approx.
U: 4,526 sq ft [420.5 sq m] approx.
W: 28,288 sq ft [2,628 sq m] approx.
W1: 19,648 sq ft [1,825.4 sq m] approx.
X: 26,947 sq ft [2,503.4 sq m] approx.
X1: 902 sq ft [83.81 sq m] approx.
X2/3: 7,998 sq ft [743.04 sq m] approx.
Z: 27,781 sq ft [2580.95 sq m] approx.
L1 a: 3,600 sq ft [334.5 sq m] approx.
L1 b: 900 sq ft [83.61 sq m] approx.
L1 c: 900 sq ft [83.61 sq m] approx.
L1 d: 1,800 sq ft [167.23 sq m] approx.
L2: 22,801 sq ft [2118.3 sq m] approx.
L3: 12,163 sq ft [1130 sq m] approx.
T2 a: 699 sq ft [65 sq m] approx.
TOTAL: 192,481 sq ft [17,882 sq m] approx.

Excludes tenants mezzanines.

TENANCIES AND INCOME
The main buildings are all occupied. There is a standard lease structure across the site which imposes limited repairing obligations to include reference to a schedule of condition. The leases are mainly contracted outside the Landlord and Tenant Act and provide for full recovery of insurance and service charge costs, although the vendors' approach has historically been not to implement the service charge regime.
The anchor tenant was incorporated in 2009 and has occupied the site for almost 10 years. There is no history of significant rent arrears. A schedule of tenancies and income can be found in our brochure.

TERMS
The property is available for sale freehold, subject to the existing tenancies at £6,000,000 plus VAT. The vendors expectation is that VAT treatment will be by way of a T.O.G.C. process if possible.

PLANNING
The site lies partly within Essex (Braintree District Council) and partly within Suffolk (Babergh and Mid Suffolk District Council).
The existing industrial and warehousing activities are long established and settled.
In 2019, planning proposals were advanced for the development of 100 residential units and 20 apartments on the main industrial site. A revised application was approved by the Suffolk authorities and subsequently recommended for approval by Essex County, but was later refused at committee (April 2019).
A more detailed summary of the above planning process is available upon request.

UTILITIES
There is a mains electricity supply to the site. There are two water supply options; an artesian well benefiting from a new 5-inch steel-lined shaft, pump and control gear (renewed in 2023) to a depth of approx. 200 feet direct into the chalk aquifer. In 2023 a further 70mm metered water supply was connected to the A.W.A. system. This is not been activated.
Foul waste is stored in a central sump and tankered off site.
There is no mains gas connection.

ENERGY PERFORMANCE CERTIFICATE [EPC]
Unit W1 has an EPC rating of C (69), expiring 02 May 2034. EPCs for the remainder of the site have been commissioned and a schedule will be available imminently.

BUSINESS RATES
There are currently 19 Business Rates assessments for the site. These can be viewed on the VOA website using two postcodes; CO10 7HU and CO10 7FN.

VAT
The property is VAT elected. VAT is payable on the rents received and will be payable on the purchase price at the prevailing rate.

ANTI-MONEY LAUNDERING REGULATIONS
Anti-Money Laundering Regulations require Fenn Wright to verify the identity, private residence and source of funds (where applicable) of prospective purchasers and tenants prior to solicitors being instructed. An administration fee is payable, and further details are available upon request.

LEGAL COSTS
Each party will bear their own legal costs.

VIEWINGS STRICTLY BY APPOINTMENT VIA SOLE SELLING AGENTS:
Fenn Wright
T:
E: