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PROOF OF EVIDENCE IN RELATION TO COMMERCIAL NEGOTIATIONS ON BEHALF OF THE ACQUIRING AUTHORITY - APPENDICES

The London Borough of Haringey (Wards Corner Regeneration Project)

COMPULSORY PURCHASE ORDER 2016

Stephen Walker, Senior Director CBRE

June 2017

APPENDICES A. Commercial Property Availability Schedule .................................. 2

B. Sample Letter to Affected Parties – Nov 2014 ............................... 3

C. CBRE Offer Letter - Sample .......................................................... 4

D. Communications Schedule ........................................................... 5

E. Communications Example – Airmoss Ltd ...................................... 6

CBRE | PROOF OF EVIDENCE IN RELATION TO COMMERCIAL NEGOTIATIONS ON BEHALF OF THE ACQUIRING AUTHORITY - APPENDICES

Commercial Property Availability Schedule

COMM

ERCIA

L PRO

PERT

Y AVA

ILABI

LITY S

CHED

ULE

Commercial Property Availability Schedule

XNot Available

� Vacant

SEVEN SISTERS & SURROUNDS - VACANCY SCHEDULE

Street Mar-17 May-17 Jun-17 Comments Picture Address 1 Address 2 Post

Code

Agent Previous

Occupier

Dist from

Seven

Sisters

Undergrou

Size (sq ft) Size (sq

m)

Zone A (sq

m)

RV (£ Asking

Rent (£ pa)

Planning Other comments

Clapton

Common� � � Unit currently occupied

160-162

Clapton

Common

London E5 9AH CBRE HSBC 0.80 2174 201.97 £ 31,750 £ 47,000 A2 Available by way of an assignment. Expiring in September

2019.

Clifton Terrace � � � Unit currently vacant

4-7 Clifton

Terrace

London N4 3JP Claridges

Commercial

unknown 1059 98.38 unknown £ 35,000 A1 Available by way of an assignment. Expiring in December

2019.

Green Lanes � � � Unit currently vacant

357 Green

Lanes

London N4 1DZ PSS

Commercial

Minicab 1.70 575 53.40 £ 10,750 £ 21,500 Sui

Generis

Ground floor former minicabs office. Available by way of a

new lease.

Green Lanes � � � vacancy unknown

513 Green

Lanes

London N4 1AN KLM Retail Betfred 1.60 935 86.90 £ 21,000 £ 37,500 Sui

Generis

Ground floor Betfred unit available by way of an assignment,

expiring April 2025.

Green Lanes � � � Unit occupied

561-563

Green

Lanes

London N8 0RL PSS

Commercial

Cyplon Travel 1.60 3000 279.00 £ 28,000 £ 70,000 A1 Ground floor retail unit available by way of new lease.

West Green

Road� � � New build

270-274

West

Green

Road

London N15

3QR

A.R.T

Surveyors

Currel

Commercial

unknown 0.90 1098 102.00 N/A £ 19,764 A1/B1 Ground floor new build unit available by way of new FRI

lease.

High Road � � � Vacant unit

284 High

Road

London N15

4AJ

Currell

Commercial

unknown 0.30 545 50.60 £ 11,750 £ 12,500 A1 retail Ground floor retail unit available by way of new lease.

Philip Lane � � � Unit currently vacant

205b

Phillip Lane

London N15

4HL

PSS

Commercial

Aryan

Recruitment

Services

0.90 400 37.00 £ 6,200 £ 12,000 A1/A2 Ground floor retail unit available by way of new lease.

Seven Sisters

Road � � � Unit currently vacant

306 Seven

Sisters

Road

London N4 2AG Ian Scott

International

unknown 1.90 1,032

ground

760

basement

166.60 £ 17,500 £ 35,000 A1/A2 The property is available by way of a new lease for a term to

be agreed, subject to five yearly rent reviews.



Code

Agent Previous

Occupier

Dist from

Seven

Sisters

Undergrou


m)

Zone A (sq

m)

RV (£ Asking

Rent (£ pa)


St Ann's Road � � � Unit currently vacant

446 St

Ann's Road

London N15

3JH

PSS

Commercial

Unisex hair

salon

1.30 550 51.00 £ 7,500 £ 18,500 A1 Ground floor retail unit available by way of new lease.

St James Street x �Currently occupied by

tenant

21 St

James

Street

London E17 7PJ Claridges

Commercial

Sonia's Hair

& Beauty

1091 101.40 £ 12,000 £ 14,000 A1 retail Ground floor retail accommodation available on assignment

of an existing lease expiring in August 2026

West Green

Road� � � Unit currently vacant

94 West

Green

Road

London N15

5NS

P4i Seven Hair &

Beauty

1.30 1055 98.00 £ 15,750 £ 18,000 A1 retail Ground floor retail unit available by way of new lease.

West Green

Roadx � �

Currently occupied by

tenant

414-416

West

Green

Road

London N15

3PU

Whitelaw

Baikie Figes

Cash

Generator

1.20 2192 203.60 £ 29,750 £ 25,000 A1 Available by way of an assignment. Expiring in September

2022.

West Green

Road� � � Unit currently vacant

124a West

Green

Road

London N15

5AA

Neptune

Homes

West Green

Joinery

0.30 545 front

403 rear

84.00 £ 11,750

£14,000.0

0 to

£26,000.0

0

A1 retail Ground floor retail unit available by way of new lease.

£14,000 for just the front of the unit and £26,000 for the

whole.

Bruce Grove � � � Unit currently vacant

77 Bruce

Grove

London N17

6UZ

Martin

Brookes

Martin

Brookes

0.90 590 55.00 £ 10,500 £ 14,500 A2 Shop with rear office and small kitchen area with WC.

Available by the way of a new lease with terms to be agreed.

Stamford Hill � � � Unit currently vacant

2 Stamford

Hill

London N16

6XZ

Stirling

Ackroyd

2nd Hand

Furniture

1.33 2806 261.00 N/A £ 73,600 A1 Ground floor and basement unit. Flexible open plan retail

with good ceiling height - potential for single or double units

Tottenham

Lane� � � Unit currently vacant

79

Tottenham

Lane

London N8 9BE PSS

Commercial

BG-Systems 1.88 628 58.00 £ 7,800 £ 25,000 A1 Ground floor retail unit, unit available by way of a new lease.

High Road � � � Unit currently vacant

280 High

Road

London N15

4AJ

Currell

Commercial

Unknown 0.13 615 57.00 £ 13,500 £ 16,500 A1 Ground floor retail unit, unit available by way of a new lease.



Code

Agent Previous

Occupier

Dist from

Seven

Sisters

Undergrou


m)

Zone A (sq

m)

RV (£ Asking

Rent (£ pa)


West Green

Roadx � � Unit currently vacant

303-305

West

Green

Road

London N15

3PA

Filey

Properties

Internet Café 1.00 763 70.00 £ 13,250 £ 18,000 A1 Ground floor retail unit, unit available by way of a new lease.

West Green

Roadx � �

Currently occupied by

tenant

45 West

Green

Road

London N15

5BY

One Click

Homes

Perfect News 0.20 794 73.77 £ 9,800 £ 15,000 A1 Available by way of an assignment with premium (offers

invited). Expiry unknown.

West Green


72 West

Green

Road

London N15

5NS

Crown Lets 4

U

Omega

House

0.10 undisclose

d size

N/A £ 10,000 £ 15,000 A1 Available by way of a new FR&I lease. Terms to be agreed.

High Road x � � Unit currently vacant

316 High

Road

London N15

4BP

Currell

Commercial

Cook Estates 0.30 1625 150.90 £ 20,000 £ 60,000 A1 Ground floor and basement retail unit available by way of

new lease.

High Road x � � Unit occupied

429-431

High Road

London N17

6QH

PSS

Commercial

Kith and Kids 1100 £ 21,000 £ 25,000 A1 Available by way of an assignment with premium looking for

£25,000. Expiring in December 2022.

West Green


323 West

Green

Road

London N15

3PA

Aston Banks Unknown 0.75 680 63.16 £ 2,450 £ 17,000 A1 or A2 Available by way of a new FR&I lease. Ground floor lock-up

shop.

Seven Sisters

Roadx � � Unit occupied

Unit 2b

Rowan

Apartments

Seven

Sisters

Road

N4 1FS Not on the

market -

Contact PSS

Commercial

1.80 N/A £ 15,600 A1 Response via our leaflet distribution. Tenant wishes to focus on

her studies. Signed a 15 year lease in 2016.

Seven Sisters


513 Seven

Sisters

Road

London N15

6EP

Not on the

market -

Contact PSS

Commercial

1.10 £ 9,600 A3 Response via our leaflet distribution. By way of assignment.

Want's a premium of approx £80,000.



Code

Agent Previous

Occupier

Dist from

Seven

Sisters

Undergrou


m)

Zone A (sq

m)

RV (£ Asking

Rent (£ pa)


West Green


55 West

Green

Road

London N15

5DA

Not on the

market -

Contact PSS

Commercial

0.20 £ 11,000 A1 Response via our leaflet distribution. By way of assignment.

Want's a premium of approx £25,000.

West Green


438 West

Green

Road

London N15

3PT

Not on the

market -

Contact PSS

Commercial

Panini to Go 1.70 520.00 48.30 £ 8,800 A1 Response to leaflet distribution. By way of assignment.

West Green


404 West

Green

Road

London N15

3PX

Not on the

market -

Contact PSS

Commercial

Supermarket 1.60 700.00 65.00 £ 9,800 A1 Response via our leaflet distribution. By way of assignment.

West Green

Roadx x � Unit occupied

23 West

Green

Road

London N15

5BX

Not on the

market -

Contact PSS

Commercial

Chang Jiang unknown

size

N/A £ 13,000 Tenant

couldn't

remember

A1 Response via our leaflet distribution. By way of assignment.

West Green

Roadx x � Unit occupied

321 West

Green

Road

London N15

3PA

Aston Banks Pound Plus

Store

906.54 84.22 £ 9,800 £ 10,200 £10,200 Per Annum Exclusive

Premium: Offers in Excess £30,000 Reduced from £40,000,

plus stock

Tenure: 14 years remaining on existing lease.

Rent Review: 5 year intervals

Seaford Road

x x � Unit occupied

40 Seaford

Road

London N15

5DY

INTELLIGENT

BUSINESS

TRANSFER

LTD

DK Food &

Wine

0.2 undisclose

d size

N/A £ 3,500 £ 15,000 A1 Available by way of an assignment with premium (unknown).

Expiry unknown. Rent of £15,000 pax

High Road

x x � Unit occupied

72 High

Road

London N22

6HL

PSS

Commercial

V Unit Spot 1.90 990 91.97 £ 63,500 £ 65,000 A1 Available by way of an assignment with premium looking for

£25,000. 14 years unexpired term.



Code

Agent Previous

Occupier

Dist from

Seven

Sisters

Undergrou


m)

Zone A (sq

m)

RV (£ Asking

Rent (£ pa)


Northwold

Road

x � �

Unit currently vacant 90

Northwold

Road

London E5 8RL Clarke Hillyer Al Ubed

Halal

Butchers

1.80 289 26.8 £ 7,900 £ 13,500 A1 Available by way of a new FR&I lease. Terms to be agreed.

Stoke

Newington

High Streetx x � Unit occupied

230-240

Stoke

Newington

High Street

London N16

7HU

Humphrey

and Co

Estates

Konoc 1.4 725 67.4 Unknown £ 25,000 A1 Available by way of a new FR&I lease. Terms to be agreed.

Stoke

Newington

Church Street

x � �

Unit currently vacant 136 Stoke

Newington

Church

Street

London N16

0JU

PSS

Commercial

N/A 1.8 241 22.38 To be

accessed

£ 20,000 A1 Available by way of a new FR&I lease. Terms to be agreed.

Wightman

Road

x � Unit occupied

7

Wightman

Road

London N4 1RQ Currell

Commercial

Off Licence 1.9 301 28 £ 7,100 £ 13,000 A1 A new effective full repairing and insuring lease is available for

a term to be agreed.

Stoke

Newington

High Street

x � Unit occupied

22 Stoke

Newington

High Street

London N16

7PL

Drivers &

Norris

RGA

Appliances

1.8 776 72.09 £ 21,000 £ 24,000 A1 New full repairing Lease for 12 years subject to rent reviews

every 3 years

Turnpike Lane

x x �

Unit currently vacant 107

Turnpike

Lane

London N8 0DY Currell

Commercial

Hope

Community

Centre

1.9 1070 99.4 £ 12,750 £ 24,000 A1 A new effective full repairing and insuring lease is available for

a term to be agreed.


Sample Letter to Affected Parties – Nov 2014

SAMP

LE LE

TTER

TO AF

FECT

ED PA

RTIES

– N

OV 20

14

Sample Letter to Affected Parties – Nov 2014

grainger plc 3

rd Floor,

East Building 1 London Bridge London SE1 9BG

Telephone: +44 (0) 207 940 9500 Facsimile: +44 (0) 207 940 9501 http://www.graingerplc.co.uk

grainger plc Registered in England. No: 125575

Registered office: Citygate, St James’ Boulevard Newcastle upon Tyne, UK

NE1 4JE

Circle 33 Housing Trust Circle House 1-3 Highbury Station Road London N1 1SE

On behalf of

grainger seven sisters limited

10 November 2014

Dear Sirs,

Re: Seven Sisters Regeneration

I write to you on behalf of Grainger Seven Sisters Ltd (a wholly owned subsidiary of Grainger

plc) to provide an update on the Seven Sisters Regeneration project. As you may be aware

Haringey Council granted planning permission in 2012 for the redevelopment of the site

bounded by Tottenham High Road, West Green Road, Suffield Road and Seven Sisters

Road, which includes the old Wards department store building. The development will deliver:

much needed new homes; a new home for the Seven Sisters Market; new shops for both

high street names and independent local businesses; and an improved public realm. As the

developer, Grainger is committed to this regeneration scheme.

Grainger is party to a development agreement with Haringey Council for this regeneration

project. Between Grainger, the Council and LUL, over two thirds of the development site

including that part which accommodates Seven Sisters Market is already owned.

The remainder of the site is in third party ownership and Grainger wishes to acquire these

interests to enable delivery of the development. I am writing to you because it is understood

that you have a property interest in the development site. Grainger wishes to discuss the

possibility of acquiring this interest from you. You may have been involved in similar

discussions previously with Grainger and it is Grainger’s intention to further those

discussions. You can expect to hear from us again shortly in this respect. In accordance

with previous arrangements we have not written to the occupiers of your properties on the

basis you will liaise with them in connection with the implications of the project. We do

however look forward to working with you in this regard at the appropriate time.

Grainger will take all reasonable steps to acquire the requisite third party land interests by

agreement. However, if this is not achievable, Haringey Council (as local planning authority)

resolved on 15 July 2014 that ‘in principle’ it is prepared to use its compulsory purchase

powers to acquire outstanding third party land interests in the development site where

acquisition by agreement by Grainger is not reached. A further Haringey Council Committee

decision would be required before such powers could be used. However, as noted, Grainger

very much hopes to secure the acquisition of your interest (and the other land required for

grainger plc 3

rd Floor,

East Building 1 London Bridge London SE1 9BG

Telephone: +44 (0) 207 940 9500 Facsimile: +44 (0) 207 940 9501 http://www.graingerplc.co.uk

grainger plc Registered in England. No: 125575

Registered office: Citygate, St James’ Boulevard Newcastle upon Tyne, UK

NE1 4JE

the re-development scheme) through negotiation and agreement, thus avoiding the need for

any Compulsory Purchase Order to be made.

For your information, Union Surveyors and CBRE have been appointed by Grainger to

advise on valuation and to assist with negotiations with landowners. Grainger will be asking

Union or CBRE to contact you shortly concerning the possible acquisition of your interest.

Should you wish to make contact directly their contact details are:

Stephen Walker

CBRE

Henrietta House

Henrietta Place

London

W1G 0NB

Tel: 020 7182 2193

Email: [email protected]

If you have received this letter and think it should have been received by somebody else

please pass it to them as soon as possible or contact us so that we may get in touch and let

them know about the information provided in this letter.

Yours Sincerely

David Walters MRICS

Development Director

grainger plc


CBRE Offer Letter - Sample

CBRE

OFF

ER LE

TTER

- SA

MPLE

CBRE Offer Letter - Sample

Subject to Contract By Post & Email

Dear Ms Afghan,

255-259 HIGH ROAD, SEVEN SISTERS, N15; SEVEN SISTERS REGENERATION

I write further to various correspondence of the 27th July 2016, 25th August 2016, 18th November 2016, 12th December 2016 and the 4th January 2017 to yourself and your solicitor, Mr George Sa’id of George Anthony Andrews Solicitors, in respect of the Wards Corner Regeneration Scheme.

CBRE are appointed property advisors to the scheme and are working with Grainger and LB Haringey assisting with acquisitions and the Compulsory Purchase Order. We have for some months been seeking to progress negotiations with you in respect of the regeneration scheme and the business you operate at 255-259 High Road, Seven Sisters.

To date, our attempts to develop negotiations have not progressed, but we remain keen to engage with you regarding your property interest and business requirements. We appreciate that news of the regeneration proposals and the making of a Compulsory Purchase Order (CPO) may be unsettling news. It is our experience that early dialogue and discussion is key to bringing about more certainty and minimising disruption to your business and working on a solution which assists your business to continue to trade. I would kindly ask that you contact me by either a phone call, or email in order that we can progress discussions and see whether we may be able to address the issues you have raised in your objection to the CPO.

It is our experience of regeneration schemes that in most cases, businesses will relocate to alternative accommodation at or around the time at which possession of their property is required for the regeneration. More often than not, it is to the benefit of business occupiers that such an agreement is reached in advance of a CPO in order to bring about more certainty and provide more time to effect an orderly relocation of a business. Grainger and the Council are keen to progress such discussions as soon as possible in order to secure a mutually agreeable outcome.

Should your property interest be compulsorily acquired, compensation would be assessed using the Statutory Compensation Code. Under the Code, business occupiers are entitled to compensation to reimburse them for the costs involved in relocating their business to alternative premises. Main heads of claim can include the cost of securing a new lease, agents cost, removals & moving f stock, finding and adapting new premises, a contribution to fit out costs based upon the value of

CBRE Limited Henrietta House Henrietta Place

London W1G 0NB

Switchboard +44 (0)20 7182 2000 Fax +44 (0)20 7182 2001

Private & Confidential Ms Sher Afghan, Beauty Power Ltd 469 Katherine Road, Forest Gate, London, E7 8DR

Direct Line +44 (0)20 7182 2445 Direct Fax +44 (0)20 7182 2001

brendan.o'[email protected]

31st January 2017

www.cbre.co.uk Registered in England No 3536032 Registered Office St Martin’s Court 10 Paternoster Row London EC4M 7HP

CBRE Ltd is regulated by RICS

- 2 -

that left behind, professional advisor costs and a statutory loss payment. We could furthermore pay any temporary loss in profits attributable to the relocation subject to providing supporting evidence. All claims would be assessed on the basis of a claimant acting reasonably and seeking to mitigate their loss. In terms of the value of such a claim, in the absence of dialogue and without sight of information on your business and relocation requirements it is difficult for us to provide an accurate opinion of the level of compensation that may be due. Notwithstanding this, I sense that it may be helpful for us to provide an outline assessment of what compensation may become due on the basis your business relocating using publically available information and our experience of relocation costs in similar circumstances. Our assessment amounts to £80,000 which would be subject to having sight of the information listed below. Receipt of this information and with further discussion of your circumstances will allow us to confirm and adjust our assumptions as appropriate.

a. A copy of your lease and latest rent review memorandum. b. A list of staff, their salaries and length of service. c. Full details of any Landlord approved improvements you have made to the property during the last 5 years.

As stated, I would be grateful if you could contact me at your earliest convenience in order to arrange time to meet. Presently we could meet you at any of the following times:

• Afternoon of the 7th February • Afternoon of the 9th February • 10th February • Afternoon of the 14th February

It would furthermore assist in discussions if you were able to forward the aforementioned information at your earliest convenience. I look forward to hearing from you, Yours sincerely

BRENDAN O'CONNOR Senior Surveyor – CBRE Ltd

By Post & Email SUBJECT TO CONTRACT

WITHOUT PREJUDICE Dear Mr Popat 9-11 WEST GREEN ROAD, LONDON, N15 Thank you for your time on Monday the 21st September 2015; it was useful to gain a greater understanding of your position and keep you informed of progress in the Seven Sisters Project. As explained in our last correspondence to you on the 30th January 2015, we thought it might be helpful to set out the potential compensation that would flow from Grainger’s acquisition of your business and property interest. It remains our intention to bring about a situation whereby we might come to an arrangement that would provide more certainty in respect of what you might expect in terms of compensation, and more certainty to Grainger in respect of being able to call for possession of the property when it is required for their project. In order for us to begin the process of assessing compensation, we requested some information from you concerning your business and lease arrangements. As I trust you will appreciate following our discussions, it is difficult for us to form an accurate opinion on value without such information. Notwithstanding this, we have now made a proposal to you of £250,000 for the value of your business and £100,000 for your remaining lease interest. We could seek to formalise this offer which at this stage would only be subject to one condition, being that we do not complete a transfer of the lease until Grainger is in possession of the freehold interest from Mr Patel. In this regard we will now be in contact with Mr Patel to progress negotiations. I have explained that in addition to the offer above we would seek to add for any redundancy costs and costs of business closure including professional costs reasonably incurred. We of course remain willing to reconsider the level of our offer subject to receiving the requested information set out below so that we may confirm and adjust our assumptions if appropriate:


London W1G 0NB

Switchboard +44 (0)20 7182 2000 Fax +44 (0)20 7182 2001

Private & Confidential Rashmikant Vallabhdas Popat 8 Holland Road Wembley Middlesex HA0 4RH

Direct Line +44 (0)20 7182 2193

[email protected]

24 September 2015


CBRE Limited is regulated by the RICS and is an appointed representative of CBRE Indirect Investment Services Limited which is authorised and regulated by the Financial Conduct Authority.

- 2 -

a. A copy of the audited trading accounts for your business covering the last 3 years. b. A schedule of the weekly or monthly turnover for the last 3 years. c. Full details to verify the residential occupations in the upper floors of your property. d. A copy of your lease and latest rent review memorandum. e. A copy of your leases/tenancies/licences for the other lock up premises you use for the purposes of your business. f. A list of staff, their salaries and length of service. g. Full details of any Landlord approved improvements you have made to the property during the last 5 years.

We thank you for your continuing cooperation in this process and will keep you informed as to developments in the project. I look forward to hearing your thoughts on our proposal. Yours sincerely

STEPHEN WALKER SENIOR DIRECTOR


CBRE Limited is regulated by the RICS and is an appointed representative of CBRE Indirect Investment Services Limited which is authorised and regulated by the Financial Conduct Authority.

By Post SUBJECT TO CONTRACT

WITHOUT PREJUDICE Dear Sirs, 255-259 HIGH ROAD, LONDON, N15 I am writing to you with reference to your long leasehold interest in 255-259 High Road, currently trading as The Beauty Shop. We have made several attempts to contact you in regards to your interest. We are yet to receive a written response to letters sent to you in November 2014 and January 2015. Attempts to contact you by telephone have also been unsuccessful. The correspondence sent has sought to explain the current situation regarding the Grainger Seven Sisters Regeneration project. Grainger is currently in the process of entering negotiations with owners and occupiers to acquire property required within the development site. Grainger is committed to taking all reasonable steps to acquire all the property interests by agreement. Grainger is in a position to purchase your property as soon as you are ready or willing to sell. Arrangements could be made for your business to remain at least until May 2016, when it is anticipated that construction works will begin. We have estimated the value of your property based on its rateable value and subject to inspection could recommend an offer of £400,000 (four hundred thousand pounds). In addition to this sum you will be entitled to an additional 10% (£40,000) and all professional costs associated with transfer of the property. We would prefer to meet and discuss this with you or your advisers before putting together a formal offer which could then capture your specific requirements under the terms and conditions of an agreement. We recognise that in addition to the value of your property there will be implications for your business and that for this you need to be properly compensated. In our experience it can take longer than you expect to find suitable premises for relocation and we would therefore like to start discussing this with you now. If you want CBRE to help in the property search we have instructions to do so and would need information from you to focus the search (e.g. size, location, user, other special requirements). If you prefer to use your own advisers we can provide assurances on cost reimbursement as long as it is agreed in advance.


London W1G 0NB

Switchboard +44 (0)20 7182 2000

Private & Confidential Mr Gulfraz Taj 255 High Road Tottenham London N15 5BT

Direct Line +44 (0)20 7182 2193

[email protected]

09 March 2015

- 2 -

Could you please review the proposal and come back with a response at your earliest convenience. We believe the sooner we are able to discuss this proposal, the more likely it will be that a satisfactory, mutually agreeable outcome will result. If you would like to give us some dates when you are available to meet we will arrange to come and see you. I look forward to hearing from you. Yours sincerely

STEPHEN WALKER SENIOR DIRECTOR

www.cbre.co.uk

Registered in England No 3536032 Registered Office St Martin’s Court 10 Paternoster Row London EC4M 7HP CBRE Limited is regulated by the RICS and is an appointed representative of CBRE Indirect Investment Services Limited

which is authorised and regulated by the Financial Conduct Authority.

By Post SUBJECT TO CONTRACT

WITHOUT PREJUDICE

Dear Sirs, 9-11 WEST GREEN ROAD, LONDON, N15

I write further to our written proposal to you on the 29th January 2015 and our subsequent telephone conversation in connection with this matter. The proposal outlined was a Put and Call Option which appeared to us to provide the right level of flexibility and certainty for both parties and during our telephone conversation on 17 February 2015 you confirmed you had no issue with the framework as set out. What you really wanted however was an indication from Grainger as to the value it puts on your investment in order for you to contemplate appropriate next steps. We have said that we would have preferred to see an up to date copy of your lease and latest rent review memorandum before making an offer but we are also keen to make progress with these negotiations. We understand from our discussions with you and your tenants that the current lease is for 43 years, runs until March 2024 and that the rent passing is £40,000 per annum. On this basis we have carried out some market research to establish both availability of and potential capital cost of replacing this investment in your portfolio. The following table provides recent evidence of transactions and on market investment opportunities.

SOLD PROPERTIES (WITHIN 3KM)

PROPERTY ADDRESS SIZE (SQ FT) SALE PRICE SALE DATE INCOME YIELD

36 St. James’s St - £500,000 15/07/2014 £40,430 8.09%

616-616B Lea Bridge Rd 1570 £600,000 12/12/2013 £39,500 6.58%

153-155 Blackstock Rd 1764 £540,000 08/07/2014 £38,200 7.07%

604 Lea Bridge Rd 4166 £535,000 17/10/2013 £37,000 6.92%

189 Philip Lane - £270,000 16/09/2014 £34,541 12.79%

312-314 West Green Rd 1711 £405,000 Late 2014 £32,500 8.02%

328 Lea Bridge Rd 1035 £440,000 01/09/2014 £30,400 6.91%

108 High St 1300 £385,000 21/10/2013 £28,000 7.27%

50, 58 & 60 West Green Rd 1530 Unsold Unsold £26,500 -


London W1G 0NB

Switchboard +44 (0)20 7182 2000

Private & Confidential

Madhavbhai Morarbhai Patel, Kiranbhai Morarbhai Patel & Shaktikumar Madhavbhai Patel 5 Bury Hall Villas Great Cambridge Road London N9 9LF

Direct Line +44 (0)20 7182 2193

[email protected]

09 March 2015

- 2 -

PROPERTIES CURRENTLY FOR SALE (WITHIN 3KM)

PROPERTY ADDRESS SIZE (SQ FT) ASKING PRICE INCOME YIELD

643 Seven Sisters Rd 651 £550,000 £37,560 6.83%

460 West Green Rd 900 £600,000 £33,200 5.53%

312-314 West Green Rd 1711 £405,000 £32,500 8.02%

338 Mare St 1000 £499,500 £23,000, only accounts for Residential element N/A

93 Stroud Green Rd 834 £575,000 £12,000, only accounts for Residential element N/A

Using this as comparable evidence the value of your investment at West Green Road is going to be in the region of £500,000, or an equivalent yield of 8%. In addition to this, because of the nature of this transaction, you will be entitled to receive another 7.5% as a statutory loss payment. Further, your costs of reinvestment including Stamp Duty Land Tax (based on an equivalent value) would be reimbursed providing you reinvest in a UK property within 12 months of this transaction. Property Value £500,000 Loss Payment £37,500 Reinvestment SDLT £20,000 Agent £5,000 Legal £3,750 Total £566,250 This provides you with an indicative figure subject to sight of the lease. If you think we have missed anything that ought to be considered in addition please let me know. I trust however that this gives us a starting point for developing terms for an agreement between the parties and I look forward to hearing from you so that we may progress. Yours sincerely

STEPHEN WALKER

SENIOR DIRECTOR


Communications Schedule

COMM

UNICA

TIONS

SCHE

DULE

Communications Schedule

COMMUNICATION SCHEDULE

APPENDICES

1. Plot 2, 717 -719 Seven Sisters Road, Mr M Akbulut ................... 4

2. Plot 5, 711 Seven Sisters Road, Martin Plesniarski ..................... 7

3. Plot 6, 709a Seven Sisters Road, Ibrahim Cetin ....................... 11

4. Plot 9, 8 Suffield Road, Mr Samuel Ludmir .............................. 13

5. Plot 12, 14 Suffield Road, Mr Munir Mehmet ........................... 18

6. Plot 13, 16 Suffield Road, Mr Awlad Hussain .......................... 20

7. Plot 22, 9-11 West Green Road, Mr Kiran Patel ....................... 24

8. Plot 22, 9-11 West Green Road, Mr Rashmi Popat ................... 32

9. Plot 23, 3-7 West Green Road, Mr & Mrs Sukumaran .............. 35

10. Plot 23, 3-7 West Green Road, Sainsburys ............................ 39

11. Plot 24, 1 West Green Road, Mr Patel ................................... 45

12. Plot 25, 1a - 1b West Green Road, Airmoss Ltd ..................... 51

13. Plot 26, 255-259 High Road, Taj Associates .......................... 58

14. Plot 26, 255 -259 High Road, Beauty Power Ltd .................... 64

CBRE

Plot 2, 717 -719 Seven Sisters Road, Mr M Akbulut

Details of Communication

Date Method of Contact

From To Matters Discussed

25 May 2017 Phone Call

Nick Ware (Union Land)

Selma Asutay

Phoned and left message for Selma Asutay

25 May 2017 Meeting


Mr Dervis Akbulut (father)

Met Mr Akbulut's father and young friend who acted as interpreter at Seven Sisters Drop in event. Stressed the need to engage and explained to the friend that important for Mr Akbulut to instruct an advisor and that Grainger would meet the reasonable fees

17 May 2017 Email Selma Asutay

Nick Ware

Email from Selma Asutay of Aydan Smith Accountants with last 3 years accounts for Seven Foods Limited (despite tenant being Mr Akbulut personally) and other financial information

17 May 2017 Email


Selma Asutay

Email to Selma Asutay acknowledging her email

10 May 2017 Email Mr Akbulut

Nick Ware

Email from Mr Akbulut rejecting offer and saying accounts not available until after end of July and does not want to discuss until then

04 May 2017 Letter


Mr Akbulut

Letter to Mr Akbulut submitting offer of £100,000 as full settlement

10 April 2017 Letter


Mr Akbulut

Letter advising almost three months since meeting and no response from Mr Akbulut. Asked for a) confirmation whether CPO specialist appointed, b) want assistance finding alternative premises, c) wish to come back into completed scheme and d) last three years accounts


CBRE


30 March 2017 Phone Call


John Parry

John Parry had been in touch again with Mr Akbulut but Mr Akbulut was worried that Glenny were not independent if their fee was to be paid by Grainger. John Parry writing or emailing Mr Akbulut regarding this

27 March 2017 Email


John Parry Email requesting update

13 March 2017 Phone Call


John Parry John Parry confirmed he had been in touch with Mr Akbulut. John to confirm appointment and sent fee proposal to Grainger for approval

15 February 2017

Email


John Parry Email to John Parry suggesting he contact Mr Akbulut

17 January 2017

Meeting


Mehmet Akbulut and Father

Met Mr Akbulut and father at the shop. Explained CPO situation and recommended they appoint a CPO advisor. Mr Akbulut unsure about whether to relocate or come back into scheme. Said he would probably want to operate something different such as a bakery. Requested accounts from Mr Akbulut which he said he would provide after speaking to his lawyer. Mr Akbulut said the shop is traded by Seven Foods Limited of which he is a director and not him personally although the lease is in his name

17 January 2017

Email


Mehmet Akbulut

Email to Mehmet Akbulut following up meeting, requesting accounts, providing a link to CPO booklet website and referring to appointment of CPO advisor with Grainger paying reasonable legal fees

17 January 2017

Email


Mehmet Akbulut

Follow up email to meeting 17.1.17

Various Phone Call


Miss Akbulut and Mr Akbulut

Previously advised would be in touch to discuss CPO process in more detail once freehold acquired from Clarkrest. That process can now start following exchange of contracts with completion to occur prior to 10th August 2017

CBRE


12 November 2014

Letter Grainger Mr Akbulut

CPO update

CBRE

Plot 5, 711 Seven Sisters Road, Martin Plesniarski




19 June 2017 Phone Call Nick Ware

John Parry Discussion surrounding structure of an arrangement and a return to the scheme.

07 June 2017 Email John Parry Nick Ware

Email to advise meeting with client postponed and will be in touch shortly.

06 June 2017 Email Nick Ware

John Parry Email requesting update on discussions with client

30 May 2017 Email and Letter

Nick Ware

John Parry

Email and letter to John Parry setting out terms of offer in advance of his meeting with Martin Plesniarski on 2nd June. Letter made clear offer can be revised once more information is forthcoming and Mr Plesniarski has decided whether he want to relocated or possibly take a unit in the new scheme.

25 May 2017 Phone Call Nick Ware

John Parry

Spoke to John Parry who confirmed that a) he had been instructed, b) was writing to Nick Ware to confirm fees and c) had meeting arranged with Mr Plesniarski for week commencing 5th June

25 May 2017 Email Martin Plesniarski

Nick Ware

Email advising we understood John Parry of Glenny had now been instructed and requesting copy of Assured Shorthold Tenancy Agreement of upper floors. Also advised that Grainger would be completing purchase of freehold in June 2017

25 May 2017 Email John Parry Nick Ware

Email from John Parry confirming that he had been instructed by Martin and setting out fees and advising he is meeting Mr Plesniarski on 2nd June

25 May 2017 Email Nick Ware

John Parry Email to John Parry confirming Grainger's approval to his fee proposal

26 April 2017 Phone Call Nick Ware

John Parry

Spoke to John Parry who had recently had conference call with Martin Plesniarski and a chap who he thought was a planning / property advisor. John Parry had subsequently emailed Martin with fee proposal and confirmation of how Glenny can assist

30 March 2017 Phone Call Nick Ware

John Parry

Spoke to John Parry who said he was in contact with Martin Plesniarski and had recently had discussions with both Mr Plesniarski and his lawyer and would be in touch shortly

27 March 2017 Email Nick Ware

John Parry Email to John Parry requesting update

13 March 2017 Phone Call Nick Ware John Parry

Phone call to John Parry in which he confirmed ball was in his court and he would be in touch shortly

15 February 2017

Phone Call John Parry Nick Ware

John Parry of Glenny confirmed that Martin Plesniarski had been in touch. John was awaiting confirmation of instruction and would be forwarding fee proposal to me


CBRE


15 February 2017

Email Nick Ware

John Parry Email to John Parry following up phone conversation

02 February 2017

Email Nick Ware

Martin Plesniarski

Suggest seeking advice, refer to CPO code etc.

02 February 2017

Email Nick Ware

Martin Plesniarski

Confirmation of CPO details.

02 February 2017

Email Nick Ware

Martin Plesniarski

Email to Martin Plesniarski advising that CPO code specifically excludes any value attributable to the new development. Again referred to need to see accounts and also asked Mr Plesniarski to provide a brief specification of property he would like to relocate to and in what locations. Also suggested he appoints a surveyor and provided details of John Parry of Glenny who had advised the freeholder or another CPO expert with RICS qualification

02 February 2017

Email Martin Plesniarski

Nick Ware

Martin Plesniarski sent email asking whether CPO has been issued by council

02 February 2017

Email Nick Ware

Martin Plesniarski

Email to Martin Plesniarski with date on which CPO was made, info regarding Public Inquiry and reiterating benefit of appointing a CPO specialist

01 February 2017

Email Nick Ware

Martin Plesniarski

Email from Martin Plesniarski advising "I will be happy to surround [sic] our lease and agree fee of £960,000"

01 February 2017

Email Nick Ware

Martin Plesniarski

Email to Martin Plesniarski advising his proposed offer is not acceptable. Again referred to Mr Plesniarski appointing a specialist advisor with Grainger paying reasonable legal fees. Again requested accounts and level of capital expenditure in the property

01 February 2017


Nick Ware

Email from Martin Plesniarski asking for an offer to be made based "on the value of my premises to your development"

27 December 2016

Email Nick Ware

Martin Plesniarski

Seeking to catch up on return from holiday.

27 December 2016

Email Nick Ware

Martin Plesniarski

Email to Martin Plesniarski attaching link to government website with CPO booklet for business owners and tenants

CBRE


21 December 2016


Nick Ware

Martin follow up post meeting seeking offer.

21 December 2016


Nick Ware

Email from Martin Plesniarski requesting an offer which "reflects a share of the potential profits from you [sic] development and well as considering the loss and hardship my family will endure" [NB Request for accounts ignored]

16 December 2016

Email Nick Ware

Martin Plesniarski

Seeking accounts and details.

15 December 2016

Email Nick Ware

Martin Plesniarski

Email suggesting further meeting.

15 December 2016

Email Nick Ware

Martin Plesniarski

Email requesting accounts again plus details of capital expenditure and whether he would like to come back into new scheme. Also suggested meeting on 16th or 23rd January

10 August 2016 Meeting Nick Ware

Martin Plesniarski

Meeting on site. Explained outline of how compulsory purchase process works and suggested he appoints an advisor to steer him through the process and indicated that, subject to approval, Grainger would pay reasonable costs incurred.

10 August 2016 Exchange of Contract

Nick Ware

Danview Properties

Exchanged binding contracts after years of negotiation with completion to occur on or before 10th August 2018

28 July 2016 Email Martin Plesniarski

Nick Ware

Seeking contact when return to UK.

28 July 2016 Email Nick Ware

Martin Plesniarski Suggesting dates to meet up.

28 July 2016 Email Martin Plesniarski

Nick Ware

Agreeing to meet


Martin Plesniarski

Confirming meeting

CBRE



Martin Plesniarski

Asking whether possible to meet when he returns to UK. Meeting subsequently arranged for 10/08/2016


Martin Plesniarski

Seeking contact.

14 April 2016 Email Nick Ware

Martin Plesniarski

Chaser email to the above.


Martin Plesniarski

Asked whether possible to meet on 15th, 21st or 22nd April. No response received


Martin Plesniarski

Seeking meeting in April 16.


Martin Plesniarski

Asked whether possible to meet at the property on 13th or 14th April. No response received

29 March 2016 Email Jonathan Kiddle

Martin Plesniarski

JK follow up to drop in with units in new scheme.

17 March 2016 Drop in Meeting

Nick Ware

Martin Plesniarski

Attended drop in meeting at CONEL for update on project

02 February 2016


Nick Ware

Seeking to know if CPO is made.

01 February 2016


Nick Ware

Martin seeking £960,000

01 February 2016

Email Nick Ware

Martin Plesniarski

Response on figure, seek advice.

CBRE

Plot 6, 709a Seven Sisters Road, Ibrahim Cetin




26 May 2017 Email and Letter

Nick Ware

Ibrahim Cetin

Email attaching letter with increased offer totalling £310,000 including loss payment and SDLT

10 May 2017 Meeting Nick Ware

Ibrahim Cetin

Positive meeting with Mr Cetin at Costa Coffee. Now living in flat and indicated he would move if found suitable alternative funded by Grainger. Mr Cetin agreed to speak to local agents


Ibrahim Cetin

Follow up email attaching details of potentially suitable properties

26 April 2017 Phone Conversation

Nick Ware

Ibrahim Cetin

Finally managed to contact Mr Cetin by phone. He said he would check email from 11th April and call back


Ibrahim Cetin

Email forwarding details of 1 bed flat at Edgecot Grove. Also tried to call but persistently receiving automated message "that the person you are trying to reach is not currently able to receive calls" [Possible unpaid mobile phone bill / top up required?]

04 January 2017

Email Nick Ware

Ibrahim Cetin

Follow up on email from 14/12/2016 regarding flats at 276 Tottenham High Rd

14 December 2016

Email Nick Ware

Ibrahim Cetin

Flats at 276 Tottenham High Rd

16 February 2016

Phone Call Nick Ware

Ibrahim Cetin

Spoke to Mr Cetin. Claimed never received letters and asked for them to be resent

16 February 2016

Letter Nick Ware

Ibrahim Cetin

Reference to phone conversation earlier in day and enclosed copy of both 2015 letters. Asked to view property. No response

18 March 2015 Letter Nick Ware

Ibrahim Cetin

Follow up letter by recorded delivery enclosing copy of 14/01/2015 Letter. Returned undelivered 27/04/2015

14 January 2015

Letter Nick Ware

Ibrahim Cetin

Submitted offer to purchase property for £150,000. No response


CBRE


Oct / Nov 2014 Letter Grainger Ibrahim Cetin

Update on land assembly and in principle decision to use CPO Powers

04 February 2008

Letter Nick Ware

Ibrahim Cetin

Advising Grainger purchased freehold. Requesting meeting and viewing prior to submitting proposal. No Response

CBRE

Plot 9, 8 Suffield Road, Mr Samuel Ludmir





John Barnett

Spoke to John Barnett regarding the offer and clarified a couple of issues. He said he would obtain instructions from his client


John Barnett

Email from John Barnett acknowledging receipt of email and letter of 30th May. He had been undergoing surgery for hernia


John Barnett

Brief conversation with John Barnett who had not yet opened email and letter from previous day

31 May 2017 Letter Helen Fisher, LBH

Awlad Hussain

CPO Update letter and offer of meeting

30 May 2017 Email & Letter

Nick Ware

John Barnett

Email and letter submitting revised offer of £560,000 plus loss payment and disturbance compensation


John Barnett

Email to John Barnett attaching copies of notices send to his client by London Borough of Haringey regarding use as HMO including a draft conditional licence and two draft suspended prohibition notices


John Barnett

Email from John Barnett acknowledging receipt of earlier email


John Barnett

Email to John Barnett advising that Union expect to get instructions to offer on value of HMO once licence issued. Also concur that it would be a waste to carry out work when building is demolished and offer to discuss with Grainger making bid on HMO less cost of works once we know extent and costs of works required (if any)

07 February 2017


John Barnett

Phone conversation explaining need for illegal HMO use to be regularised before Grainger will offer value based on HMO use which is currently illegal use

27 January 2017

Email Nick Ware

John Barnett

Email from John Barnett asking when revised offer to be submitted

09 December 2016

Email Nick Ware

John Barnett

Email advising that HMO Licence is required because the building does not comply with Building Regulations 1991 and that under CPO code, there is no requirement to pay for any element of value attributable to use which is not legal


CBRE


06 December 2016

Meeting Nick Ware

Mr Ludmir's son

Inspection with Mr Ludmir's son and Haringey housing and enforcement teams. Concern regarding the property being an unlicensed HMO.

23 October 2016

Email Nick Ware

John Barnett

Email correspondence with John Barnett requesting inspection of 8 Suffield Road on 6th or 7th December and agreeing time of 3.30pm on 6th December

20 October 2016

Email Nick Ware

John Barnett

Email to John Barnett acknowledging 18/10 email and advising we will look at the statistics for recent Lambert Smith Hampton auction

18 October 2016

Email John Barnett

Nick Ware

Email from John Barnett with details of lots sold in recent auction and prices obtained for HMOs

18 August 2016 Phone Call Nick Ware

Samuel Ludmir

Reiterated previous conversation with John Barnett that unable to make offer at this stage as Grainger discussing with Haringey as requested price considerable higher than anticipated due to income from six apartments

09 August 2016 Phone Call Nick Ware

John Barnett

Explained unable to make offer at this stage as Grainger discussing with Haringey as requested price considerable higher than anticipated due to income from six apartments

05 July 2016 Letter John Barnett

Nick Ware

Letter from John Barnett with updated tenancy information and details of comparables and suggesting Mr Ludmir would sell for £700,000. NB. Substantially higher than other values on street due to split into six apartments - no apartments have planning consent as this considerably affects value?


John Barnett

Conversation with John Barnett after he had inspected property and identified six small units in good condition

24 May 2016 Letter John Barnett

Nick Ware

Letter from John Barnett of Barnett Ross confirming that he has been instructed and advising that Samuel Ludmir owns property and including list of tenancies. House split to form six flats (Note: Checked planning and appears no consent for six flats).


Samuel Ludmir

Email enquiring whether Mr Ludmir had been in touch with Glenny or Barnett Ross or any other surveyor

04 April 2016 Email John Barnett

Nick Ware

Email from John Barnett advising that his client expects to receive HMO Licence too. He also suggest it would be "a waste" if works to be undertaken shortly before building is demolished

CBRE



John Barnett

Email to John Barnett advising that Union expect to get instructions to offer on value of HMO once licence issued. Also concur that it would be a waste to carry out work when building is demolished and offer to discuss with Grainger making bid on HMO less cost of works once we know extent and costs of works required (if any)


John Barnett

Email from John Barnett advising that his client expects to receive HMO Licence too. He also suggest it would be "a waste" if works to be undertaken shortly before building is demolished


Samuel Ludmir

Discussion regarding Mr Ludmir appointing a professional advisor with Grainger paying cost. Agreed to email him details of other surveyors who had advised freeholders at Seven Sisters

01 March 2016 Email Samuel Ludmir

Nick Ware

Email forwarding details of John Barnett at Barnett Ross (had advised on 28 Suffield) and John Parry at Glenny who was advising on 711 and 717-719 Seven Sisters Road

07 February 2016


John Barnett

Phone conversation explaining need for illegal HMO use to be regularised before Grainger will offer value based on HMO use which is currently illegal use

07 February 2016

Email Nick Ware

John Barnett

Email to John Barnett with website address pointing John Barnett in direction of information on why HMO licence is required in this situation which is due to non-compliance with 1991 Building Regulations

07 February 2016

Email Nick Ware

John Barnett

Email to John Barnett with website address pointing John Barnett in direction of information on why HMO licence is required in this situation which is due to non-compliance with 1991 Building Regulations

27 January 2016

Email John Barnett

Nick Ware

Email from John Barnett asking when revised offer to be submitted

CBRE


14 January 2016


Samuel Ludmir

Phone call re St Georges Court in which Mr Ludmir said he had not read email on 12th November

14 January 2016

Email Nick Ware

Samuel Ludmir

Email forwarding email of 12/11/2015

12 November 2015

Email Nick Ware

Samuel Ludmir

Email advising that St George's Court lease had been forfeited due to breaches and sold at auction by the joint venture owner

01 October 2015


Samuel Ludmir

Phone call regarding St George's Court


Samuel Ludmir

Email requesting details from him re his account of St George's Court dispute

18 June 2015 Meeting Nick Ware

Samuel Ludmir

Meeting at Grainger with Mr Ludmir to discuss forfeiture of property at St George's Court and 8 Suffield Road. Grainger explained that St Georges Court dispute could not be linked to 8 Suffield Road transaction as St Georges Court held in a Joint Venture vehicle. Amicable discussion re 8 Suffield Road


Samuel Ludmir

Email confirming rearranged meeting at Grainger's office on 18th June


Samuel Ludmir

Email trying to rearrange 20th April meeting which had been cancelled as Mr Ludmir unwell.


Samuel Ludmir

Confirming meeting at Grainger's Office on 20th April 2015

20 March 2015 Email Nick Ware

Samuel Ludmir

Suggesting meeting dates to discuss both 8 Suffield Road and property at 3 St Georges Court, Garden Row, London SE1 6HD where he was in legal dispute with Grainger

CBRE


21 January 2015

Letter Nick Ware

Hannah Ludmir

Offer to purchase 8 Suffield Road. No response.

Oct / Nov 2014 Letter Nick Ware

Hannah and Samuel Ludmir


10 March 2014 Email Samuel Ludmir

Nick Ware

Asking Mr Ludmir to call me as calls to his number going to an automated service asking for unknown extension

01 February 2014

Phone Call Samuel Ludmir

Nick Ware

Phone Call from Samuel Ludmir regarding 8 Suffield Road and another property owned by Grainger in South London where Mr Ludmir has long leasehold interest and is involved in forfeiture proceedings due to breach of lease

13 November 2007

Recorded Delivery Letter

Nick Ware

Samuel Ludmir


21 February 2005

Letter Nick Ware

Samuel Ludmir


01 February 2005


Hannah Ludmir

Hannah Ludmir asked us to correspond in writing with Samuel Ludmir

CBRE

Plot 12, 14 Suffield Road, Mr Munir Mehmet




02 May 2017 Letter Nick Ware

Munir Mehmet

Letter to Mr Mehmet submitting increased offer of £560,000

15 February 2017

Email Nick Ware

Ebru Mehmet

Email from Union enquiring whether £850,000 was a typing error (letter contained other errors) and was meant to read £580,000

19 January 2017

Letter Ebru Mehmet

Nick Ware

Letter from Mr Mehmet indicating he would sell at £850,000

10 January 2017

Email Nick Ware

Ebru Mehmet

Chase email on the revised offer.

19 December 2016

Email Nick Ware

Mr Mehmet

Revised offer letter

09 December 2016

Inspection Nick Ware

N/A NW visit to property for inspection

22 November 2016

Email Nick Ware

Ebru Mehmet

NW response to Ebru email 22.11.16 on inspection for 9/12/16.

18 November 2016

Email Nick Ware

Ebru Mehmet

NW email to follow up LBH email requesting inspection

04 February 2016

Letter Nick Ware

Albert Isiah Corban

Submitted offer at higher price of £430,000 to acquire the property. Offer verbally rejected as too low.


Albert Isiah Corban

Email enquiring whether Alan Cohen of Talbots still involved. Reply advising that all correspondence should now go to Dr Corban.

09 July 2015 Email CBRE (Stephen Walker)

Albert Isiah Corban

Stephen Walker acknowledged letter and provided brief update


CBRE


06 July 2015 Letter Albert Isiah Corban

LBH Haringey Council received letter advising that Dr Corban is now advising Mr Mehmet and asking for update and indicating his client would cooperate

01 July 2015 Phone Call Nick Ware

Albert Isiah Corban

Spoke to Dr Corban who gave upbeat assessment of property market in the area and said substantial increase in offer would be required in order to persuade Mr Mehmet to sell

18 March 2015 Recorded Delivery Letter

Nick Ware

Munir Mehmet

Recorded delivery letter enclosing 14th January letter to Alan Cohen and advising that Alan Cohen had failed to contact him. Asked Mr Mehmet to contact either Alan Cohen with instructions or to call Nick Ware at Union. Letter returned undelivered by Royal Mail on 27th April 2015

14 January 2015

Letter Nick Ware

Alan Cohen

Submitted offer to purchase property. Alan Cohen responded advising that despite persistent attempts he was unable to contact his client

Oct / Nov 2014 Letter Nick Ware

Munir Mehmet


12 February 2008

Letter from Talbots

Alan Cohen

Nick Ware

Received letter from Alan Cohen advising his client would accept £340,000 plus Home Loss Payment of £21,375 which was rejected by Grainger

14 November 2007

Letter from Talbots

Alan Cohen

Nick Ware

Received letter from Alan Cohen advising that he had received letter and would revert shortly with his clients instructions

13 November 2007


Nick Ware

Alan Cohen

Submitted offer to purchase property after receiving phone call from Alan Cohen of Talbots Professional Services advising that he was representing Mr Mehmet.

07 October 2005


Nick Ware

Munir Mehmet

Letter submitting offer to purchase property. Letter returned undelivered by Royal Mail

13 September 2005

Letter Nick Ware

Munir Mehmet

Letter submitting offer to purchase property. No response.

12 April 2005

Letter from Atis Real (instructed by Grainger at the time)

Atis Real Munir Mehmet

Letter submitting offer to purchase property. No response.

02 May 2017 Letter Nick Ware

Munir Mehmet

Letter to Mr Mehmet submitting increased offer of £560,000

15 February 2017

Email Nick Ware

Ebru Mehmet

Email from Union enquiring whether £850,000 was a typing error (letter contained other errors) and was meant to read £580,000

CBRE

Plot 13, 16 Suffield Road, Mr Awlad Hussain





Awlad Hussain



Awlad Hussain

Email to Mr Hussain reiterating offer of 14th April and attaching details of Inspector's notes from PIM highlighting that the Inquiry is not a forum for discussion regarding values. Also referred to Lands Tribunal Procedure if agreement not reached

14 April 2017 Letter Nick Ware

Awlad Hussain

Letter to Mr Hussain increasing offer to £560,000 + 7.5% Loss Payment + Legal Fees and offering to defer completion to 30th April 2017 or such earlier date specified by Mr Hussain subject to providing not less than 4 weeks prior written notice

08 March 2017 Meeting Nick Ware

Mr Hussain and Mrs Hussain

Meeting with Mr and Mrs Hussain to discuss values. They advised they would accept £600,000 + 7.5% loss payment. Probably would not reinvest in property as already have a substantial property portfolio (both commercial and residential). Recently become interested in foreign exchange dealing.


Awlad Hussain

Spoke to Mr Hussain and advised that similar property at 137 Beaconsfield Road had been on market at £575,000 and was under offer at £560,000 through Paul Simon. Asked Mr Hussain whether he would accept £560,000 + 7.5% loss payment and answer was definite NO but reiterated would accept £600,000 + 7.5%

19 January 2017

Letter Nick Ware

Awlad Hussain

Letter to Mr Hussain advising purchase of 30 Suffield Road for £430,000 completed and repeating offer of £495,000

13 January 2016

Meeting

Stephen Walker & Nick Ware

Awlad Hussain

Stephen Walker of CBRE and Nick Ware of Union met Mr Hussain at 16 Suffield Road. House had recently undergone very rudimentary redecoration which Mr Hussain felt substantially increased value. In reality paint was so thin you could see through to previously layer and external rear elevation was still in very bad state of repair. Mr Hussain still had very optimistic opinions of value in Suffield Road and indicated he would only sell for substantially more that Grainger had just paid for 28 Suffield Road

16 December 2015

Phone Call Awlad Hussain

Stephen Walker (CBRE)

Awlad Hussain called Stephen Walker at CBRE and Stephen agreed to inspect property on 07/01/2016. Subsequently rearranged for 13/01/2016

18 February 2015

Letter Nick Ware

Awlad Hussain

Letter making it clear Grainger had never intended to call a meeting of house owners but consider it appropriate to deal individually with each owner to discuss their individual property. Again requested access to check condition and state of repair of the property which Mr Hussain had previously declined


CBRE


17 February 2015

Letter Awlad Hussain

Nick Ware

Letter rejecting Grainger offer and providing comparables from other higher value locations. Letter also incorrectly asserted that Grainger had proposed to call a meeting of all house owners of Suffield but had abandoned process

04 February 2015

Letter Nick Ware

Awlad Hussain

Submitted offer at higher price to purchase property. Also provided Land Registry details confirming sale of 28 Suffield Road for £450,000 providing good comparable evidence.

14 January 2015

Letter Nick Ware

Awlad Hussain

Offer letter setting out proposal to purchase property.

17 November 2014

Email Nick Ware

Awlad Hussain

Attaching copy of recent Grainger letter and asking whether possible to inspect internally on 3rd or 4th December

01 October 2014

Letter Grainger Awlad Hussain


08 February 2012

Fax Awlad Hussain

Nick Ware

Fax from Mr Hussain with copy of his letter to Planning Inspectorate in favour of proposed development

25 October 2011

Fax Awlad Hussain

Nick Ware

Fax from Mr Hussain with details of house price transactions (mostly not comparable) from mouseprice.com

10 October 2008


Awlad Hussain

Spoke to Mr Hussain to advice Grainger unable to proceed with acquisition at current time as planning permission not obtained. Grainger's lawyers returned papers to Mr Hussain's lawyer.

20 May 2008 Heads of Terms

Nick Ware

Awlad Hussain

Set out Heads of Terms for acquisition of property.


Awlad Hussain

Discussion leading to verbal agreement for Grainger to acquire the property.

29 January 2008 Letter

Nick Ware

Awlad Hussain

Rejected Mr Hussain's proposed figure but reiterated Grainger would purchase at price stated in 13/11/08 letter

02 January 2008


Nick Ware

Specified figure at which he would be prepared to sell but still above market value

CBRE


13 November 2007

Letter Nick Ware

Awlad Hussain

Submitted offer at higher price to purchase property

27 October 2006


Awlad Hussain

Discussed price. Mr Hussain's opinion of value higher than Grainger.

27 October 2006


Nick Ware

Specified figure at which he would be prepared to sell but still above market value

03 October 2006 Letter

Nick Ware

Awlad Hussain Increased offer to purchase property

11 October 2005


Nick Ware

Response that price is too low but would sell for higher price

27 September 2005


Nick Ware

Awlad Hussain

Offer to purchase property. Confirmed delivered on 29/09/2005

12 April 2005 Letter Atis Real Awlad Hussain

Offer to purchase property


Awlad Hussain


CBRE



Awlad Hussain

Email to Mr Hussain reiterating offer of 14th April and attaching details of Inspector's notes from PIM highlighting that the Inquiry is not a forum for discussion regarding values. Also referred to Lands Tribunal Procedure if agreement not reached

CBRE

Plot 22, 9-11 West Green Road, Mr Kiran Patel




09 June 2017 Email Mr Patel’s Solicitor

Clydes (Grainger’s Solicitors)

Issue of draft contract and title documents from the seller's solicitors

05 June 2017 Email CBRE (Brendan O'Connor)

Mr Emmanuel Pitman

Update on solicitor progress. Request for update

05 June 2017 Email Mr Emmanuel Pitman

CBRE (Brendan O'Connor)

Email to say EP has chased his client

25 May 2017 Email CBRE (Brendan O'Connor)

Mr Emmanuel Pitman

Revised HoT's with clarification on fees.


Mr Emmanuel Pitman

Update on approvals, confirmation of solicitor instruction.

15 May 2017 Email Mr Emmanuel Pitman


Email update on fees



Exchange of solicitor details


Mr Emmanuel Pitman

Email with HoT's


CBRE


09 May 2017 Telephone Call


Mr Emmanuel Pitman

Follow up discussion on offer and STC agreement

05 May 2017 CBRE (Brendan O'Connor)

Mr Emmanuel Pitman

Telephone call on valuation position and without prejudice offer

26 April 2017 Telephone call and email


Mr Emmanuel Pitman

Telephone call and follow up email with rent review information

13 April 2017 Email Mr Emmanuel Pitman


Email with revised floor plans and valuation

31 March 2017 Email Mr Emmanuel Pitman


Email with valuation position and floor plans

30 March 2017 Email CBRE (Brendan O'Connor)

Mr Emmanuel Pitman

Email follow up to phone call.


Mr Emmanuel Pitman

Email follow up to last email

29 March 2017 Phone Call Mr Emmanuel Pitman


EP reports he still awaits floor plans. Undertook to issue information before 18th April.

16 March 2017 Phone Call CBRE (Brendan O'Connor)

Mr Emmanuel Pitman

Follow up phone call to last email; Emmanuel is awaiting the production of floor plans before issuing information. Will send next week

CBRE



Mr Emmanuel Pitman

Follow up on request for information & issue of valuation approach opinion. Email sets out deferment of value approach to account for value of upper parts.

27 February 2017

Email CBRE (Brendan O'Connor)

Mr Emmanuel Pitman

Follow up on valuation analysis EP produced for the meeting.

27 February 2017

Email Mr Emmanuel Pitman


Request of £ / sq. ft. resi value applied in other negotiations.

27 February 2017


Mr Emmanuel Pitman

Issue of information. Further request for information requested. Issued £ / sq. ft. resi value applied in other negotiations. Follow up request of EP's sensitivity analysis

23 February 2017

Meeting CBRE (Brendan O'Connor)

Mr Emmanuel Pitman

Without prejudice discussion on valuation approach advised his client is willing to do a deal ahead of inquiry.

15 February 2017

Email Mr Emmanuel Pitman


Proposing of dates to meet

09 February 2017

Phone Call CBRE (Brendan O'Connor)

Mr Emmanuel Pitman

Telephone call to schedule meeting and discuss position.

09 February 2017


Mr Emmanuel Pitman

Follow-up to telephone conversation. Issue of offer valuation details

CBRE


06 January 2017


Mr Emmanuel Pitman

Request to schedule meeting. Noting of objection

02 November 2016


Mr Emmanuel Pitman

Invite to CPO drop-in event

22 August 2016 Email CBRE (Brendan O'Connor)

Mr Emmanuel Pitman

Follow up on meeting. Update on making of order

26 July 2016 Email CBRE (Brendan O'Connor)

Mr Emmanuel Pitman

Email received from EP advising he has not yet discussed with his client but hopes to do so in the coming week. EP reports his client is keen to come to a positive outcome.


Mr Emmanuel Pitman

Follow up email to meeting of the 14th June sent to EP with Summer 2016 Grainger Seven Sisters development newsletter providing information on timescales. Request on whether EP has discussed offer with his client and his thoughts on the valuation approach

14 June 2016 Meeting CBRE (Brendan O'Connor)

Mr Emmanuel Pitman

Meeting with EP to discuss background of the scheme. EP reports his client is keen to come to an agreement in advance of the CPO but intends to object to the order



Email from EP suggesting dates to meet to discuss case.


Mr Emmanuel Pitman

Email to EP suggesting a meeting to discuss the case once he has had opportunity to review background.

CBRE


19 April 2016 Email Mr Richard Grossman


Email from Richard Grossman advising his client has instructed Emmanuel Pitman of Savills and to direct future emails and communication to him.

13 April 2016 Email CBRE (Brendan O'Connor)

Mr Richard Grossman

Follow up email to offer of the 23rd February enquiring if RG haw relayed to his client and if might be willing to proceed to an acquisition of his property ahead of the compulsory purchase order.


Mr Richard Grossman

Invite flyer sent to RG regarding a 'drop in event' Grainger is hosting on the 17th March. RG confirms receipt and forwards to client.

23 February 2016


Mr Richard Grossman

Email to RG with revised offer in light of lease agreement previously provided. Copy of Grainger Seven Sisters development newsletter issued.

05 February 2016

Phone Call Mr Richard Grossman


Copy of lease provided by Richard Grossman with note explaining that valuations remain a long way apart and his client has no intention to sell unless there is a significant movement towards his aspirations.

05 February 2016

Email Mr Richard Grossman


Copy of lease provided by Richard Grossman with note explaining that valuations remain a long way apart and his client has no intention to sell unless there is a significant movement towards his aspirations.

24 November 2015


Mr Richard Grossman

Email sent to RG updating him as to the status of the CPO and the Haringey Cabinet resolution to use compulsory purchase powers to assemble the site. Request that further information is provided in order to consider against the current offer

26 October 2015


Mr Richard Grossman

Telephone conversation to discuss how a deal might be progressed. RG set out his approach to his valuation. CBRE pointed out issues in approach surrounding the valuation of parts which is understood to be subject to a lease to his client. Further information and evidence requested from Richard Grossman to support his position.

CBRE


23 October 2015


Mr Richard Grossman

Telephone conversation with Richard Grossman requesting a call to discuss values on Monday 26th October

25 September 2015

Phone Call CBRE Mr Kiran Patel

Call made to update Mr Patel on discussions with his tenant; Mr Popat. No answer so left a voicemail to advise we wish to update him on progress and will call again next week.

25 September 2015

Phone Call Mr Kiran Patel

CBRE Mr Patel returned call. He was advised an offer has been made to Mr Popat and good progress towards a deal being made. Mr Patel advised he expects his agent to be in a position to issue evidence to qualify his valuation shortly. Follow up email sent.

25 September 2015

Email CBRE Mr Patel, cc Richard Grossman

Telephone conversation & email sent to Mr Patel following his request that he be kept updated as to progress of negotiations with his tenant; Mr Popat. Mr Patel advised of meeting with Popat earlier in the week and that an offer had been made for his property interest.

16 September 2015

Email CBRE Mr Richard Grossman

RG confirms receipt, advises he expects to be in contact the following week.

04 September 2015

Email CBRE Mr Richard Grossman

Follow up email to conversation of the 31st August. Schedule of similar properties provided presently available on the market that might appeal to Mr Patel as a replacement investment.

31 August 2015 Phone Call CBRE Mr Richard Grossman

Telephone conversation with Richard Grossman surrounding valuation approach difficulties in finding evidence to support his client’s aspirations of value.

28 August 2015 Email CBRE Mr Richard Grossman

Email to RG, requesting update on providing evidence to support his valuation of the property and how his valuation of the upper parts can be supported given the condition of the property and length of lease in place to his client’s tenant.

04 August 2015 email Mr Richard Grossman

CBRE Email received from Mr Grossman confirming receipt of schedule and agreeing to catch up at the end of August following summer holidays.

CBRE


23 July 2015 Email CBRE Mr Richard Grossman

Follow up email to meeting of the 22nd June asking if RG is able to provide evidence to support the valuation discussed in the meeting of the 22nd June. Update provided as to extent of discussion with his tenant Mr Popat and Grainger's aspiration to accelerate discussions so as to allow substantive negotiations to progress with Mr Popat

22 June 2015 Meeting CBRE Mr Richard Grossman

Meeting held. Offer made for the acquisition of Mr Patel's property.

11 June 2015 Email CBRE Mr Richard Grossman

Email to Mr Grossman suggesting alternative dates as the two he has proposed are no longer available. Meeting agreed for the 22nd June

10 June 2015 Email Mr Richard Grossman

CBRE Email received from Mr Grossman in response to request for meeting. RG advised he has met with his client and is instructed to progress discussions on his behalf. RG proposes two dates to meet

29 May 2015 Email CBRE Mr Richard Grossman

Email to Mr Grossman with request to confirm he is instructed to act for Mr Patel, update of scheme proposals and suggestion of dates to meet to discuss the acquisition of his client’s property.

17 April 2015 Phone Call CBRE Mr Kiran Patel

Call made to attain feedback on offer letter sent 9th March 2015. Mr Patel has not yet appointed an advisor but has got some advice from Richard Grossman at Lewis Craig. He indicated the offer was too low. His rental income is £42k pa with a rent review in September where he believes this will increase to £46k pa. He also commented that the comparables used in the offer were at the other end of West Green Road. His property was as he described 'a prime property on West Green Road, near to the station'. Mr Patel will speak to his advisor and may instruct him under the suggestion from EM for the negotiations to progress at a greater pace. Mr Patel to contact EM w/c 20th April. Mr Patel is also sending a copy of the lease by post to CBRE.

09 March 2015 Letter CBRE Mr Kiran Patel

Offer letter sent to Mr Patel proposing terms on which an acquisition of his property might be progressed

CBRE


17 February 2015

Phone Call CBRE Mr Kiran Patel

Call made. Mr Patel had received the letter. He said he would send the lease in due course.

29 January 2015

Letter CBRE (Stephen Walker)

Mr Kiran Patel

Following up from meeting. Letter (approved by Grainger) sent to Mr Patel detailing the Put and Call Option framework. Also included was CGT Rollover Relief attachment.

09 January 2015

Meeting CBRE (Stephen Walker)

Mr Kiran Patel

Meeting held, minutes uploaded to SharePoint.

06 January 2015

Email CBRE Mr Kiran Patel

Contacted to check still able to attend meeting. Meeting is still to go ahead. Mr Patel will be the only person in attendance; he has not yet appointed an advisor but may well do so if formal negotiations take place.

09 December 2014

Phone Call CBRE (Ethan Martin)

Mr Kiran Patel

Meeting arranged for 09/01/2015 at 12pm for 1 hour. Mr Patel was given Ethan Martin's contact details should he need to cancel or rearrange.

03 December 2014


Mr Kiran Patel

Purpose of the call to discuss matters with Kiran Patel 'the freeholder'. He had received the letter and it was sent to the correct address. He is willing to arrange a meeting. He will not be available till the new year. He suggested anytime on a Friday in January. The demeanour of the Mr Patel was positive and seemed willing to discuss the project and its implications further.

CBRE

Plot 22, 9-11 West Green Road, Mr Rashmi Popat




16 June 2017 Telephone Call


Mr Rashmi Popat

Call to arrange meeting and inspection of property

25 May 2017 Phone Call Mr Rashmi Popat


Phone call from Mr Popat regarding CPO Drop in event details.

25 May 2017 Discussion in person


Mr Rashmi Popat

Update provided that now terms are agreed, subject to contract, with Mr Popat's landlord, discussions can now progress with the acquisition of Mr Popat’s lease and business. Requested further information on Mr Popat’s business accounts.

03 November 2016


Mr Rashmi Popat

Email sent to Mr Popat advising of CPO drop in event

06 October 2016


Mr Rashmi Popat

Meeting held at Mr Popat's Premises with Stephen Walker of CBRE

27 September 2016

Conversation Mr Popat CBRE (Brendan O'Connor)

Telephone call from Mr Popat requesting a meeting

06 July 2016 Conversation CBRE (Brendan O'Connor)

Mr Sachin Karia

Conversation with Mr Karia re-iterating request for information so as to progress negotiations.

06 July 2016 Conversation CBRE (Brendan O'Connor)

Mr Sachin Karia

Conversation with Mr Karia re-iterating request for information so as to progress negotiations.


Mr Rashmi Popat

Email to Mr Popat advising of drop in event on the 17th March and request for information to allow a further assessment of current offer


CBRE



Mr Rashmi Popat

Email to Mr Popat advising of drop in event on the 17th March and request for information to allow a further assessment of current offer

10 February 2016

Conversation CBRE (Brendan O'Connor)

Mr Sachin Karia

Conversation during referencing exercise with Mr Sachin Karia; understood to be a relative of the late Anant Karia who passed away. Requested that information is provided on the business in order that the offer can be reassessed and negotiations moved forward.

06 January 2016

Email & Letter

CBRE (Stephen Walker)

Mr Rashmi Popat

Email & Letter sent to Mr Popat re-stating offer and request for information

24 September 2015

Email & Letter


Mr Rashmi Popat

Follow up letter sent to Mr Popat with offer to acquire property & request for information

21 September 2015

Meeting CBRE (Stephen Walker & Brendan O'Connor)

Mr Rashmi Popat

Meeting to further detail a compensation entitlement and update on timescales

28 August 2015 Phone Call CBRE (Brendan O'Connor)

Mr Rashmi Popat

Meeting arranged for w/c 31/08.

21 July 2015 Drop-in event CBRE (Stephen Walker)

Mr Rashmi Popat

Discussion with Mr Popat at consultation event describing compensation claim entitlement

17 February 2015

Phone Call CBRE (Stephen Walker)

Rashmikant Vallabhdas Popat and Anant Bhagwanji Karia

Call made, letter had been received. Call was answered by Mr Popat's son who informed CBRE that Mr Karia had died a couple of weeks ago. The process of transferring the business to his daughter was taking place. Another call will be made in a couple of weeks.

CBRE


30 January 2015

Letter CBRE (Stephen Walker)


Following up from meeting. Letter (approved by Grainger) sent to Mr Popat and Mr Karia detailing the information required from them in order for the process to advance.

09 January 2015



Meeting held, minutes uploaded to SharePoint.

05 January 2015

Email CBRE (Stephen Walker)

Rashmikant Vallabhdas Popat

Email sent to Rashmi to confirm meeting set for 1pm on 09/01/2015. Will attempt to call to confirm if there is no email response.

11 December 2014



Conversation to arrange meeting with occupier after the meeting with Kiran Patel (the freeholder). Rashmi already knew of the appointment with Kiran and was willing to meet with CBRE after the 12pm meeting (1pm). He said to email him next week to confirm.

02 December 2014



Conversation with the aim of attaining contact details for the freeholders on the property, namely: Madhavbhai Morarbhai Patel, Kiranbhai Morarbhai Patel & Shaktikumar Madhavbhai Patel. The demeanour of the Mr Popat was positive, eager to know how and when events will proceed.

CBRE

Plot 23, 3-7 West Green Road, Mr & Mrs Sukumaran




07 June 2017 Telephone Conversation


Keith Murray

Discussion surrounding respective positions, request for further information on valuation.

03 June 2017 Email Keith Murray


Valuation position put forth to consider.


Mrs Sukumaran


25 May 2017 Telephone Conversation


Keith Murray

Telephone call to gain update on client’s position. Advised his clients other advisor is looking at residential values.


Keith Murray

Email with auction particulars of alternative investment.

18 May 2017 Email Keith Murray


Note to say particulars have been passed to client and expects to be in contact next week.

16 May 2017 Telephone Conversation


Keith Murray

Called to discuss offer. Message left.


Keith Murray

Response to email, challenging comparable evidence

08 May 2017 Email Keith Murray


Email with comparable evidence

04 May 2017 Meeting CBRE (Brendan O'Connor)

Keith Murray

Meeting to discuss valuation positions


Keith Murray

Revised offer ahead of meeting


CBRE


27 April 2017 Telephone Conversation


Keith Murray

Conversation regarding valuation positions and scheduling of a meeting

21 April 2017 Email Keith Murray


Follow up email from meeting with valuation information



Email with tenancy details

19 April 2017 Meeting CBRE (Brendan O'Connor)

Keith Murray

Meeting to discuss valuation positions



Email rearranging meeting



Email confirming scheduled meeting to discuss values


Keith Murray

Email with comments on valuation position


Keith Murray

Email query re occupation tenancy


Keith Murray

Phone call to discuss offer

16 March 2017 Email Keith Murray


Email with valuation position

01 November 2016

Meeting CBRE (Brendan O'Connor & Stephen Walker)

Keith Murray

Meeting held to discuss offer.

CBRE



Keith Murray

Email sent confirming receipt and request Keith advises once he has met with client.


Keith Murray

Email from Keith advising he will be meeting his client after the 24th August due to holidays and will look to schedule a meeting thereafter.


Keith Murray

Email correspondence with Keith Murray confirming Grainger's undertaking on fees and request for update on discussion with client and arranging a date to meet and discuss.


Keith Murray

Email received with request of a fee undertaking.

04 July 2016 Phone Call CBRE (Brendan O'Connor)

Keith Murray

Phone call and follow up email sent to Keith Murray who confirmed his instruction. Offer letter re-sent to Keith with request to meet as soon as possible following his review and discussion with client

01 July 2016 Phone Call CBRE (Brendan O'Connor)

Keith Murray

Follow up telephone call & voicemail left to confirm Keith Murrays instruction


Keith Murray

Email received from Keith Murray agreeing to speak following Monday

29 June 2016 Phone Call CBRE (Brendan O'Connor)

Keith Murray

Telephone call and email sent to Keith Murray on the understanding he may now be instructed by Lagu Sukumaran. Requested he confirm instruction


Glen Lake Email sent requesting Glen Lake confirms receipt of offer and if he has discussed with his client

13 May 2016 Letter CBRE Glen Lake Offer letter sent to Glen Lake with Lagu Sukumaran cc'd into correspondence

28 April 2016 Phone Call CBRE Glen Lake Telephone call. Glen Lake confirmed he is still instructed by Mr Sukumaran discussion on Grainger's wish to acquire by agreement. Agreed to send a follow up letter with an offer.

CBRE


15 July 2015 Letter CBRE LB Haringey FOI Request received from Lagu Sukumaran

17 April 2015 Phone Call CBRE Glen Lake Message left on voicemail. Email sent with dates of availability to meet.

17 April 2015 Email CBRE Glen Lake Further follow up email sent suggesting dates to meet with Glen Lake and Lagu Sukumaran

16 April 2015 Phone Call CBRE Glen Lake Telephone call and voicemail message left regarding proposed dates for a meeting with him and his client

02 April 2015 Email CBRE Glen Lake Further follow up email sent suggesting dates to meet with Glen Lake and Lagu Sukumaran

01 April 2015 Phone Call CBRE Glen Lake Telephone call and voicemail message left regarding proposed dates for a meeting with him and his client

18 March 2015 Email CBRE Glen Lake Follow up email suggesting further dates on which to meet with him and his client

17 March 2015 Phone Call CBRE Glen Lake Message left on voicemail.

06 March 2015 Email CBRE Glen Lake Email sent to follow up telephone conversation. Meeting proposed with suggestion of various dates.

05 March 2015 Phone Call CBRE Mr Glen Lake

Call received from G.Lake on behalf of Lagu Sukumaran. Will to set up a meeting. Dates of availability to be sent same day. T: 0208 520 5939. M: 07957 318 592

27 February 2015

Email CBRE Lagu Sukumaran

Follow up email sent to email of the 30th January requesting meeting to discuss scheme

30 January 2015

Email CBRE Lagu Sukumaran

Email sent with previous letter attached. Sent 30.01.2015. Used to live at the property.

CBRE

Plot 23, 3-7 West Green Road, Sainsburys




16 June 2017 Email Nick Ware Tom Holland

Email to Tom Holland requesting that he chase Sainsburys solicitor

06 June 2017 Email Tom Holland

Nick Ware Email from Tom Holland advising the he had arranged to meet lawyers on 6th June

01 June 2017 Email Nick Ware Tom Holland

Email to Tom Holland asking him to nudge Sainsburys solicitors into making more progress

01 June 2017 Email Tom Holland

Nick Ware Email from Tom Holland advising that he was trying to arrange time to meet lawyers to go through documents

25 May 2017 Email Nick Ware Tom Holland

Email to Tome Holland chasing for date of next investment board and asking for update

25 May 2017 Email Tom Holland

Nick Ware Email from Tom Holland advising that meetings are monthly but delivery solution needs to be approved first


Email to Tom Holland reminding that aim is to exchange contracts before Public Inquiry and for objection to be withdrawn


Nick Ware Email from Tom Holland saying he will check on progress and revert

22 May 2017 Email John Curle Nick Ware Email form John Curle re alternative service route

19 May 2017 Email Matt Lawes Nick Ware Email from Matt Lawes re access and servicing arrangements


Email to Tom Holland chasing for date of next investment board

16 May 2017 Email Matt Lawes Jonathan Kiddle

Email to Jonny Kiddle re operation of gates accessing loading bay

16 May 2017 Email Jonathan Kiddle

Matt Lawes Email form Jonny Kiddle re access and servicing arrangements


Email asking for outcome of Investment Board Meeting


CBRE



Nick Ware Email from Tom Holland advising that transaction did not go to board due to technical delivery query


Email asking for date of next Investment Board Meeting

27 April 2017 Email Matt Lawes Nick Ware Email from Matt Lawes to Jonny Kiddle re technical queries re loading bay

27 April 2017 Email Jonathan Kiddle

Matt Lawes Reply from Jonny Kiddle to Matt Lawes re technical queries

26 April 2017 Email John Curle Nick Ware Technical query from John Curle regarding London Underground riser shaft

13 April 2017 Email Peta Brydon Nick Ware Email from Peta confirming solicitors instructed and further emails confirming Grainger's solicitors will draft the agreement and lease

12 April 2017 Email Peta Brydon Nick Ware Confirming Heads of Terms agreed subject to minor variation and that both sides are to instruct solicitors

12 April 2017 Email Nick ware Peta Brydon Emails between Nick Ware and Peta Brydon attaching final agreed Heads of Terms

10 April 2017 Email Nick Ware Peta Brydon Email traffic regarding amended plans from Grainger

10 April 2017 Email Nick Ware John Curle and Peta Brydon

Email attaching revised floor plan

30 March 2017 Email Peta Brydon Nick Ware Email from Peta with refreshed plan and advising going for internal approval on 4th April

30 March 2017 Email Peta Brydon Nick Ware Email with traffic re service charge

24 March 2017 Email Nick Ware Peta Brydon Email to Peta Brydon with amended Heads of Terms

23 March 2017 Email Peta Brydon Nick Ware Email from Peta advising "I think we have a deal"

20 March 2017 Discussion Nick Ware Peta Brydon Discussion re Heads of Terms and in particular compensation and rent

14 March 2017 Email Peta Brydon Nick Ware Email from Peta requesting update

CBRE


02 March 2017 Phone Call Nick Ware Peta Brydon Regarding compensation and rent

28 February 2017

Phone Call Nick Ware Peta Brydon Left message for Peta to call

23 February 2017

Email Jonathan Kiddle

Matt Lawes Confirmation of height in service yard

06 February 2017

Email Peta Brydon Nick Ware Email with amended Heads of Terms from Peta Brydon

02 February 2017

Email Peta Brydon Nick Ware Email from Peta Brydon to say she is awaiting comments from colleagues before responding to Heads of Terms

31 January 2017


Matt Lawes Height restriction in service yard

31 January 2017


Peta Brydon Emails between Peta Brydon and Jonny Kiddle re truck heights

30 January 2017

Email Nick Ware Peta Brydon Email with amended Heads of Terms sent to Peta Brydon

26 January 2017

Meeting Nick Ware (Union), Jonny Kiddle (Grainger)

Peta Brydon (Sainsburys), Oliver Langston (Locate Retail), Tim Earl (Montagu Evans)

Meeting to run through updated draft Heads of Terms and discuss contentious issues and timing

26 January 2017

Email Peta Brydon Nick Ware Emails from and to Peta Brydon following up discussions at meeting earlier in the day

22 December 2016

Email Peta Brydon Nick Ware Email from Peta Brydon suggesting meeting on 26th January at 15 Dover Street. Email to Peta confirming.

14 December 2016

Email Peta Brydon Nick Ware Email form Peta Brydon enquiring about dates for meeting in January

14 December 2016

Email Nick Ware Peta Brydon Email to Peta Brydon advising that Grainger currently cross referencing Sainsburys spec with Seven Sisters spec and expect to be able to put revised proposal to Sainsburys in first half of January 2017. Suggested meeting week commencing 16th January

CBRE


17 November 2016

Email Nick Ware Peta Brydon Email to Peta Brydon acknowledging receipt of accounts and advising Nick Ware on annual leave for two weeks

16 November 2016

Email Nick Ware Peta Brydon Email to Peta Brydon advising NDA being signed that evening. Acknowledgement received from Peta

16 November 2016

Email Peta Brydon Nick Ware Email attaching NDA signed by Sainsburys and P&L accounts for Sainsburys store at West Green Road

07 November 2016

Email Peta Brydon Nick Ware Email from Peta Brydon asking for it to be signed by Union Land & Property Ltd too. Response to Peta advising this not necessary as Union comes under definition of "Permitted Recipients". Further emails on same day regarding Company Number and Registered address for Grainger Seven Sisters Limited

03 November 2016

Email Nick Ware Peta Brydon Email to Peta Brydon asking for NDA to be reissued in name of Grainger Seven Sisters Ltd

01 November 2016

Email Peta Brydon Nick Ware Email from Peta Brydon attaching draft Non-Disclosure Agreement

26 October 2016

Meeting Nick Ware Peta Brydon (Sainsburys), Oliver Langston (Locate Retail), Nick Ware (Union)

Meeting at Union's office to discuss the way forward and agree timeframe to trying to exchange contracts for 3-7 West Green Road and also for Sainsburys to come back into the scheme. Requested P&L account for the store.

26 October 2016

Email Peta Brydon Nick Ware Email from Peta Brydon attaching Sainsburys standard shell specification and list of basic site requirements and promising to send draft Non-Disclosure Agreement in next few days (relating to trading accounts for the West Green Road store). Email acknowledged by Nick Ware

10 October 2016

Email Oliver Langston

Nick Ware Email from Oliver Langston suggesting 26th or 27th October or 3rd, 9th or 10th November. Subsequent emails on same day confirm meeting to take place at 10.30 am on 26th October at Union's office at 15 Dover Street

CBRE


07 October 2016

Email Nick Ware Oliver Langston

Email to Oliver Langston suggesting 11th, 12th, 14th, 17th or 21st October as potential dates to meet

23 September 2016

Email Oliver Langston

Nick Ware Email from Oliver Langston advising Peta Brydon on annual leave until 26th September

21 September 2016


Email to Oliver Langston asking whether he has identified suitable dates for meeting with new acquisition manager Peta Brydon

14 September 2016


Email to Oliver Langston asking whether new acquisition manager yet has feet under the desk

17 August 2016 Email Oliver Langston

Nick Ware Oliver Langston advised Sainsburys reallocating property managers and Tom Holland being replaced as acquisition manager for area including Seven Sisters. Therefore delay in agreeing date for progress meeting

16 August 2016 Email Nick Ware Oliver Langston

Chased regarding confirming date for meeting

28 July 2016 Email Oliver Langston

Nick Ware Oliver Langston advised it is being considered by Head of London Stores, Finance and Property Acquisition Manager and they will need a few more weeks

28 July 2016 Email Nick Ware Oliver Langston

Suggested putting progress meeting in diary for 6, 7 or 8 September

25 July 2016 Email Nick Ware Oliver Langston

Chaser email requesting update on progress from Sainsburys.

14 June 2016 Email Oliver Langston

Nick Ware Provided information regarding plant, turning circles, residential unit mix and timing

CBRE


24 May 2016 Meeting Nick Ware Tom Holland and Oliver Langston (Agent from Locate Retail)

Meeting at Union's office at 15 Dover Street with Woody Bruce and Nick Ware representing Grainger and Tom Holland from Sainsburys advised by Oliver Langston to discuss lack of progress and agree a way forward. Sainsburys keen to secure a unit in the new scheme and appreciated need to link to CPO process and agree terms for both compensation package for existing lease and terms for new lease. Unsure about temporary occupation or closure in interim. Sainsburys requested more details on plant location, turning circles for delivery vehicles, residential unit mix and timing.

18 May 2016 Email Nick Ware Oliver Langston

Agree date and time for progress meeting

CBRE

Plot 24, 1 West Green Road, Mr Patel




30 May 2017 Email Jane Bradshaw

Brendan O'Connor

Email with clients solicitors amendments to documentation

24 May 2017 Email Brendan O'Connor

Jane Bradshaw

Confirmation that Grainger are happy to proceed and Ian Ginbey/Clydes will be in touch


Jane Bradshaw

Confirming changes to documents and requesting it be handed over the solicitor for finalisation ASAP

23 May 2017 Email Aidan Dickinson

Jane Bradshaw

Sharpe Pritchard fee quote


Brendan O'Connor

Asking BOC to confirm Grainger would be happy to o proceed based on fee quote


Brendan O'Connor

Confirming a solicitor is required and will get a quote from Sharpe Pritchard


Brendan O'Connor

Asking if BOC is around to discuss 1 WGR


Jane Bradshaw

Confirming he will call at 2pm

26 April 2017 Email Jane Bradshaw

Brendan O'Connor

Attached track-changed version of lease with comments

26 April 2017 Email Brendan O'Connor

Jane Bradshaw

Requesting a discussion tomorrow, particularly on points 14.1 and 14.2

11 April 2017 Email Jonathan Kiddle

Mital Patel Chase on offer to MP's parents

27 March 2017 Email Brendan O'Connor

Jane Bradshaw

Will pass update to Grainger

24 March 2017 Email Jane Bradshaw

Brendan O'Connor

No response from MP


Jane Bradshaw

Asking for mark-ups


Brendan O'Connor

Confirming they went to MP on 3rd March and awaiting response


CBRE



Jane Bradshaw

Asking is MP will report back to JB or directly to Grainger as Grainger would like to settle and may contact MP directly


Jane Bradshaw

Grainger agreed revised fee undertaking from email 22nd Feb. details discussed in con call and looks forwarded to receiving mark-ups

22 February 2017

Email Jane Bradshaw

Brendan O'Connor

JB to mark up some changes on proposed lease and details of time logged by JB

22 February 2017

Email Jane Bradshaw

Brendan O'Connor

Unsure whether she is to proceed with marking up lease following con call - asking BOC to confirm

10 February 2017

Email Brendan O'Connor

Jane Bradshaw

Asking for an update

10 February 2017

Email Jane Bradshaw

Brendan O'Connor

Confirming the advice was provided on Wednesday

31 January 2017


Jane Bradshaw

Asking for an update on the review and when they expect to report to Ms Patel

31 January 2017

Email Jane Bradshaw

Brendan O'Connor

No update, matter is in hand update late this week/early next

26 January 2017


Jane Bradshaw

Grainger have agreed fees on the basis of correspondence and attached timescales

25 January 2017

Email Jane Bradshaw

Brendan O'Connor

Asking if CBRE will meet reasonable fees for reviewing the proposal put to Mital Patel by Grainger

25 January 2017


Jane Bradshaw

Response to Jane's email asking for agreed scope of work and fee cap prior to speaking to Grainger

25 January 2017

Email Jane Bradshaw

Brendan O'Connor

Setting out scope of work and agreeing fee cap

24 January 2017

Email Mital Patel Jane Bradshaw

Sending recent Grainger correspondence and parent's commercial lease

13 January 2017

Email Mital Patel Jane Bradshaw

Sending on Grainger correspondence

01 December 2016

Email Mital Patel Jonathan Kiddle

Advising documents are only just being sent to solicitors for review

CBRE


29 November 2016



02 September 2016

Email Mital Patel Jonathan Kiddle

Advising still trying to find legal representation and asking about fee cap

02 September 2016


Mital Patel Update on fee undertaking Grainger could provide

01 September 2016



04 August 2016 Email Jonathan Kiddle

Mital Patel Explanation of professional advice MP could procure to assist

26 July 2016 Email Mital Patel Jonathan Kiddle

Thanking Jonny, will advise how they would like to proceed

25 July 2016 Email Jonathan Kiddle

Mital Patel Copies of legal agreements required to complete the transaction

29 June 2016 Email Mital Patel Stephen Walker/Jonathan Kiddle

Asking for an update on his parents response to Grainger's proposal as has been unable to reach DW

29 June 2016 Email Jonathan Kiddle

Mital Patel Holding email prior to offer

23 June 2016 Email Mital Patel David Walters

Chase on response to parents proposal

10 May 2016 Email Mital Patel David Walters

Checking is response to proposal has been received

10 May 2016 Email David Walters

Mital Patel Confirming response has been received and will come back to MP shortly


Chase on response to parents proposal


Response to proposal

29 February 2016

Email Mital Patel David Walters

Acknowledging receipt of proposal and general queries

29 February 2016

Email David Walters

Mital Patel Response to queries on offer

CBRE


29 February 2016


Advising David that he will be overseas until April

23 February 2016

Email David Walters

Mital Patel Submission of offer

16 February 2016


Asking if proposal will go to Mital or his parents and asking about timescales

12 February 2016


Mital Patel Holding email prior to offer

12 February 2016


Asking if CBRE are still representing Grainger as has had some trouble getting in contact with Stephen Walker since the initial meeting last year

12 February 2016

Email David Walters

Mital Patel Acknowledging Mital's email and confirming CBRE are still acting for Grainger and they are meeting this morning to discuss draft proposal and send to Mital

20 January 2016

Email Mital Patel Ethan Martin

Requesting a response to previous email

03 December 2015


Asking for an update and some additional queries

26 October 2015


Asking if Ehen received previous email

26 October 2015

Email Ethan Martin

Mital Patel Confirmed email received, working with Grainger to find an agreeable proposal

17 October 2015


Asking for updated timeline and asking what Grainger might be willing to do about the financial implications of moving/losing a successful business

16 October 2015


Mital Patel Confirmation of valuer attendance - annual valuation

15 October 2015


Mital Patel Arrangements for annual valuation inspection

14 October 2015


Mital Patel Arrangements for annual valuation inspection

21 July 2015 Email Ethan Martin

Mital Patel Advised SW will be at the drop in session and Grainger remain happy to aid relocation for parents home and business

CBRE


16 July 2015 Email Mital Patel Ethan Martin

Interested in attending drop in session and asking for relevant updates from Grainger meeting in May/June

17 June 2015 Email Ethan Martin

Mital Patel Copy of Sevens Sisters Regen Newsletter and chaser for response on 'next steps' in previous email

29 May 2015 Email Ethan Martin

Mital Patel Summary of meeting and requesting MP reviews next steps and responds

29 April 2015 Email Mital Patel Stephen Walker

Advising now free from 1.30 if would like to bring meeting forward


Asking to rearrange the meeting to next week as something has come up last minute

23 April 2015 Email Stephen Walker

Stephen Walker

Confirming 30th is still okay - had the wrong date


Mital Patel Reminding Mital that the meeting is actually next week and asking if that is still okay


Mital Patel Accepting the suggested time for a meeting and requesting location details are sent to Mital


Suggesting 17.30 for a meeting in London


Mital Patel Asking about time as Stephen would need to be away by 19.00


Suggesting Thursday 30th April for the meeting


Mital Patel Confirming happy to meet in London w/c 27th April (once back from leave) and asking for best availability for Mital Patel

31 March 2015 Email Mital Patel David Walters

Confirming he will contact SW and asking plans for houses on Suffield Rd

31 March 2015 Email Mital Patel Stephen Walker

Requesting a meeting to discuss next steps and parents business

24 March 2015 Email David Walters

Mital Patel Referring Mital Patel to Stephen Walker

23 March 2015 Email Mital Patel David Walters

Request for a meeting with traders and residents of Wards Corner

CBRE

Plot 25, 1a - 1b West Green Road, Airmoss Ltd




05 June 2017 Letter Helen Fisher, LBH

Montagu Evans

Letter from LBH with CPO update and offer of a meeting

02 June 2017 Email Jane Bradshaw


Email with business information and advising annual leave until 19th June.

01 June 2017 Letter Helen Fisher, LBH

Montagu Evans

Letter sent to Montagu Evans, agents for the freeholder, summarising recent consultation events, CPO process and offering meeting.


Jane Bradshaw

Email follow up to conversation highlighting valuation issues



Jane Bradshaw

Telephone conversation to discuss valuation position and business relocation

22 May 2017 Email Harry Wackett (ME)


Email with valuation position


Jane Bradshaw

Email with relocation premises schedule

16 May 2017 Meeting CBRE (Brendan O'Connor & Stephen Walker)

Jane Bradshaw& Harry Wackett

Meeting to discuss valuation position and business relocation


Jane Bradshaw

Email with revised offer following receipt of floor plans and pre-app advice



Jane Bradshaw

Telephone discussion re valuation and business relocation vs business extinguishment



Email follow up to call with summary trading account information


CBRE




Email request for update



Email with Statement of Case. Further exchange of emails agreeing to discuss on telephone



Jane Bradshaw

Voicemail left


Jane Bradshaw

Response to planning position & proposal of a meeting.

11 April 2017 Email CBRE (Stephen Walker)

Jane Bradshaw

Email confirming receipt

05 April 2017 Email Jane Bradshaw


Email with information on planning position of upper parts


Jane Bradshaw

Issue of relocation property schedule

29 March 2017 Phone Call & Email


Jane Bradshaw

Called and left voicemail and follow up email in order to discuss position.

13 March 2017 Phone Call & Email


Jane Bradshaw


03 March 2017 Email Molly Perman, LBH

Jane Bradshaw, Montagu Evans

Follow-up email confirming telephone conversation noting that Montague Evans did not want to take up offer of meeting.

23 February 2017


Jane Bradshaw

Email with further revised offer and units that might be available in completed scheme

03 February 2017


Jane Bradshaw

Forwarded particulars of an auction property that might serve as a relocation possibility

CBRE


02 February 2017


Jane Bradshaw

Meeting to discuss valuation approach and client objectives

27 January 2017

Letter LBH Jane Bradshaw

Letter from LBH with CPO update

23 January 2017


Jane Bradshaw

Email with revised offer, possible relocation premises and suggested dates for a meeting.

18 January 2017

Letter Jane Bradshaw

LBH Response to LBH letter

16 January 2017


Letter from LBH with CPO update

12 January 2017

Email Jane Bradshaw


Request for meeting

21 December 2016


Jane Bradshaw

Update email re CPO timescales

15 December 2016

Email Jane Bradshaw


Further correspondence re fee undertaking

08 December 2016

Email Jane Bradshaw


Email re invoice for fees.

03 November 2016

Email Jane Bradshaw


Email re valuation position and client expectations

02 November 2016


Jane Bradshaw

Invite to CPO drop in event, request for Janes thoughts on value following offer made.

17 August 2016 Email Jane Bradshaw


Email requesting timescales of CPO and awaiting of an offer


Jane Bradshaw

Email to Jane Bradshaw providing update on development timescales and requesting update.

CBRE



Jane Bradshaw

CPO Drop in event invitation forwarded to Jane

22 February 2016


Jane Bradshaw

Email to Jane confirming Grainger's fee undertaking

22 February 2016

Email Jane Bradshaw


Email to advise Jane will be in contact once her client planning position is furthered

10 February 2016

Conversation in person


Mr Gill Conversation with Mr Gill at his premises in course of Land Referencing exercise. Mr Gill was advised of status of negotiations with Jane Bradshaw and current development timescales

10 February 2016


Jane Bradshaw

Email to Jane Bradshaw advising of conversation with Mr Gill on-site inspection

09 February 2016


Jane Bradshaw

Email to Jane Bradshaw with further information on basis of offer.

08 February 2016

Email Jane Bradshaw


Further request from Jane Bradshaw on fee undertaking

25 January 2016

Email Jane Bradshaw


Email received from Jane Bradshaw responding to offer made and requesting fee undertaking

07 January 2016


Jane Bradshaw

Email sent to Jane providing the Grainger development newsletter

05 January 2016

Email Jane Bradshaw


Email received from Jane with request for further information on timescales

22 December 2015


Jane Bradshaw

Email sent to Jane advising of resolution to utilise CPO powers.

17 December 2015

Email Jane Bradshaw


Email received from Jane Bradshaw requesting update on status of CPO.

CBRE


12 October 2015

Email Jane Bradshaw


Email received from Jane Bradshaw, providing floor plans and comment on valuation approach and treatment of upper parts.

08 October 2015


Jane Bradshaw

Email follow up to call previous week outlining status of the CPO and expected development timelines. Offer made and suggested an agreement to transfer is entered into with a valuation date set sometime in the future and sharing of valuation position

01 October 2015


Jane Bradshaw

Telephone conversation with Jane Bradshaw regarding the scheme and Grainger's wish to acquire by agreement. Agreed to send follow up email with status of the CPO and development timescales

21 September 2015


Jane Bradshaw

Call made to Jane Bradshaw, no answer and message left with colleague to call back.

08 September 2015

Email CBRE (Ethan Martin)

Jane Bradshaw

Follow up on email, request for update

03 August 2015 Email CBRE (Ethan Martin)

Jane Bradshaw

Request for update on last email. Provision of relocation properties.

14 July 2015 Email CBRE (Ethan Martin)

Jane Bradshaw

confirmation of payment of fees, update on land to rear of premises, request that outputs of work to date are share in order that progress can be made.

10 July 2015 Email Jane Bradshaw

CBRE (Ethan Martin)

Email update of position and scope of relocation properties

17 June 2015 Email CBRE (Ethan Martin)

Jane Bradshaw

Advising adjacent building is to be demolished and land to rear is unavailable. Request for update on clients position.

21 May 2015 Email CBRE (Stephen Walker)

Jane Bradshaw

Email advising licence to use land to rear of premises likely to be challenging due to issues with adjacent building.



Follow up on request of use of land to rear of premises

CBRE


02 April 2015 Email CBRE (Stephen Walker)

Jane Bradshaw

Email providing undertaking on fees.

24 March 2015 Email CBRE (Stephen Walker)

Jane Bradshaw

Various correspondence surrounding scope of works and fee undertaking. Direction to enquire with TfL as to leasing of their property

23 March 2015 Meeting CBRE (Stephen Walker)

Jane Bradshaw

Meeting to discuss the CPO and acquisition of Mr Gills Property



Follow up email to meeting. Request for undertaking on fees. Enquiry regarding TfL land to rear of property

03 March 2015 Phone Call Mr Gill CBRE (Stephen Walker)

Call made to arrange meeting. Will take place 23.03.2015 at 1a+1b West Green Road. Jane Bradshaw likely to be in attendance.

17 February 2015

Phone Call Mr Gill CBRE (Stephen Walker)

Call received from Mr Gill, willing to arrange a meeting. To confer with SW to check availability. Not available 2-18th March. Would like father present at the meeting.

13 February 2015


Jane Bradshaw (Montagu Evans)

Follow up email

28 January 2015



Email enquiring if Jane Bradshaw is instructed to act for Airmoss Ltd and advising of status of CPO

07 January 2015

Phone Call CBRE Mr Sukhpal Singh Gill

Mr Singh Gill called asking to obtain more information about the project. It was ascertained he intends to have Montagu Evans as his advisors (Jane Bradshaw) who will be present at the meeting when it is arranged.

06 January 2015


Spoke to Mr Singh Gill. He was willing to arrange a meeting but wanted to speak to his solicitor first who he would also like in attendance. He said he would call back within the next couple of days to arrange a meeting.

04 December 2014


Call to discuss matters with freeholders. He has received letter and is willing to arrange a meeting but said to call him again in the new year to

CBRE


arrange.

13 November 2007

Letter Nick Ware Mr Gill Offer letter

17 October 2007


15 March 2007 Letter Nick Ware Mr Gill Offer letter

03 October 2006


10 August 2005 Letter Nick Ware Mr Gill Offer letter

21 January 2005

Meeting Nick Ware Mr Gill Meeting to discuss the CPO and acquisition of Mr Gills Property

CBRE

Plot 26, 255-259 High Road, Taj Associates





Alan Furze Email chasing update on discussions with his client and inviting a telephone conversation


Alan Furze Email requesting update on discussions with his client.


Alan Furze Request for update, response indicated his client recently returned from Pakistan and has other pressing matters to deal with


Alan Furze Request for update, response indicated no update

16 March 2017 Email Alan Furze CBRE (Brendan O'Connor)

Update from Alan Furze re discussing offer with his client


Alan Furze Update on progress of CPO and enquiry as to when Alan might be with instructions

06 March 2017 Email Alan Furze CBRE (Brendan O'Connor)

note from Alan confirming receipt indicating a wish to come to an amicable and early agreement

20 February 2017


Alan Furze Follow-up email to offer requesting update on discussions with client

20 February 2017

Email Alan Furze CBRE (Brendan O'Connor)

Email to advise Mr Taj is now abroad and does not tend to respond until back in the UK

03 February 2017


Alan Furze Email to issue particulars of possible alternative investment property in auction

03 February 2017


Note from Alan confirming receipt


CBRE


25 January 2017


Alan Furze Proposal as to reinvestment costs and how other deals have been structured

25 January 2017


note from Alan to advise he will discuss with client

10 January 2017


Further enquiry around reinvestment costs and SDLT

06 January 2017


Alan Furze Explanation of reinvestment costs calculation. Proposal regarding possible structure of an agreement

22 December 2016


Further discussion surrounding SDLT and reinvestment costs and email problems.

14 November 2016


Alan Furze Response to query on valuation

11 November 2016


Request for further detail on valuation

11 November 2016


Confirmation of receipt. Agreed to discuss further with client

02 November 2016


Alan Furze Invite to CPO drop in event and follow up on status of discussions with his client

02 November 2016


Email to advise Alan has discussed with his client and will respond to offer in next few days

23 September 2016


Alan Furze Email with revised offer

23 September 2016


Confirmation of receipt of offer. Agreed to discuss with client.

14 September 2016

Email Alan Furze CBRE (Brendan

Email follow up on status of valuation

CBRE


O'Connor)

11 August 2016 Email Alan Furze CBRE (Brendan O'Connor)

Email from Alan Furze with information requested.


Alan Furze Email to Alan Furze with request for information


Alan Furze Email to Alan Furze with request for information

26 July 2016 Email Alan Furze CBRE (Brendan O'Connor)

Email from Alan Furze with query on valuation


Alan Furze Letter sent by email to Alan Furze with revised offer for his client’s property. Alan Furze confirms receipt


Alan Furze Email sent to Alan Furze with minutes of meeting. Response from Alan Furze confirming receipt

06 July 2016 Meeting CBRE (Brendan O'Connor)

Alan Furze & Mr Gulfraz Taj

Site meeting with Alan Furze and Mr Taj to measure property and discuss values

05 July 2016 Email Alan Furze CBRE (Brendan O'Connor)

Email from Alan Furze providing floor plan to assist in measuring property

27 June 2016 Email Alan Furze CBRE (Brendan O'Connor)

Email from Alan Furze advising his client is back in the country and suggesting a date to meet. Site meeting agreed for 6th July

08 June 2016 Email Alan Furze CBRE (Brendan O'Connor)

Email from Alan Furze advising client is still away.


Alan Furze Email to Alan Furze suggesting dates on which to meet on site.

14 April 2016 Email Alan Furze CBRE (Brendan O'Connor)

Email from Alan Furze advising his client is out of the country and to contact again at the end of May to arrange a date for his return.

CBRE



Alan Furze Email to Alan Furze suggesting date for site visit.


Alan Furze Email to Alan Furze advising of annual leave and suggesting dates for a site meeting.


Alan Furze Email to Alan Furze with development newsletter attachment and advising of CPO drop in event. Alan confirmed receipt.

08 February 2016


Alan Furze Email to Alan Furze suggesting site meeting to discuss valuation differences

28 January 2016


Email from Alan Furze discussing revised offer

07 January 2016


Alan Furze Email to Alan Furze with revised offer

04 December 2015


Email from Alan Furze requesting feedback on his proposal.

13 October 2015


Proposal received from Alan Furze

08 October 2015


Alan Furze Email to Alan Furze requesting if proposal might be received this week

01 October 2015


Alan Furze Email to Alan Furze requesting update and dates for a meeting. Alan advises he intends to put a proposal forward next week.

30 September 2015

Phone Call & Email

CBRE (Ethan Martin)

Alan Furze Phone call and voicemail left for Alan Furze with follow up email to enquire as to progress of his valuation and request for a meeting. Response from Alan advised he awaits client instructions.


Alan Furze Email correspondence with Alan Furze over the last few months. He has now inspected the property and will come back 'fairly soon' with a formal offer.

CBRE


04 August 2015 Email CBRE (Ethan Martin)

Alan Furze Email to Alan Furze requesting update and suggesting dates for a meeting. Alan advises he is due to inspect property following Wednesday and will be in contact thereafter

13 July 2015 Email CBRE (Ethan Martin)

Alan Furze Email to Alan Furze requesting update and suggesting a meeting. Response received advising Alan needs to inspect and measure property and will be in contact to arrange a meeting thereafter


Alan Furze Email received advising Alan is working on valuation and will be on leave for 2 weeks.


Alan Furze Email sent to Alan Furze requesting update and providing development newsletter.

21 May 2015 Email CBRE (Ethan Martin)

Alan Furze Email sent to Alan Furze with evidence of valuation and suggestion of meeting following his inspection and discussion with client

06 May 2015 Email CBRE (Ethan Martin)

Alan Furze Email from Alan Furze advising he has been instructed to act for Mr Taj and request of evidence used to support valuation

22 April 2015 Email CBRE (Ethan Martin)

Gulfraz Taj Email sent to Mr Taj with letters attached and dates to meet included

04 April 2015 Phone Call CBRE (Ethan Martin)

Gulfraz Taj Spoke with Mr Gulfraz Taj. He advised he not received any of the letters sent in recent months. He provided new contact details: 16 West Green Road, N15 5NN - [email protected]. He was given details about the project and was willing to arrange a meeting. He would like his advisor Mr Alan Furze MRICS to be in attendance. He also indicated he would like his interest in 255 High Road (The Beauty Shop) provides him with £70k a year income.


unknown Call made to number provided - spoke with Mr Taj's brother Surfraz. He passed on Mr Gulfraz Taj's mobile number


unknown Call made, Mr Taj contact details provided.

CBRE


30 January 2015


unknown Call made again. Manager was not in the office.

29 January 2015


unknown Call was made to speak with Gulfraz Taj, he was not available and any further contact detail could not be provided. Advised to call again tomorrow 30/01/2015 after 12pm to speak to the Manager who may be able to assist.

06 January 2015


Mr Mohammed

Call was made with intention to speak to Mr Taj. He was not at the address. Mr Mohammed could not provide another contact number for Mr Taj nor did he know when Mr Taj may next be at the premises. A message was left with instruction for Mr Taj to contact Ethan Martin.

02 December 2014


Employee at Taj Associates

Purpose of the call to discuss matters with Gulfraz Taj 'the freeholder'. He was not available. A message was left for him that explaining the CBRE had attempted to contact him, what the call was in connection with and the fact a letter had been sent on 10th November. Contact details of Ethan Martin were left also.

CBRE

Plot 26, 255 -259 High Road, Beauty Power Ltd





Mr Sher Afghan

Follow up to email of the 22nd May


Mr Sher Afghan

Email follow up to meeting and offer

15 May 2017 Meeting CBRE (Brendan O'Connor & Stephen Walker)

Mr Sher Afghan

Meeting to discuss CPO, relocation and compensation entitlement

12 May 2017 Phone Call & Email


Mr Sher Afghan

Telephone conversation and schedule of meeting

19 April 2017 Phone Call CBRE (Brendan O'Connor)

Mr Sher Afghan

Mobile number provided by employee. Voicemail left encouraging dialogue.


Mr Sher Afghan

Email to suggest dates to meet. Offer of undertaking of professional fees.


Mr Sher Afghan

Email follow up on discussions at drop in event and suggestion of dates to meet.

23 March 2017 Conversation in person

CBRE (Tom Keady)

Mr Sher Afghan

Discussion with Mr Afghan at CPO Drop -in event.


Unknown Neither Mr Afghan nor Mr Ali were available.

21 March 2017 Visit to Property


Mr Sajj Ali Discussion with Mr Ali. Advised that Mr Afghan has received letters and emails and is choosing not to respond. Letter left with Mr Ali to pass on to Mr Afghan.


CBRE



Unknown Unknown person advised Mr Ali is ill and to call back next week.


Unknown Follow up call to schedule meeting. Told to call tomorrow by unknown person


Unknown Asked for Mr Ali to schedule meeting. Unknown person advised Sajj is not available. And to call back tomorrow morning




Mr Sher Afghan

Email to Mr Afghan advising him of contact with Mr Ali and requesting a meeting.



28 February 2017


Mr Sajj Ali Spoke to a Mr Sajj Ali who was aware of letter being sent to his associate, Mr Sher. Discussion to schedule meeting. Agreed to meet next week sometime and Mr Ali would call back to confirm date and time

27 February 2017


Unknown New phone number found on the internet. No response

27 February 2017


Unknown Told Mr Sher does not come into the shop often but to try tomorrow.

31 January 2017

Letter CBRE (Brendan O'Connor)

Sher Afghan

Letter sent to Mr Afghan with update on CPO and offer

31 January 2017


George Said

Copy of letter sent to Mr Afghan with update on CPO and offer. Request that letter is forwarded

04 January 2017


George Sa'id

Follow up email to George Sa'id. Out of office received (away until 9th January 2017)

CBRE


21 December 2016


George Sa'id

Email to solicitor to ask if he is instructed by Mr Sher and to suggest a meeting.

30 November 2016


Sher Afghan

Email follow up to letter proposing further dates to meet.

18 November 2016


Sher Afghan

Email follow up to letter proposing dates to meet.

01 November 2016


Beauty Power

Invite to CPO Drop in event of 15th November 2016

25 August 2016 Letter CBRE (Brendan O'Connor)

Sher Afghan

Follow up letter

27 July 2016 Letter CBRE (Brendan O'Connor)

Mr Afghan Sher & Mr Faroukh Butt

Letter sent to Mr Sher & Mr Butt advising him of development and suggesting a meeting


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From To Matters Discussed Pg No.

21 January 2005

Meeting Nick Ware Mr Gill Meeting to discuss the CPO and acquisition of Mr Gills Property

N/A

10 August 2005

Letter Nick Ware Mr Gill Offer letter 1

03 October 2006


15 March 2007


17 October 2007


13 November 2007


04 December 2014


Call to discuss matters with freeholders. He has received letter and is willing to arrange a meeting but said to call him again in the new year to arrange.

N/A

06 January 2015


Spoke to Mr Singh Gill. He was willing to arrange a meeting but wanted to speak to his solicitor first who he would also like in attendance. He said he would call back within the next couple of days to arrange a meeting.

N/A

07 January 2015


Mr Singh Gill called asking to obtain more information about the project. It was ascertained he intends to have Montagu Evans as his advisors (Jane Bradshaw) who will be present at the meeting when it is arranged.

N/A

28 January 2015



Email enquiring if Jane Bradshaw is instructed to act for Airmoss Ltd and advising of status of CPO

6


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13 February 2015



Follow up email 6

17 February 2015


Call received from Mr Gill, willing to arrange a meeting. To confer with SW to check availability. Not available 2-18th March. Would like father present at the meeting.

N/A

03 March 2015


Call made to arrange meeting. Will take place 23.03.2015 at 1a+1b West Green Road. Jane Bradshaw likely to be in attendance.

N/A

23 March 2015


Jane Bradshaw

Meeting to discuss the CPO and acquisition of Mr Gills Property

N/A

23 March 2015

Email Jane Bradshaw


Follow up email to meeting. Request for undertaking on fees. Enquiry regarding TfL land to rear of property

7

24 March 2015


Jane Bradshaw

Various correspondence surrounding scope of works and fee undertaking. Direction to enquire with TfL as to leasing of their property

7

02 April 2015


Jane Bradshaw

Email providing undertaking on fees. 8

15 May 2015

Email Jane Bradshaw


Follow up on request of use of land to rear of premises

8

21 May 2015


Jane Bradshaw

Email advising licence to use land to rear of premises likely to be challenging due to issues with adjacent building.

9

17 June 2015


Jane Bradshaw

Advising adjacent building is to be demolished and land to rear is unavailable. Request for update on clients position.

9

10 July 2015

Email Jane Bradshaw

CBRE (Ethan Martin)

Email update of position and scope of relocation properties

10

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14 July 2015


Jane Bradshaw

confirmation of payment of fees, update on land to rear of premises, request that outputs of work to date are share in order that progress can be made.

11

03 August 2015


Jane Bradshaw

Request for update on last email. Provision of relocation properties.

12

08 September 2015


Jane Bradshaw

Follow up on email, request for update 12

21 September 2015


Jane Bradshaw

Call made to Jane Bradshaw, no answer and message left with colleague to call back.

N/A

01 October 2015


Jane Bradshaw

Telephone conversation with Jane Bradshaw regarding the scheme and Grainger's wish to acquire by agreement. Agreed to send follow up email with status of the CPO and development timescales

N/A

08 October 2015


Jane Bradshaw

Email follows up to call previous week outlining status of the CPO and expected development timelines. Offer made and suggested an agreement to transfer is entered into with a valuation date set sometime in the future and sharing of valuation position

14

12 October 2015

Email Jane Bradshaw


Email received from Jane Bradshaw, providing floor plans and comment on valuation approach and treatment of upper parts.

13

17 December 2015

Email Jane Bradshaw


Email received from Jane Bradshaw requesting update on status of CPO.

14

22 December 2015


Jane Bradshaw

Email sent to Jane advising of resolution to utilise CPO powers.

15

05 January 2016

Email Jane Bradshaw


Email received from Jane with request for further information on timescales

15

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07 January 2016


Jane Bradshaw

Email sent to Jane providing the Grainger development newsletter

16

25 January 2016

Email Jane Bradshaw


Email received from Jane Bradshaw responding to offer made and requesting fee undertaking

17

08 February 2016

Email Jane Bradshaw


Further request from Jane Bradshaw on fee undertaking

17

09 February 2016


Jane Bradshaw

Email to Jane Bradshaw with further information on basis of offer.

20

10 February 2016

Conversat-ion in person


Mr Gill Conversation with Mr Gill at his premises in course of Land Referencing exercise. Mr Gill was advised of status of negotiations with Jane Bradshaw and current development timescales

N/A

10 February 2016


Jane Bradshaw

Email to Jane Bradshaw advising of conversation with Mr Gill onsite inspection

18

22 February 2016


Jane Bradshaw

Email to Jane confirming Grainger's fee undertaking

20

22 February 2016

Email Jane Bradshaw


Email to advise Jane will be in contact once her client planning position is furthered

20

14 March 2016


Jane Bradshaw

CPO Drop in event invitation forwarded to Jane

19

29 June 2016


Jane Bradshaw

Email to Jane Bradshaw providing update on development timescales and requesting update.

21

17 August 2016

Email Jane Bradshaw


Email requesting timescales of CPO and awaiting of an offer

21

02 November 2016


Jane Bradshaw

Invite to CPO drop in event, request for Janes thoughts on value following offer made.

22

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03 November 2016

Email Jane Bradshaw


Email re valuation position and client expectations

22

08 December 2016

Email Jane Bradshaw


Email re invoice for fees. 23

15 December 2016

Email Jane Bradshaw


Further correspondence re fee undertaking 23

21 December 2016


Jane Bradshaw

Update email re CPO timescales 24

12 January 2017

Email Jane Bradshaw


Request for meeting 25

16 January 2017


Letter from LBH with CPO update 27

18 January 2017

Letter Jane Bradshaw

LBH Response to LBH letter 28

23 January 2017


Jane Bradshaw

Email with revised offer, possible relocation premises and suggested dates for a meeting.

26

27 January 2017


Letter from LBH with CPO update 29

02 February 2017


Jane Bradshaw

Meeting to discuss valuation approach and client objectives

N/A

03 February 2017


Jane Bradshaw

Forwarded particulars of an auction property that might serve as a relocation possibility

29 A

23 February 2017


Jane Bradshaw

Email with further revised offer and units that might be available in completed scheme

30

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03 March 2017

Email Molly Perman, LBH

Jane Bradshaw, Montagu Evans

Follow-up email confirming telephone conversation noting that Montague Evans did not want to take up offer of meeting.

31

13 March 2017

Phone Call & Email


Jane Bradshaw


32

29 March 2017

Phone Call & Email


Jane Bradshaw


33

31 March 2017


Jane Bradshaw

Issue of relocation property schedule 34

05 April 2017

Email Jane Bradshaw


Email with information on planning position of upper parts

35

11 April 2017


Jane Bradshaw

Email confirming receipt 36

25 April 2017


Jane Bradshaw

Response to planning position & proposal of a meeting.

37

02 May 2017

Email Jane Bradshaw


Email with Statement of Case. Further exchange of emails agreeing to discuss on telephone

38

02 May 2017


Jane Bradshaw

Voicemail left N/A

09 May 2017

Email Jane Bradshaw


Email request for update 39

12 May 2017


Jane Bradshaw

Telephone discussion re valuation and business relocation vs business extinguishment

N/A

12 May 2017

Email Jane Bradshaw


Email follow up to call with summary trading account information

40

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15 May 2017


Jane Bradshaw

Email with revised offer following receipt of floor plans and pre-app advice

41

16 May 2017


Jane Bradshaw

Email with relocation premises schedule 42

16 May 2017


Jane Bradshaw& Harry Wackett

Meeting to discuss valuation position and business relocation

N/A

22 May 2017

Email Harry Wackett (ME)


Email with valuation position 43

30 May 2017


Jane Bradshaw

Telephone conversation to discuss valuation position and business relocation

N/A

01 June 2017


Jane Bradshaw

Email follow up to conversation highlighting valuation issues

45

02 June 2017

Email Jane Bradshaw


Email with business information and advising annual leave until 19th June.

46

05 June 2017

Letter Helen Fisher, LBH

Montagu Evans

Letter from LBH with CPO update and offer of a meeting

47

Airmoss Ltd

c/o Montagu Evans 5 Bolton Street London W1J 8BA

Tottenham Regeneration Programme Haringey Council 639 Enterprise Centre 639 High Road London N17 8AA

5 June 2017

Your ref: Our ref: Wards Corner Regeneration

Project Compulsory Purchase Order 2016

Dear Sir/Madam,

The London Borough of Haringey (Wards Corner Regeneration Project) Compulsory Purchase Order 2016 – Objection Number 7

I’m writing to you regarding the progress of the above Compulsory Purchase Order (CPO) in the lead up

to the Public Inquiry which starts on 11 July 2017 and on the negotiations taking place regarding your

freehold interest at 1A& B West Green Road.

Following the Council issuing its Statement of Case on 2 February 2017, a Wards Corner CPO Drop-in

Event was organised and took place on 23 March 2017 and 25 May 2017 at the College of Haringey,

Enfield and North East London (CONEL). These events aimed to update affected parties and remaining

objectors on the progress of the CPO, to explain more about the scheme and give those who attended the

opportunity to put any questions to the Council and Grainger, the developer, regarding the reasons behind

your objection.

A Pre-Inquiry Meeting was held on 3 May 2017 at the Haringey Civic Centre. . This was a public meeting

attended by the Council, Grainger and a number of objectors and their representatives, and the purpose of

this meeting was to assist the Inspector in making some procedural directions in advance of the Inquiry.

Further information on the CPO can be found on the Council’s website at www.haringey.gov.uk/wards-

corner.

The Council remains keen to ensure that you have the opportunity to consider its Statement of Case and

the option to discuss any matters relating to your objection. It also encourages a negotiated settlement to

47

be made ahead of the public inquiry. On this point we are aware that you have been in dialogue with

Brendan O’Connor of CBRE on behalf of Grainger regarding your property interest in the Order Site. I

would encourage you to continue those discussions with a view to reaching a settlement prior to the Public

Inquiry. The Council has also received your Statement of Case and is considering your evidence.

The Council is willing to meet with you should you wish to discuss this further and would also like to hear

from you to discuss your objection to the CPO. Please contact the CPO Project Team on 020 8489 6930

or email [email protected] on any of these matters or to set up a meeting.

I look forward to hearing from you soon.

Yours faithfully,

Helen Fisher

Director of Regeneration

From: Jane BradshawTo: O"Connor, Brendan @ London HHCc: Harry WackettSubject: RE: Tottenham Wines, 1a - 1b West Green RoadDate: 02 June 2017 16:17:31Attachments: image001.png

Till recepits 1.pdfTill receipts.pdf

Brendan,

As stated when we met, I do not agree that there is a need to provide the bin store / cycle storage in the retail element as this can be provided in the current delivery area without losing that delivery area.

I have said that I would provide more information on the nature of the business, and I therefore set out below some notes on Airmoss as a business:

· Tottenham Wine is well established, and whilst the company has a website and facebook account,custom has built up over many years through word of mouth;

· The property is freehold owner-occupied with no rent payable. This enables TW to offer evenlower prices where it is attractive to do, i.e. there is flexibility in the business;

· TW do not undertake customer analysis or hold records of customers;· It is not uncommon for there to be 5 – 10 ‘wholesale’ sales a week. By wholesale, this is where a

customer orders in excess of £200 worth of purchases in a single transaction. Customers maycome into the unit in advance, and order and pay to be collected later, or telephone in and thencollect. Some customers may park in Westerfield Road car park, place their order and then driveround to collect;

· Parking outside the property is single yellow line, and therefore enables loading to take place ifthis is done quickly;

· Examples of receipts for 19th and 20th are attached as an example of wholesale trading. This is inaddition to retail trading;

· TW purchases stock principally from 4 cash and carry stores:o Imperial Cash and Carry (Edmonton)o Venus Cash and Carry (Edmonton)o Bestway (Park Royal)o HT & Co (Park Royal)

· TW sell many items with a low margin but make much greater margins on certain and specialistlines

You have confirmed that Grainger would not be willing to treat with Airmoss on the basis of an extinguishment of the business, but that agreement has been reached with other parties on the basis of an assumed relocation in order to draw a line under the compensation element. You have said that you would consider options for bases of agreement. Clearly any agreement on that basis would need to include a premium for the risk that Airmoss takes going forward.

Let’s take this forward when I return on 19th June.

Kind regards,

Jane

Jane BradshawPartner

Montagu Evans LLP5 Bolton Street, London W1J 8BADirect : 020 7312 7482Mobile : 07818 012 482Email: [email protected]: www.montagu-evans.co.uk

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From: O'Connor, Brendan @ London HH [mailto:[email protected]] Sent: 01 June 2017 09:27To: Jane Bradshaw <[email protected]>Cc: Harry Wackett <[email protected]>Subject: Tottenham Wines, 1a - 1b West Green Road

Jane,

Further to our conversation on Tuesday, I am pleased to hear you have now had opportunity to discuss with your client the option of entering into a flexible arrangement that might facilitate a relocation of the business ahead of a CPO. You said you expect to revert on this shortly in order that we can make progress on the disturbance element of a possible settlement. In the meantime, I said I would put to you our thoughts on the capital value of the property following

our meeting on the 16th May and your colleagues follow up email setting out the rationale behind the valuation.

We are a distance apart on our valuations at £702k and £1.033m. Whilst we now have some common ground in terms of the quantum of development opportunity in the upper parts and also many of the inputs in a valuations. I sense the main sensitivities to surround the capitalisation of the rental income and floor areas .

I have reviewed the comparables which are said to support a 5% capitalisation yield on the rental income. The issue in these auction comparables is that they incorporate an amount of development and hope value in the price achieved. 22/24 High Street has a lapsed consent for 9 flats so the yield is reflective of the development opportunity as well as the retail income; likely to be heavily weighted towards the former. 56/68 High Road is a similar situation in that there is a development / asset management opportunity in the residential conversion of the upper parts which will likely have driven the auction bid price over and above that which would have been bid for an income stream in isolation.

In the case of 1a-1b WGR, to apply the 5% yield from these assets to the retail income only and then value the upper parts separately would, in a way, be a double count.

On the floor areas, we have differing areas. I sense this is in part because I have relied on different measurement sources and assumptions as our negotiations progressed, (firstly VOA assessments, then your inspection measurements, and now various planning consent plans). In order that we are working on the same basis, attached is the ‘Option 3’ plan your client had produced upon which we are basing the valuation of the upper parts. The plan is to scale and likely of a better accuracy than that we could achieve. I propose we use this as a basis of our valuation and I have calculated the floor areas as marked on the document. The plan includes

45

the cycle and bin storage within the sales space as I am not sure this could be located within the garage area as this this would conflict with the use of the space physically, practically and in leasing and security terms. I mentioned a property that recently sold at auction, the particulars of which are attached. The property is comprised of two shop units merged into one with two storeys of residential accommodation in the upper parts. Although larger, it does share some attributes of your clients property and looking at this transaction on an overall basis and considering its size I sense our £700k offer not to be out of line with this evidence. The yield on this transaction equates to 8% and I do not see a major development opportunity in the asset having already had the upper parts converted. Finally, we discussed the matter of £ / sq ft capital value comparisons. I am not sure these are particularly useful as the challenge is that high street properties have widely differing features and varied attributes unique to each property. Examples could be future development opportunities, whether the upper parts can be converted, whether the uppers are leased on AST’s or sold off on long leases. I think this issue is borne out in the range of £/sq ft rates in the evidence. I look forward to hearing from you. Best Regards, Brendan Brendan O’Connor | Senior Surveyor CBRE Ltd | Compulsory PurchaseHenrietta House | Henrietta Place | London | W1G 0NBDDI +44 20 7182 2445 | F +44 20 7182 2001 | M +44 7799 587818 | Int 22445brendan.o’[email protected] | www.cbre.co.uk | www.cbre.co.uk/compulsorypurchase

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CBRE Limited, Registered Office: St Martin's Court, 10 Paternoster Row, London, EC4M 7HP, registered in England and Wales No. 3536032.Regulated by the RICS.

This communication is from CBRE Limited or one of its associated/subsidiary companies. This communication contains information which is confidential and may be privileged. If you are not the intended recipient, please contact the sender immediately. Any use of its contents is strictly prohibited and you must not copy, send or disclose it, or rely on its contents in any way whatsoever.

From: Harry WackettTo: O"Connor, Brendan @ London HHCc: Jane BradshawSubject: Tottenham WinesDate: 22 May 2017 16:33:35Attachments: Appendix 1 - Valuation.pdf

Appendix 2 - Proposed Plan.pdfAppendix 3 - Investment Comparables.pdfAppendix 4 - Residential Comparables.xlsx

Hi Brendan,

Subject to contract

Following our meeting, we have attached our revised valuation of the property (Appendix 1).

Ground Floor Retail

As discussed, we have measured the retail area ITZA to be 562 sq ft. We have proposed that the refuse storage / cycle parking would be provided within the garage area (as highlighted in Appendix 2). This area is 3.2m wide and therefore any delivery ability would not be affected.

Having reviewed the local retail market, we do not feel that £45 ITZA is unreasonable and are therefore happy to agree with this assumption.

You have capitalised the retail income at 7.50%, resulting in a capital value of the retail space of £296,000, which equates to £185 per sq ft.

We have capitalised our retail income at 5.00%, resulting in a capital value for the retail space of £506,000, equating to £317 per sq ft. As Appendix 3 shows, this is still below any comparable evidence but we are of the opinion is more reflective of what a freehold retail unit is worth.

First Floor Residential

In line with the plans that were part of the pre-app, we have assumed that the first floor is converted into 2 x studios and 1 x one bedroom flat. Although the pre-app response suggested that the units did not meet the minimum space requirements, however it is marginal so the layout could be reconfigured to meet these requirements (37 sq m and 50 sq m).

Comparable evidence for apartments above commercial space is limited, however we have attached some comparable evidence (Appendix 4) from which we have priced the three proposed apartments as follows:

Unit Type Size (sq m) Size (sq ft) Price Price psf

1-bed flat 50 538 £280,000 £520Studio 37 398 £250,000 £628Studio 37 398 £250,000 £628

124 1,335 £780,000 £584

Based on this pricing, we have adopted a sale rate of £584 per sq ft in our appraisal.

We agree with your build cost assumption of £95 per sq ft and have retained this. However, we have adjusted professional fees to 10% and the profit on cost to 15% as we feel that they are more reflective of the current market.

Based on the above, we have valued the residential elements at £598,471.

Total Value

Ground Floor Retail £506,000

43

First Floor Residential £598,471Gross Value £1,104,471Less purchaser costs (6.80%) -£75,104Net Value £1,033,785

Based on these calculations, the existing value of the property is £1,033,785, equating to £331 per sq ft which is at the bottom end of the comparable sales range (Appendix 1). The latest valuation you provided gives a value of £702,000, equating to £225 per sq ft. This is significantly below any of the comparable evidence in Appendix 3.

Please give Jane or myself a call if you would like to discuss.

Kind Regards

Harry Wackett BSc (Hons)Professional ServicesMontagu Evans LLP5 Bolton Street, London W1J 8BA

Tel: 020 7866 8679Mobile: 07919 499 633Website: www.montagu-evans.co.uk

This e-mail is intended solely for the person to whom it is addressed. It may contain confidential or privileged information. If you have received it in error, please notify the sender immediately and destroy the transmission. You must not copy, distribute or take any action in reliance on it.

Montagu Evans LLP is a limited liability partnership registered in England and Wales. Registered number OC312072. A list of members' names is available for inspection at the registered office 5 Bolton Street, London W1J 8BA.

From: O"Connor, Brendan @ London HHTo: "Jane Bradshaw"Subject: Seven Sisters Regeneration relocation searchDate: 16 May 2017 10:02:10Attachments: image001.png

Grainger Seven Sisters Relocation Schedule May-17.pdf

Jane,

Please find attached an updated schedule of properties that may be available in the market to serve as potential relocation premises.

Best Regards,

Brendan

Brendan O’Connor | Senior Surveyor CBRE Ltd | Compulsory PurchaseHenrietta House | Henrietta Place | London | W1G 0NBDDI +44 20 7182 2445 | F +44 20 7182 2001 | M +44 7799 587818 | Int 22445brendan.o’[email protected] | www.cbre.co.uk | www.cbre.co.uk/compulsorypurchase

42

From: O"Connor, Brendan @ London HHTo: "Jane Bradshaw"Cc: Walker, Stephen @ London HHSubject: Seven Sisters" Airmoss / Mr GillDate: 15 May 2017 19:19:38Attachments: image001.png

Pre_Application_Planning_Advice_1A West Green Road_N15.pdfOPTION 3.pdf1a-1b WGR Option 3 Floor Areas.pdf

Jane,

Ahead of our meeting tomorrow I have looked at our valuation again to see where there might be adjustments. When we spoke on the telephone we ran through the inputs on the valuation; I think we are actually in a similar place on many of the of the items including refurbishment rates, development costs and, I think, residential values. It is difficult to say for sure however without sight of your figures or valuation position. Our main difference I sense is in the impact of the residential conversion of the upper parts upon the areas and valuation of the ground floor sales space area.

The ‘Option 3’ conversion plan your Clients architects produced, and received generally positive pre-app planning advice upon, has formed the basis of our valuation proposal. As per the advice, there is a requirement for cycle and refuse storage within the building. The plan however does not feature such storage. We know from discussions with other affected parties that such space on the first floor is not acceptable in planning terms, so such facilities would need to be on the ground floor. I had previously accounted for this space in my floor area calculations on the assumption that space would be taken out of the garage area, which I think was the original thinking of your clients designers in their withdrawn planning application from last year.

The pre-application advice now says that this space cannot be located in the garage area and must be provided elsewhere in the building. I have adjusted the plan with an assumed cycle / waste storage location as attached which equates to a floor area of 494 sq ft ITZA rather than 562 Sq ft ITZA as per your calculations. Inputting these revised areas to the valuation pushes our figure to a £702,000 capital value to which would be added the usual statutory loss and reinvestment costs.

I also looked again at the Zone A rate for the space. Discussions with Paul Simon Seaton, who is a local agent active in the area, suggests that £38.50psf Zone A to be an appropriate rate, based upon a recently agreed lease renewal at 14 West Green Road, nearly opposite your clients property. There could be an argument therefore to say we have applied a too positive a rate on the sales space.

You mentioned the matter of a business extinguishment value when we spoke which surprised me as I was working on the basis that your client would relocate his business, as is common in most CPO cases, and we could look to structure an arrangement around that assumption; we can discuss this further when we meet.

Best Regards,

Brendan


41

From: Jane BradshawTo: O"Connor, Brendan @ London HHSubject: Summary of Airmoss Trading 12 05 17 JB.xlsxDate: 12 May 2017 14:38:11Attachments: Summary of Airmoss Trading 12 05 17 JB.xlsx

Brendan,

As discussed, attached is a summary of trading for Airmoss. I look forward to receiving your updated valuation before we meet next Tuesday,

Have a good weekend.

Kind regards,

Jane





40

From: O"Connor, Brendan @ London HHTo: "Jane Bradshaw"Subject: RE: Seven SistersDate: 02 May 2017 12:11:29

Jane,

Thank you, noted.

Yes, around all day. Perilously close to lunch at present. Ill call you at 2pm unless I hear otherwise.

Best Regards,

Brendan

Brendan O’Connor | Senior Surveyor CBRE Ltd | Compulsory PurchaseDDI +44 20 7182 2445 | F +44 20 7182 2001 | M +44 7799 587818 | Int 22445brendan.o’[email protected] | www.cbre.co.uk | www.cbre.co.uk/compulsorypurchase

From: Jane Bradshaw [mailto:[email protected]] Sent: 02 May 2017 08:15To: O'Connor, Brendan @ London HHSubject: Seven Sisters

Brendan,

For info I attach the Statement of Case lodged on behalf of Airmoss.

Are you around today to discuss this one and 1 WGR?

Regards,

Jane



This e-mail is intended solely for the person to whom it is addressed. It may contain confidential or privileged

38

From: Jane BradshawTo: O"Connor, Brendan @ London HHSubject: RE: Seven Sisters" Airmoss / Mr GillDate: 09 May 2017 11:38:35Attachments: image002.png

Brendan,

Would it be helpful to meet up and discuss Airmoss further? Where are you on values now?

Thanks and regards,

Jane

From: Jane Bradshaw Sent: 02 May 2017 08:41To: 'O'Connor, Brendan @ London HH' <[email protected]>Subject: RE: Seven Sisters' Airmoss / Mr Gill

Brendan,

I have just realised that I didn’t send you the annotated plan with areas. Apologies; this is now attached.

Regards,

Jane

From: Jane Bradshaw Sent: 05 April 2017 10:42To: 'O'Connor, Brendan @ London HH' <[email protected]>Subject: RE: Seven Sisters' Airmoss / Mr Gill

Hi Brendan,

I have been reviewing the planning position / floor areas of the Airmoss property:

Residential areas

On the planning / residential conversion point, I attach the Council’s Pre-Application Planning Advice. This confirms the submitted documents were A – the existing plans and elevations, and B – the proposed, being B105, B107 and B108. The Advice Note confirms that:

· Change of use of first floor is acceptable;· The delivery space should be retained as such (Option drawing B105 shows this retained)· The two studio flats are of an inadequate size. In order to overcome that objection, the two studio

flats could be amalgamated to form one flat (as suggested by the Council). The area of theresidential on first floor would therefore be 126 sq.m. (1,356 sq. ft.).

· The GIA is confirmed as 134 sq.m. (1,442 sq.ft.)· The conversion of the first floor can be done under permitted development rights.· The increase in the size of the first floor rear addition is considered acceptable.

Retail areas

Using my annotated plan (with your additional annotations also, on which I have commented), and

39

deducting for the new residential entrance, I have an area of 562 sq.ft. ITZA.

Please can you review this, and consider how it will affect any offer. I am liaising with Mr Gill on the business side of matters and am hoping to meeting him next week (he is currently on holiday). I am also still searching for evidence of freehold sales adjacent to tube stations, and any properties available in that regard.

Happy to discuss.

Kind regards,

Jane



From: O'Connor, Brendan @ London HH [mailto:[email protected]] Sent: 29 March 2017 15:33To: Jane Bradshaw <[email protected]>Subject: Seven Sisters' Airmoss / Mr Gill

Hi Jane,

I called earlier and left a voicemail. Could we catch up on the matter of Seven Sisters and your Client Mr Gill / Airmoss Ltd when you are free?

Thanks,

Brendan


From: O"Connor, Brendan @ London HHTo: "Jane Bradshaw"Bcc: Walker, Stephen @ London HHSubject: RE: Seven Sisters" Airmoss / Mr GillDate: 25 April 2017 14:13:27Attachments: image003.png

Hi Jane,

With apologies for delay in response, as you are aware I have recently been on leave.

I called earlier regarding your email below. I think it would be useful for us to have a discussion when you are free in order to discuss the points you raise on our valuation and to understand the outcome of your meeting with your client in respect of the business side of matters.

In the meantime I have considered what you say in your email in our valuation as follows;

· Change of use of first floor is acceptable;Agreed; our offers to date have been based on this assumption; The pre-app adviceconfirming our assumption is useful, thank you.

· The delivery space should be retained as such (Option drawing B105 shows this retained) Noted, the advice goes on to say that cycle & waste storage needs to be accommodated within the development, the plan does not appear to show this but perhaps you have incorporated in your retail floor area calcs?

· The two studio flats are of an inadequate size. In order to overcome that objection, the two studio flats could be amalgamated to form one flat (as suggested by the Council). The area of the residential on first floor would therefore be 126 sq.m. (1,356 sq. ft.).

Noted. As above, the principle of resi use on first floor is accepted, I agree we proceed on basis of 2 flats as you suggested. Our last offer was on a 2 flat assumption although based on previous plans and floor areas you client had produced. I would be comfortable adopting your floor areas in the valuation if you can share workings / how the areas were arrived at.

· The GIA is confirmed as 134 sq.m. (1,442 sq.ft.) As above

· The conversion of the first floor can be done under permitted development rights. Agreed, as per pre-app advice.

· The increase in the size of the first floor rear addition is considered acceptable. Agreed, as per pre-app advice.

For the retail area, if you can share the working you referred I can see if we can adopt these in the valuation.

There are some sensitivities in the valuation that we can work with. As mentioned, I sense a discussion would be worthwhile so we can firm up on the sensitivities, agree an overall approach to how we are to value your clients interest and, particularly, the assumptions we should adopt on the business side of matters.

I look forward to hearing from you,

Best Regards,

37

From: Jane BradshawTo: Walker, Stephen @ London HHSubject: FW: Seven Sisters" Airmoss / Mr GillDate: 05 April 2017 10:48:00Attachments: image001.png

Pre_Application_Planning_Advice_1A West Green Road_N15.pdfOPTION 3.pdf

Stephen,

I send the email below to Brendan but he is now away for two weeks. Perhaps someone else in your team can review in his absence?

Regards,

Jane


Hi Brendan,


Residential areas





Retail areas

Using my annotated plan (with your additional annotations also, on which I have commented), and deducting for the new residential entrance, I have an area of 562 sq.ft. ITZA.

Please can you review this, and consider how it will affect any offer. I am liaising with Mr Gill on the business side of matters and am hoping to meeting him next week (he is currently on holiday). I am also still searching for evidence of freehold sales adjacent to tube stations, and any properties available in that regard.

Happy to discuss.

Kind regards,

Jane


35

From: Walker, Stephen @ London HHTo: "Jane Bradshaw"Subject: RE: Seven Sisters" Airmoss / Mr GillDate: 11 April 2017 15:30:39Attachments: image003.png

Jane,I’ve had a look at this and think it best to wait for Brendan to return to address your specific points. I hope this will not hinder constructive discussions with your client this week, the outcome of which I will look forward to hearing about.Kind Regards,Stephen

Stephen Walker | Senior DirectorCBRE | UKT +44 (0) 20 7182 2193 | Ext 22193M +44 (0) 7985 876 655

From: Jane Bradshaw [mailto:[email protected]] Sent: 05 April 2017 10:47To: Walker, Stephen @ London HHSubject: FW: Seven Sisters' Airmoss / Mr Gill

Stephen,

I send the email below to Brendan but he is now away for two weeks. Perhaps someone else in your team can review in his absence?

Regards,

Jane


Hi Brendan,


Residential areas





36

Retail areas Using my annotated plan (with your additional annotations also, on which I have commented), and deducting for the new residential entrance, I have an area of 562 sq.ft. ITZA. Please can you review this, and consider how it will affect any offer. I am liaising with Mr Gill on the business side of matters and am hoping to meeting him next week (he is currently on holiday). I am also still searching for evidence of freehold sales adjacent to tube stations, and any properties available in that regard. Happy to discuss. Kind regards, Jane Jane BradshawPartner Montagu Evans LLP5 Bolton Street, London W1J 8BADirect : 020 7312 7482Mobile : 07818 012 482Email: [email protected]: www.montagu-evans.co.uk

From: O'Connor, Brendan @ London HH [mailto:[email protected]] Sent: 29 March 2017 15:33To: Jane Bradshaw <[email protected]>Subject: Seven Sisters' Airmoss / Mr Gill Hi Jane, I called earlier and left a voicemail. Could we catch up on the matter of Seven Sisters and your Client Mr Gill / Airmoss Ltd when you are free? Thanks, Brendan Brendan O’Connor | Senior Surveyor CBRE Ltd | Compulsory PurchaseHenrietta House | Henrietta Place | London | W1G 0NBDDI +44 20 7182 2445 | F +44 20 7182 2001 | M +44 7799 587818 | Int 22445brendan.o’[email protected] | www.cbre.co.uk | www.cbre.co.uk/compulsorypurchase

From: Jane BradshawTo: O"Connor, Brendan @ London HHSubject: RE: Seven Sisters Regeneration relocation searchDate: 31 March 2017 09:18:59Attachments: image001.png

Hi Brendan,

Thanks for this. If there are freehold options, please do send those through also.

Regards,

Jane

From: O'Connor, Brendan @ London HH [mailto:[email protected]] Sent: 31 March 2017 09:11To: Jane Bradshaw <[email protected]>Subject: Seven Sisters Regeneration relocation search

Jane,

Grainger have appointed a local commercial property agent to conduct a search for properties that might be available in the market and serve as potential relocation properties for businesses expected to be displaced because of the scheme.

The attached schedule includes details of properties we have identified in order which I trust may be of use in discussions with your client.

Best Regards,

Brendan


By virtue of your responding to this email or emailing an employee of CBRE, your name and contact information may be collected, retained, and/or processed by CBRE for its internal business purposes. Should you wish that this information not be collected, please contact the sender of this email. If you would like to know more about how CBRE and its associated companies process your personal data click http://www.cbre.com/EN/Pages/legal/privacypolicy.aspx

CBRE Limited, Registered Office: St Martin's Court, 10 Paternoster Row, London, EC4M 7HP,

34

From: O"Connor, Brendan @ London HHTo: "Jane Bradshaw"Bcc: Walker, Stephen @ London HH; Keady, Tom @ London SMCSubject: Seven Sisters" Airmoss / Mr GillDate: 29 March 2017 15:32:44Attachments: image001.png

Hi Jane,

I called earlier and left a voicemail. Could we catch up on the matter of Seven Sisters and your Client Mr Gill / Airmoss Ltd when you are free?

Thanks,

Brendan


33

From: O"Connor, Brendan @ London HHTo: "Jane Bradshaw"Subject: Airmoss 1a-1b WGRDate: 13 March 2017 14:17:10Attachments: image001.png

Jane,

Thanks for the email update just now in respect of the Patels, 1 WGR. I just called again in the hope we might have a discussion / update surrounding Mr Gill & Airmoss Ltd. Are you free to talk?

Best Regards,

Brendan



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From: Perman MollyTo: [email protected]: O"Connor, Brendan @ London HH; Wright BarbaraSubject: Wards Corner Regeneration Project CPODate: 03 March 2017 11:13:05

Dear Jane,

It was good to speak to you earlier today.

I note from our conversation that you do not wish to take up the offer of a meeting with the Council at present time, but that you appreciate that it is an open offer which could be taken up at a future point if you feel it would be useful. If you do decide that you would like to meet with the Council in the future on this matter, please contact me or the CPO Project Manager, Barbara Wright (020 8489 3651).

Kind regards,

MollyMolly PermanRegeneration Officer (Tottenham Green, Bruce Grove & Seven Sisters)Tottenham Regeneration Programme

Haringey Council | 639 Enterprise Centre | 639 High Road | London | N17 8AATel: 0208 489 6930 Mob: 07583 140977

This email and any files transmitted with it are confidential, may be subject to legal privilege and are intended only for the person(s) or organisation(s) to whom this email is addressed. Any unauthorised use, retention, distribution, copying or disclosure is strictly prohibited. If you have received this email in error, please notify the system administrator at Haringey Council immediately and delete this e-mail from your system. Although this e-mail and any attachments are believed to be free of any virus or other defect which might affect any computer or system into which they are received and opened, it is the responsibility of the recipient to ensure they are virus free and no responsibility is accepted for any loss or damage from receipt or use thereof. All communications sent to or from external third party organisations may be subject to recording and/or monitoring in accordance with relevant legislation.

31

From: O"Connor, Brendan @ London HHTo: "Jane Bradshaw"Bcc: Keady, Tom @ London SMC; Walker, Stephen @ London HHSubject: Seven Sisters Regeneration - Airmoss LtdDate: 23 February 2017 07:57:03Attachments: image001.png

P(00)01E.PDFReply to Airmoss Ltd via Montagu Evans 26.1.17.pdf170222 Feb Offer Valuation Calculation Airmoss 1a - 1b West Green Road.xlsx

Jane,

We have now been advised of an inquiry date by the Planning Inspectorate; 11th July 2017. Naturally, you will be advised formally in due course, but thought this would be useful to know informally in the meantime.

Before we met on the 2nd February, we made a third offer for your clients property interest including the value in converting the upper storage parts of the premises and remodelling the ground floor access. In light of plans you client submitted for his Prior Approval application I have recalculated the offer to take account of the more accurate floor areas. The revised valuation amounts to £655,000 as attached.

Following our discussion on the possibility of Mr Gill returning to the completed scheme. I have spoken to Grainger regarding the size of retail units which are to be made available to local businesses on a market terms leasehold basis, the sizes are as follows:

Unit 14 1,012 sq ftUnit 15 883 sq ftUnit 16 980 sq ftUnit 17 807 sq ftUnit 18 452 sq ftUnit 19 441 sq ft

Whilst, due to the circa 2 year construction programme, a unit within the scheme will not likely serve as a satisfactory direct relocation premises, Grainger would be pleased to discuss further. I understand there is also interest in a unit from another off-licence operator who is to be displaced due to the regeneration; there is only likely to be appetite for one off-licence given the number of units however.

Turning to the business relocation, when we met I set out my thoughts that Mr Gill’s business could be considered as being comprised of two parts; an off-licence operation which typically rely on a high street location, and a his wholesale operation which relies on the large amount of storage currently available in his property. I am not aware of what the proportional split is, but one could assume it to be weighted toward the wholesale on the basis of the promotional material on Mr Gill’s website.

In order to realise the value of the upper parts, I think it realistic that the wholesale part of the business reliant on storage would need to relocate. As such, I sense it would be reasonable to assume that Mr Gill would split his operations into the retail operation that would presumably remain on site, and his wholesale operation which would move to a storage / lockup type accommodation. In order that we can make progress on ascertaining a disturbance assessment

30

that we can include in an offer, can you advise your thoughts on whether this might be an agreed scenario we can adopt in order to guide future negotiations, or advise of other scenarios you think would be appropriate?

Finally, from reviewing of the file I see the letter from Haringey Council to you dated 27th

January 2017 (attached) made the offer of a meeting from the Council and ourselves (as the relevant agents). The wording appears ambiguous and I am not sure if the Council are to contact you with some dates to meet or if you are to call the Council if you wish to meet (or whether such a meeting is even required given we met shortly thereafter and are in correspondence). Question is, do you wish to take the Council up on an offer of a meeting or are you happy for discussions to continue agent to agent? If you wish to meet with the Council please provide some suggested dates and I can take that to Haringey to arrange. I look forward to hearing from you, Best Regards, Brendan Brendan O’Connor | Senior Surveyor CBRE Ltd | Compulsory PurchaseHenrietta House | Henrietta Place | London | W1G 0NBDDI +44 20 7182 2445 | F +44 20 7182 2001 | M +44 7799 587818 | Int 22445brendan.o’[email protected] | www.cbre.co.uk | www.cbre.co.uk/compulsorypurchase

From: O"Connor, Brendan @ London HHTo: "Jane Bradshaw"Subject: Seven Sisters Regeneration - Airmoss LtdDate: 03 February 2017 16:22:25Attachments: @

Jane,

Good to meet yesterday.

FYI I just spotted the attached freehold with Vacant possession which is in the forthcoming LSH Auction on the 20th February. It is Finsbury Park rather than Seven Sisters but shares many of the attributes of Mr Gills property including being located in close proximity to an underground station.

Best Regards,

Brendan


<<attachment (2).pdf (350.6KB)

(350.6KB) >>

29 A

Montagu Evans 5 Bolton Street London W1J 8BA

Tottenham Regeneration Programme Haringey Council Enterprise Centre, 639 High Road, London, N17 8AA

0208 489 3252 [email protected]

27th January 2017

Your ref: JEB/kmw/PS10951 Our ref: Wards Corner Regeneration

Project) Compulsory Purchase Order 2016

Dear Sir,

The London Borough of Haringey (Wards Corner Regeneration Project) Compulsory Purchase Order 2016

Thank you for your letter dated 18th January 2017, responding to my letter acknowledging your client, Airmoss Limited’s, objections to the above CPO. I note your position that your client does not intend to withdraw their objection at this stage.

I understand from discussions with agents CBRE that, aside from more recent correspondence regarding fees, CBRE contacted Montagu Evans on the 2nd November 2016, referring to your client’s objection.This correspondence highlighted a wish to progress with valuation discussions in respect of the upper parts of your client’s property and requesting an update on your client’s ongoing liaison with their appointed planner & architect.

The Council has been kept up to date on CBRE discussions with Montagu Evans, which have taken place since October 2015 seeking to bring about a negotiated settlement with your client. Three offers have been put forth to date, with Grainger also providing an undertaking on your fees in order that your client can seek further professional advice to assist in the assessment of valuation of the upper parts of your client’s property. I note CBRE have been in touch with you again this week to continue negotiations.

I would like to offer you and your client a meeting with the Council, Grainger and the relevant agents to discuss your clients concerns and objections. Barbara Wright, CPO Project Manager, will contact you with some possible dates to meet. Please contact Barbara by telephone on 0208 489 3651 or by email [email protected] if you would like to discuss the content of this letter further or to discuss the proposed meeting.

As a remaining objector, your client will be receiving a copy of the Council’s Statement of Case on 2ndFebruary 2017. This sets out the Council’s position in further detail including the response on the objections received.

Yours faithfully,

Helen Fisher Director, Tottenham Regeneration Programme

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CHARTERED SURVEYORS

5 Bolton Street

London

W1J 8BA

Tel: 020 7493 4002

Fax: 020 7312 7548

www.montagu-evans.co.uk

London

Glasgow

Edinburgh

Manchester

Montagu Evans LLP is a limited liability partnership registered in England and Wales with registered number OC312072.Registered office 5 Bolton Street London W1J 8BA . A list of members’ names is available at the above address.

Our Ref: JEB/kmw/PS10951email: [email protected]

18 January 2017

Dear Madam

The London Borough Of Haringey (Wards Corner Regeneration Project) Compulsory Purchase Order2016

Objectors Name: AIRMOSS LIMITED (Registered office: 85 Shepherds Hill, London, N6 5RG)Objectors Property: 1A AND 1A WEST GREEN ROAD, LONDON, N15CPO Plot Reference Number 25

I refer to your letter dated 16 January 2017, cross referencing my client’s letter of objection to the above Order.

I confirm the following points:

Neither the Council, Grainger, nor any agent of either has engaged meaningfully with our client sincethe objection was submitted.

Neither the Council, Grainger, or any agent has sought to resolve any of the issues raised in theobjection, in particular that –

o Our client does not consider that there is a compelling case in the public interest that justifiesinterference with private interests;

o The Council has not taken reasonable steps to negotiate with our client to acquire our client’s

freehold by agreement, such that the test that the Order is only made as a last resort is far frombeing met;

o There is no meaningful or certain protection afforded to local businesses, traders and residentsby the Scheme or the s.106 Agreement;

BY SPECIAL DELIVERYMs Helen FisherDirector, Tottenham Regeneration ProgrammeHaringey CouncilEnterprise Centre639 High RoadLondonN17 8AA

28

18 January 2017 Page 2

o The Council or Developer has not sought to secure a suitable opportunity for accommodation

for my client’s business and as such s.233 (5) of the Town and Country Planning Act has not been adhered to;

o There is no evidence provided which demonstrates that the Scheme is viable and will be

delivered;

o A Scheme of regeneration can be achieved by other means. I am surprised that your letter states that the Council, Grainger and various professional agents appointed to the project are continuing efforts to engage with and settle negotiations with affected parties as far as possible. We have not found that to be the case. I confirm that our client has no reason to withdraw its objections as none of the points of objection have been addressed, and my client will be attending the Public Inquiry. I would be grateful if you acknowledge receipt of this letter. Yours faithfully

Montagu Evans LLP

Cc Barbara Wright, CPO Project Manager (Wards Corner) [email protected] (by email only) Cc The Secretary of State for Communities and Local Government

National Planning Case Work Unit 5 St Philip's Place, Colemore Row Birmingham, B3 2PW [email protected] (by email only)

Planning, Regeneration Barbara Wright CPO Project Manager (Wards Corner)

Airmoss Ltd

c/o Montagu Evans 5 Bolton Street London W1J 8BA

Tottenham Regeneration Programme Haringey Council Enterprise Centre, 639 High Road, London, N17 8AA

0208 489 3651 [email protected] 16th January 2017

Your ref: Our ref: Wards Corner Regeneration

Project) Compulsory Purchase Order 2016

Dear Sir / Madam

The London Borough of Haringey (Wards Corner Regeneration Project) Compulsory Purchase Order 2016

I refer to your objection in relation to the above, which has been forwarded to the Council by the National Planning Casework Unit (NPCU), and understand that you have received notice from the NPCU of the intention to hold a public local inquiry.

I am writing to ask whether you would consider withdrawing your objection by agreement at this stage, or alternatively if the Council or its agents could assist in resolving any outstanding concerns you may have regarding the CPO with a view to securing the withdrawal of your objection in the near future.

The Council, Grainger and the various professional agents appointed to the project are continuing efforts to engage with and settle negotiations with affected parties as far as possible. This has included individual meetings and drop in sessions, as well as the steering group set up for the market traders. In addition, the Council and aforementioned personnel would be happy to meet with you to discuss your objection and any concerns regarding the CPO.

Please contact me on the above number should you wish to discuss the content of this letter further or by email at [email protected].

Para solicitar la traducción de esta carta, por favor, póngase en contacto con Barbara Wright, Gerente del Proyecto CPO (Wards Corner) por email: [email protected] o por teléfono, tel: 0208 489 3651, indicando su nombre y su dirección de correspondencia.

Please also note that the Council will be submitting its Statement of Case to the Secretary of State for Communities and Local Government and all remaining objectors on 2 February 2017.

Yours sincerely

Barbara Wright CPO Project Manager (Wards Corner)

27

From: O"Connor, Brendan @ London HHTo: "Jane Bradshaw"Subject: RE: Seven Sisters Regeneration - Airmoss LtdDate: 23 January 2017 12:04:13Attachments: @

Jane,

Apologies, particulars attached.

An invite is to follow for Henrietta House.

Many Thanks,

Brendan


From: Jane Bradshaw [mailto:[email protected]] Sent: 23 January 2017 09:19To: O'Connor, Brendan @ London HHSubject: RE: Seven Sisters Regeneration - Airmoss Ltd

Brendan,

Thank you for your email. I don’t think you attached the particulars of available properties which you refer to. Can you send these through please. I will liaise with my client.

The only date I can do for a meeting is 2nd, say 3pm. I will pencil that in. Happy to come to your offices, or your welcome to come here.

Kind regards,

Jane

From: O'Connor, Brendan @ London HH [mailto:[email protected]] Sent: 23 January 2017 09:07To: Jane Bradshaw <[email protected]>Subject: RE: Seven Sisters Regeneration - Airmoss Ltd

Jane,

When we spoke before Christmas you said that your client would be interested in returning to the completed scheme. We were able to discuss this with our client earlier this week and I am pleased to inform you that this is something Grainger would be keen to explore on the basis of a letting on market terms. Attached is a floor plan from the consented scheme in which you can see units of various sizes on West Green Road. Perhaps you could share this with your client to ascertain his views. I suspect the units may be a little small given the volume of stock your client needs to hold as part of his wholesale business. As an alternative I attached particulars of various commercial properties in North London which I understand are presently available on

26

the market.

In terms of our offer, you requested to see particulars of properties, within Zone 3, and a stone’s throw from a tube station , where freeholds similar to your clients property are available for a similar price. Our difficulty is in finding such comparables; if there were a direct comparable we could rely on to ascertain a price then I would use that in order to make our valuation task much more straightforward.

Realistically, I sense we are going to need to build up a valuation of the property from the ground up but it is difficult to negotiate without having received a counteroffer or having any sense of where your client is coming from in valuation terms. For ease, I attach our correspondence from February last year which I think essentially sets out the valuation issues we still need to deal with.

Primarily we need to address the issue of valuation of the upper parts; your clients liaison with planners & architects has been ongoing for some time. It would aid matters greatly if you could share details of what the planners have stated, the size of flats and their quantum. It would also be useful to understand how development of the upper parts would be achieved in physical terms and how this would impact the operations of the business. It was envisaged that the two fee undertakings provided to date would have brought about some further consideration and correspondence on these matters in order to counter our offer or provide a way forward on adjusting the valuation if appropriate. In discussions with another affected party, they have used the past year to progress a planning application in order to clearly demonstrate the value of their upper parts and negotiations are progressing on that basis.

Notwithstanding this, given the time elapsed since our offer was made I have revisited it and revised the calculations to reflect our current thinking on values in Seven Sisters which we have developed in the course negotiations and discussions with other affected parties. Our revised offer amounts to £565,500 the details of which are attached.

I think it would be useful to get a date in the diary to discuss this further and explore how the structure of how a deal might be progressed.

To this end can I suggest 27th January 2.30pm or any afternoon of the 30th Jan, 2nd or 3rd Feb?

I look forward to hearing from you,

Best Regards,

Brendan



25

Brendan,

Trust you had a good Christmas break, and all the best for 2017.

Can you confirm please when you are likely to be able to discuss options with my client?

Thanks and regards,

Jane



<< [email protected] >>

From: O'Connor, Brendan @ London HH [mailto:Brendan.O'[email protected]] Sent: 21 December 2016 11:26To: Jane Bradshaw <[email protected]>Subject: RE: Seven Sisters Regeneration - Airmoss Ltd

Thanks Jane,

I have put this to Grainger.

Re inquiry, we are still awaiting a relevant date, as you know, it will be within 22 weeks from that date. I suspect we will be looking at mid April.

Best Regards,

Brendan


From: Jane Bradshaw [mailto:[email protected]] Sent: 15 December 2016 08:58To: O'Connor, Brendan @ London HHSubject: RE: Seven Sisters Regeneration - Airmoss Ltd

Brendan,

Brendan,

Trust you had a good Christmas break, and all the best for 2017.

Can you confirm please when you are likely to be able to discuss options with my client?

Thanks and regards,

Jane





Thanks Jane,

I have put this to Grainger.

Re inquiry, we are still awaiting a relevant date, as you know, it will be within 22 weeks from that date. I suspect we will be looking at mid April.

Best Regards,

Brendan



Brendan,

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Time sheet attached, and just realised that I missed off 2 hours in the total. You will see I have logged and billed Airmoss separately for the objection.

There has been no notification of the date for the Inquiry yet – do you know when this is likely to be?

I would be grateful if you can ask your client to meet the invoice as soon as possible in the New Year.

Kind regards,

Jane


Hi Jane,

Afraid our client is away until the new year now, so cannot take instructions until he is back.

Grainger are likely to query me as to work the work carried out behind the invoice as all they will have seen is the objection letter and the undertaking did not extend to objecting to the order etc. Using the time between now and the new year could you issue a timesheet with details of work undertaken and a request for payment. I can then present that to our client and subject to his agreement & approval you can then issue an invoice.

Thanks

Brendan



Hi Brendan,

Please find attached my invoice for further time spent, which I trust your client will meet.

I look forward to exploring possible solutions / compensation for Airmoss with you shortly.

Kind regards,

Jane

From: O'Connor, Brendan @ London HH [mailto:Brendan.O'[email protected]] Sent: 02 November 2016 17:11

23

From: Jane BradshawTo: O"Connor, Brendan @ London HHSubject: RE: Seven Sisters Regeneration - Airmoss LtdDate: 03 November 2016 11:27:33

Hi Brendan,

Thank you for this update. As you will see from the objection letter, my client is seeking “equivalence” and has requested to come back into the completed development. Hopefully your client can also assist in a temporary position during the redevelopment (assuming a CPO is confirmed).

My client is continuing to liaise with the planners and I understand that flats at first floor would be consented, but it would be more of a ‘hope value’ for the future to increase the property by another storey.

To date, you have offered the sum of £450,000. I would be interested to see particulars of properties, within Zone 3, and a stone’s throw from a tube station, where freeholds similar to this are available for that kind of price.

I look forward to hearing from you.

Kind regards,

Jane



From: O'Connor, Brendan @ London HH [mailto:Brendan.O'[email protected]] Sent: 02 November 2016 17:11To: Jane Bradshaw <[email protected]>Subject: RE: Seven Sisters Regeneration - Airmoss Ltd

Jane,

In the event yourself or your client wishes to attend, a CPO drop in event is to be held on Tuesday 15th November at the College of Haringey, Enfield & North East London, 5pm - 8pm. A flyer is attached with further details FYI.

We are now in receipt of your clients objection to the order and will be in touch again once we have opportunity to review it fully. In the meantime, I sense the main issue we need to grapple with is the treatment in valuation terms of the upper parts of your clients property. As you will recall, Grainger agreed to a further undertaking on costs in February this year; this was on the

22

understanding that this would help move discussions towards a negotiated settlement following input from your clients appointed architects and planners. Has anything come of this and are you able to provide any indication of you or your clients thoughts on value?

Best Regards,

Brendan




To: Jane Bradshaw <[email protected]>Subject: RE: Seven Sisters Regeneration - Airmoss Ltd

Jane,

In the event yourself or your client wishes to attend, a CPO drop in event is to be held on Tuesday 15th November at the College of Haringey, Enfield & North East London, 5pm - 8pm. A flyer is attached with further details FYI.

We are now in receipt of your clients objection to the order and will be in touch again once we have opportunity to review it fully. In the meantime, I sense the main issue we need to grapple with is the treatment in valuation terms of the upper parts of your clients property. As you will recall, Grainger agreed to a further undertaking on costs in February this year; this was on the understanding that this would help move discussions towards a negotiated settlement following input from your clients appointed architects and planners. Has anything come of this and are you able to provide any indication of you or your clients thoughts on value?

Best Regards,

Brendan


From: O'Connor, Brendan @ London HH Sent: 23 August 2016 08:57To: 'Jane Bradshaw'Subject: RE: Seven Sisters Regeneration - Airmoss Ltd

Hi Jane,

The expectation is for the CPO to be made in late September. Attached is a recent newsletter published by Grainger outlining the latest envisaged development timeline.

In terms of a ‘decent’ offer, I sense the main point of discussion we need to progress is the treatment in valuation terms of the upper parts. As explained I have some difficulty in seeing how the development of these parts can work without a prior relocation given the stock and operational requirements of your clients business. I think there may also be some difficulty in terms of constructability on what appears to be a quite a constrained site. Whilst our offer does incorporate some development value of the upper parts, it was my hope that your clients liaison with a planner/architect you referred to February might be able to shed more light on this and help steer our discussions; has anything come of this?

Grainger remains keen to come to an arrangement to acquire. Following your meeting with your client, perhaps you could put forward your thoughts on value?

Best Regards,

Brendan


From: Jane Bradshaw [mailto:[email protected]] Sent: 17 August 2016 09:36To: O'Connor, Brendan @ London HHSubject: RE: Seven Sisters Regeneration - Airmoss Ltd

Hi Brendan,

I am meeting again with my client shortly. We still await a decent offer from the Council for a purchase of 1a WGR.

Can you advise on timescales for the Council making a CPO please?

Thanks and kind regards,

Jane




From: O'Connor, Brendan @ London HH [mailto:Brendan.O'[email protected]] Sent: 29 June 2016 14:46To: Jane Bradshaw <[email protected]>Subject: RE: Seven Sisters Regeneration - Airmoss Ltd

Jane,

We have a client update meeting shortly and wondered if you have any update on this case from your end?

In terms of the CPO timetable, the Council are presently in the process of making the CPO, as you are probably aware, request for information notices went out a couple of weeks ago to support this stage of the process.

Best regards,

21

Brendan


From: Jane Bradshaw [mailto:[email protected]] Sent: 22 February 2016 09:48To: O'Connor, Brendan @ London HHSubject: RE: Seven Sisters Regeneration - Airmoss Ltd

Hi Brendan,

OK. Noted. I have already spent circa 6 hours on this since last billing, but we will see how far this takes us forward.

I will be in touch once the planning position is furthered, but please do let me know if there are any further developments on the CPO timetable.

Thanks and kind regards,

Jane

From: O'Connor, Brendan @ London HH [mailto:Brendan.O'[email protected]] Sent: 22 February 2016 09:24To: Jane Bradshaw <[email protected]>Subject: RE: Seven Sisters Regeneration - Airmoss Ltd

Morning Jane,

I received instructions from Grainger on Friday; they have agreed to a reimbursement of fees up to £5,000, so an additional £2,500.

I look forward to hearing from you in due course,

Brendan

From: O'Connor, Brendan @ London HH Sent: 09 February 2016 10:10To: 'Jane Bradshaw'Cc: Martin, Ethan @ London HHSubject: RE: Seven Sisters Regeneration - Airmoss Ltd

Jane,

Further to your email yesterday, I am awaiting instructions from Grainger on your request for reimbursement of fees and will get back to you as soon as I hear from them. Your clients liaison with a planner/architect is noted and I look forward to hearing from you further on that aspect and your thoughts on value in due course.

In the meantime I thought it might be useful to further explain the offer and reasoning behind

20

our assumptions surrounding the development of the upper parts. It is not our intention to ‘concoct’ an assessment to reduce an offer to your client, but rather to present an offer that reflects the value of the property and is consistent with the Compensation Code. Our initial offer was based on the existing use of the property, which we subsequently revised to take into account your point of redeveloping the upper parts into residential space. As is consistent with the code, we are following the principle that one cannot claim redevelopment value of the property and furthermore include the costs of disturbance that a property owner would have to bear to realise the benefit; to claim the benefit and the burden would involve an element of double counting.

From our inspection of the property we understand Tottenham Wine hold a wide variety of stock, far more diverse than your typical off-licence, which is densely stored on the first floor of the property. We understand TW sell wholesale and retail and also offer a sale and return service to customers. We have consequently reasoned that TW’s business model has a large on-site storage requirement and it would be very difficult to operate from a unit that would be rendered substantially smaller than that they presently occupy. I note your point on off-site storage however this would lead to additional cost overheads in terms of additional rent, management and wage costs to manage stock over two sites, not to mention inconvenience to the operation of the business and to customers.

In terms of the impact of the redevelopment of the upper parts on TW’s occupation, we have reasoned the disturbance involved in constructing an additional floor and new roof would likely be substantial; the site is constrained having largely being ‘built out’ to the boundary of the site, part of the space to the front of the property is a Red Route and the open land to the rear is owned by a third party. A certain amount of remodelling and demolition would be required on the ground floor areas to provide access and a working area from which to construct the development.

With these factors combined we believe it more probable that if your client was to pursue the redevelopment of the upper parts, a decision would be taken to entirely relocate to other premises rather than accept the significant disruption and additional costs to the business. Such a course of action may furthermore present an opportunity to acquire a property more conducive to the running of the TW business, remove the issue of the construction disturbance, improve the constructability and costs of the development and also provide an opportunity to carry out refurbishment works to the whole ground floor area.

Our £30psf Zone A Rate is based upon Unit 3 252/254 High Road which let at £15,500 pa effective March 2015. I understand Costa Coffee at 261 High Road was let at £40,000 pa (£43psf Zone A) effective in June 2013, but as more prominent double fronted unit in better condition should be considered a superior property and require some discounting. This said, having reviewed once more I admit £30psf may be discounted too heavily and I would be happy to consider rental evidence that might point to a different figure.

I will keep you updated as to progress with the CPO and look forward to hearing from you once you have heard from your clients’ architects.

Best Regards,

From: O"Connor, Brendan @ London HHTo: "Jane Bradshaw"Subject: Seven Sisters Regeneration; Drop in Event 17th MarchDate: 14 March 2016 08:57:17Attachments: @

Dear Jane,

Please find attached a flyer for a forthcoming CPO drop in event hosted by Grainger on the 17th

March yourself or your client may wish to attend.

Best regards,

Brendan



<<Seven Sisters Regeneration - Flyer for drop-in session on

17th March 201....pdf (887.8KB)image001.png (99.5KB)

(987.2KB) >>

19

From: O"Connor, Brendan @ London HHTo: "Jane Bradshaw"Subject: Airmoss Ltd land refrencingDate: 10 February 2016 14:27:37

Hi Jane,

Just a quick note to let you know myself and our referencers, Persona, were carrying out referencing today and met with Mr Gill this morning to cross check our records of ownership / occupation around the proposed development site. A questionnaire will be heading his way shortly.

Best regards,

Brendan

Brendan O’Connor | Senior Surveyor CBRE Ltd | Compulsory PurchaseHenrietta House | Henrietta Place | London | W1G 0NBDDI +44 20 7182 2445 | F +44 20 7182 2001 | M +44 7799 587818brendan.o’[email protected] | www.cbre.co.uk | www.cbre.co.uk/compulsorypurchase

cid:[email protected]

18

From: Jane BradshawTo: O"Connor, Brendan @ London HHCc: Martin, Ethan @ London HHSubject: RE: Seven Sisters Regeneration - Airmoss LtdDate: 08 February 2016 09:21:58

Brendan,

We have discussed a fee undertaking for the KSS Shakes at the Whitgift, but I would be grateful if you could also revert on this one…

Many thanks & kind regards,

Jane

From: Jane Bradshaw Sent: 25 January 2016 12:35To: 'O'Connor, Brendan @ London HH' <Brendan.O'[email protected]>Cc: Martin, Ethan @ London HH <[email protected]>Subject: RE: Seven Sisters Regeneration - Airmoss Ltd

Brendan,

Thank you for the email and providing the latest newsletter for this scheme.

I note the proposed timescales, which are looking fairly ambitious, but we will see.

I note that Grainger would like to agree terms by the middle of this year. Clearly as the use of CPO powers is as a ‘last resort’ I would have expected Grainger to have been proactive in seeking to agree terms, and robust in its valuation approach.

Following your bullet points below:

1. I consider your assumption that conversion of the upper parts would render the premises unsuitable for continued use by Tottenham Wines (such that your assessment now excludes a disturbance payment) is simply concocted to reduce the offer being made. TW would most likely secure off-site storage nearby, and I understand have looked into this. TW would not need to undertake ‘considerable restructuring’.

2. I disagree entirely with your statement. Again I consider this to be no more than a basis on which Grainger avoids making an offer of compensation for the value of the business.

3. My client is currently liaising with a planner/architect to take forward the development proposals for residential at first and second floors, and I will revert in due course on that aspect.

4. I note that you have applied £30 psf for Zone A retail here. I would be interested in seeing the evidence upon which this is based and I would be grateful if you could now provide that.

Overall I consider the offer made to be derisory, and I can confirm that it is not acceptable to my client. My client is however willing to see if a negotiated settlement can be reached. In order to advise him in this regard, please can you confirm that my reasonable fees will be met by Grainger on a quarterly basis? My fee basis is £225 per hour plus VAT, and I will use Graduate assistants as appropriate. Graduate assistant’s time will be changed at £90 per hour plus VAT.

I look forward to hearing from you on the fee point and with any further updates on the CPO timeline. I will revert to you on values once we have had further advice from the appointed architects.

Kind regards,

Jane

17



From: O'Connor, Brendan @ London HH [mailto:Brendan.O'[email protected]] Sent: 07 January 2016 11:56To: Jane Bradshaw <[email protected]>Cc: Martin, Ethan @ London HH <[email protected]>Subject: RE: Seven Sisters Regeneration - Airmoss Ltd

Hi Jane,

Happy new year to you also; I trust you enjoyed the break.

Further to my email late last year I attach a newsletter published by Grainger setting out the current indicative programme for the Seven Sisters CPO. The Order is being drafted presently and is expected to be published in early 2016.

Grainger remain keen to acquire by agreement in advance of the CPO; ideally to have terms agreed by the middle of this year with vacant possession to be secured early 2017. To this end, have you had any thoughts on our proposal of agreeing a transfer in principle with a future valuation date, or an agreement on value now subject to an inflationary adjustment to when the property is required for the scheme?

I have also had more thoughts about the value of the upper parts which are as follows;

1. Loss of use of the upper parts seems likely to render the premises unsuitable forcontinued occupation by Tottenham Wines – this or a considerable restructuring of thebusiness would be needed to manage the levels of stock currently held on the premises.

2. With this and the potentially significant construction disruption, vacant possessionwould in all likelihood be required for the entirety of the building for the duration of anyredevelopment works on the scale anticipated.

3. Colleagues have taken a look at build costs for small refurbishment and extensionprojects and we have used an overall build cost of £300k to £325k to run an outlinedevelopment appraisal. By reference to the plans you have provided, we have assumed

16

two 2 bed flats could be accommodated within the footprint of the building and have made general allowances for professional fees, contingency and developers profit. Assuming the flats sold for say £250k each this indicates a residual profit in the order of £175k to £200k.

4. Turning to the retail space, conversion of the upper floors will remove the first floorstorage value, I have assumed it would also remove some space from the ground floorto provide for separate access, circulation and services to the residential above.Following the development of the upper parts the rental value of the retail premiseswould likely be reduced ITZA from 846 sq ft to 754 sq ft; Applying a £30psf Zone A rateand an 8% yield this equates to £266k of value having deducted purchasers costs.

On the basis of the assumptions above I am able to revise our offer for the capital value of the property to £450,000 to which would be added a statutory loss payment, professional fees and costs associated with acquiring another property but no disturbance payment in respect of relocating the business.

I would be glad to hear your thoughts in due course so that we might move towards a mutually agreeable outcome.

Best regards,

Brendan


Hi Brendan,

I hope you had a good Christmas and a Happy New Year.

Thanks for the email below. Can you confirm timescales going forward, even tentatively?

Kind regards,

Jane


Hi Jane,

Haringey passed resolution to utilise CPO powers on the 10th November. I will be in touch again early in the new year with a more substantive correspondence.

Have a good Christmas break,

15

Best regards,

Brendan


Hi Brendan,

Do you have an update please on where the Council is in terms of bringing forward a CPO?

Many thanks

And best wishes for Christmas,

Kind regards,

Jane

From: O'Connor, Brendan @ London HH [mailto:Brendan.O'[email protected]] Sent: 08 October 2015 14:27To: Jane Bradshaw <[email protected]>Cc: Walker, Stephen @ London HH <[email protected]>; Martin, Ethan @ London HH <[email protected]>Subject: RE: Seven Sisters Regeneration - Airmoss Ltd

Jane,

Thanks for returning my call last week; I said I would send you a follow up note on the status of the CPO and Grainger’s development programme.

As you will probably be aware, Haringey Council resolved in principle to use Compulsory Purchase Powers in July 2014. Haringey is now in the process of seeking formal cabinet resolution to make the Order which, all being well, is scheduled for November this year. Following this, the broad programme envisages having full control of the site by mid-2016 with possession for demolition expected to commence in Q1 2017.

As is usual, we have been working with affected parties to see if there might be any deals we can progress in parallel with the statutory process and where possible in advance of resorting to use of compulsory purchase powers. Particularly given the history of this development with its myriad of challenges and consequent delays, I can appreciate your client not being minded to move towards an advance transfer of the property whilst he believes values to be increasing in the area. Perhaps a way forward would be to agree the principle of a transfer to Grainger but with the valuation date set at a point in the future when the property is required for the scheme? Agreeing a price now subject to inflationary adjustment immediately prior to completion might be another approach.

I took it from our conversation that your client is concerned only to achieve a fair price for his property on the basis this should capture an amount in recognition of the upper floor of the

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premises, currently used by the business for storage but likely to be more valuable if converted into residential accommodation. Any value arising from a change of use will need to reflect costs associated with securing and making the adaptations to the building. It would follow that the rest of the claim would need to be made so as to be consistent with this redevelopment. However, the level of investment required to create residential space with suitable access will in our view all but eliminate any significant uplift of the capital value today for this property. Our valuation is £300,000 to which we would add Rule 6 disturbance costs incurred in relocating the business, a statutory loss payment plus professional fees and costs associated with the negotiation and acquisition of the property.

Earlier in the year our client agreed to reimburse your firm the costs associated with preparing a measured survey of the premises for Mr Gill. This was agreed on the understanding we would receive a copy of the survey but despite payment having been made we have not yet seen the survey. Could you arrange for us to get a copy which we think may assist further investigation on planning and development opportunities at the property.

We welcome the opportunity to discuss this with you further in due course.

Best Regards,

Brendan

From: O'Connor, Brendan @ London HH Sent: 30 September 2015 16:57To: 'Jane Bradshaw'Cc: Martin, Ethan @ London HHSubject: RE: Seven Sisters Regeneration - Grainger

Afternoon Jane,

I called earlier, but caught you in a meeting. I am now working on the Grainger Seven Sisters regeneration project with Ethan and Stephen and called regarding 1A&B West Green Road.

We remain keen to progress matters with your client and have been asked to provide a progress update to Grainger. In this regard, I would be grateful if you could provide an update on your clients position and whether any of the relocation properties we suggested might meet his aspirations?

I will give you a call tomorrow.

Many thanks,

Brendan

Brendan O’Connor | Senior Surveyor CBRE Ltd | Compulsory PurchaseHenrietta House | Henrietta Place | London | W1G 0NBDDI +44 20 7182 2445 | F +44 20 7182 2001 | M +44 7799 587818brendan.o’[email protected] | www.cbre.co.uk | www.cbre.co.uk/compulsorypurchase

From: Jane BradshawTo: O"Connor, Brendan @ London HHCc: Walker, Stephen @ London HH; Martin, Ethan @ London HH; Henry JosephSubject: RE: Seven Sisters Regeneration - Airmoss LtdDate: 12 October 2015 17:55:52Attachments: image001.png.html

image002.jpg.htmlFloor plans existing.pdf.html

Brendan

I attach the floor plans. The property comprises circa 1700 sq.ft. on the ground floor and 1500 sq.ft. on the first floor.

In my opinion, the first floor could readily provide residential accommodation and a second floor extension would also be reasonable having regard to the height of other properties here. Access to the upper parts would be via a newly created entrance at ground floor level.

I note that you value the property at £300,000, but hopefully this is something you can review further. The potential relocation properties sent through by Ethan were as follows:

1. New A1 Development. 270-274, West Green Road – approx. 1,485 sq ft, £730,000; £492 psf2. 258 High Road – approx. 1,632 sq ft, £600,000; £368 psf3. 213 Kentish Town Road – approx. 1378 sq ft. £650,000+ ; £472 psf.

258 the High Road is a poor unit in an inferior location. I pass it daily and it is nowhere near as busy at WGR by the tube station.

Please do pass through any further relocation properties that you find, and let me know as and when the Council makes its CPO.

In the interim, if you would like to put an offer to my client to purchase in advance of CPO, then please do let me know your offer figure so that I can relay this to him.

Regards,

Jane



From: O'Connor, Brendan @ London HH [mailto:Brendan.O'[email protected]]

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From: Martin, Ethan @ London HH Sent: 08 September 2015 14:37To: 'Jane Bradshaw'Subject: RE: Seven Sisters Regeneration - Grainger

Hi Jane,

I hope you are well. Do you have any update for me regarding your involvement with 1A&B West Green Road? Can you also confirm whether any of the on market properties attached to my previous email are in line with Mr Gill’s relocation aspirations?

We are keen to make progress and hope your involvement will lead to a mutually agreeable outcome for both parties. I am currently out of the office but available remotely. Please contact Stephen (020 7182 2193) should you wish to give a verbal update.

Kind regards,

Ethan

Ethan Martin | Graduate Surveyor CBRE Ltd | Compulsory PurchaseHenrietta House | Henrietta Place | London | W1G 0NBDDI +44 20 3214 1930 | [email protected] |www.cbre.co.uk | www.cbre.co.uk/compulsorypurchase

cid:[email protected]

From: Martin, Ethan @ London HH Sent: 03 August 2015 16:05To: 'Jane Bradshaw'Cc: Walker, Stephen @ London HH; Rainey, Megan @ London SMCSubject: RE: Seven Sisters Regeneration - Grainger

Jane,

As agreed, please find attached on market properties that may be suitable for a relocation of Mr Gill’s business.

1. New A1 Development. 270-274, West Green Road – approx. 1,485 sq ft,2. 258 High Road – approx. 1,632 sq ft,3. 213 Kentish Town Road – approx. 1378 sq ft.

If you have a general update or response to my previous email it would be appreciated. Please also be aware that Stephen is on leave 03/08 – 17/08 and I am on leave 05/08 – 26/08.

Kind regards,

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Ethan

Ethan Martin | Graduate SurveyorCBRE Ltd | Compulsory PurchaseHenrietta House | Henrietta Place | London | W1G 0NBDDI 020 3214 1930 | [email protected] | www.cbre.co.uk

Please consider the environment before printing this email

From: Martin, Ethan @ London HH Sent: 14 July 2015 11:00To: 'Jane Bradshaw'Cc: Walker, Stephen @ London HH; Rainey, Megan @ London SMCSubject: RE: Seven Sisters Regeneration - Grainger

Jane,

Thank you for your response. In regards to the land at the rear of your clients unit. Grainger have identified the area to be kept clear to allow a demolition contractor to work as effectively as possible, not for safety provision. It may be possible to revisit your clients request upon the imminent receipt of the tenders complete with method statements. This process will established whether the area is required to facilitate the demolition.

At this stage we can neither agree nor disagree with your assessment of the freehold value of your clients property. We do recognise that all forthcoming valuations are to be in accordance with the compensation code.

In terms of fees, payment of the capped figure of £2,500 plus VAT is agreed. Could we request that all outputs that have resulted from your initial exercise be shared with us?

Please note the invoice is to be submitted to CBRE but addressed to Grainger as detailed below.

Invoice to be addressed to:Grainger Seven Sisters LtdSt James BoulevardNewcastle Upon TyneNewcastleNE1 4JE

Invoice to be submitted to:Megan RaineyCBRE, MasterplanningSt Martin’s Court10 Paternoster RowLondonEC4M 7HP

We are keen to make progress and will conduct a relocation search based on the criteria provided. Any opportunities we feel may be of interest shall be sent to you directly.

Kind regards,

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Ethan

Ethan Martin | Graduate SurveyorCBRE Ltd | Compulsory PurchaseHenrietta House | Henrietta Place | London | W1G 0NBDDI 020 3214 1930 | [email protected] | www.cbre.co.uk


From: Jane Bradshaw [mailto:[email protected]] Sent: 10 July 2015 12:26To: Martin, Ethan @ London HHSubject: FW: Seven Sisters Regeneration - Grainger

Dear Ethan,

Thanks for your email below. I note your comments that the adjacent building is unsafe, but taking into account the hoarding line on Seven Sisters Road, which I assume indicates the necessary safety zone required between the building the public areas, I would have thought the land of interest to my client to the rear of the unit is well beyond the required safety zone and this should not therefore cause a problem. Please can you review?

I confirm that my client is interested in acquiring retail premises within the North Circular around the quadrant of north west London. His existing property is circa 1,250 – 1,500 sq.ft. and a similar size unit would be required.

I have now advised my client on the compulsory purchase process and compensation entitlement and I hope to be meeting with him shortly to discuss this further, and what offer at this time might be attractive to the company directors if Grainger wish to acquire the interest by private treaty.

I confirm that in terms of the freehold value, in the absence of the Grainger scheme, my client would have converted the first floor to residential and extended the property to also include for residential at second floor. I would be grateful if you would confirm that you accept this in principle.

In terms of fees, the number of hours that I have spent to date since you confirmed you would meet reasonable fees is 11.75 @ £225 = £2,643.75 plus assistant surveyor time at 27hrs. However, I note the agreed cap here is £2,500 plus VAT and I propose to now submit my invoice accordingly. Please can you confirm to whom the invoice should be addressed?

I will be in touch shortly to progress negotiations, and please do let me know of any properties which you consider might be suitable for my client.

Kind regards,

Jane



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From: Martin, Ethan @ London HH [mailto:[email protected]] Sent: 17 June 2015 17:23To: Jane BradshawCc: Walker, Stephen @ London HHSubject: RE: Seven Sisters Regeneration - Grainger

Jane,

I hope you are well. We have a response from Grainger in regards to your clients request for the land to the rear of his unit to be leased to him until such time as it is required for the scheme. They have confirmed the adjacent building has been deemed unsafe and is to be demolished. Therefore no agreement can be put in place until said demolition has occurred. Grainger are currently targeting the building to be demolished by December 2015.

Do you have an update on progress from your side, including your clients identification of relocation criteria?

I look forward to hearing from you.

Kind regards

Ethan

Ethan Martin | Assistant SurveyorCBRE Ltd | Compulsory PurchaseHenrietta House | Henrietta Place | London | W1G 0NBDDI 020 3214 1930 | [email protected] | www.cbre.co.uk


From: Walker, Stephen @ London HH Sent: 21 May 2015 08:40To: 'Jane Bradshaw'Cc: Martin, Ethan @ London HHSubject: RE: Seven Sisters Regeneration - Grainger

JaneWe met with the client on Friday and they are still looking at this request. They have a concern that the adjacent building is scaffolded and potentially unsafe. Leaving anything in such close proximity is of concern but I think they may be persuaded to offer a licence which makes clear the risks to your client in occupying this space.When you have your plans of the unit to share please send them through. We will also carry out some market searches for relocation premises if you would like to let us know what criteria for that search your client may be seeking.Kind Regards,Stephen

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T. (020) 7182 2193M. (07985) 876655

From: Jane Bradshaw [mailto:[email protected]] Sent: 15 May 2015 12:13To: Walker, Stephen @ London HHCc: Martin, Ethan @ London HHSubject: RE: Seven Sisters Regeneration - Grainger

Stephen,

Any news on the land to the rear please?

Thanks

Jane

From: Walker, Stephen @ London HH [mailto:[email protected]] Sent: 02 April 2015 16:05To: Jane BradshawCc: Martin, Ethan @ London HHSubject: RE: Seven Sisters Regeneration - Grainger

Jane,With apologies for the delay, I now have my clients instructions to confirm your fee proposal as set out below. The cap will be £2,500 above which you will not be reimbursed unless a further arrangement has been put in place.Can you let me know if you will invoice your client who will then seek reimbursement from Grainger or whether you would prefer to issue an invoice direct. I will then make appropriate arrangements.I will progress the request for occupation of land to the rear.With Regards,StephenT. (020) 7182 2193M. (07985) 876655

From: Jane Bradshaw [mailto:[email protected]] Sent: 24 March 2015 13:12To: Walker, Stephen @ London HHCc: Martin, Ethan @ London HHSubject: RE: Seven Sisters Regeneration - Grainger

Stephen,

In terms of scope, I propose to measure up, calculate areas, produce floor plans, and meet with my client to discuss how residential development might be realised, and discuss with you thereafter (by which time hopefully you will have some feedback from Haringey). I will also ask my client to confirm an area of search and get a Focus search done of freeholds for sale. I confirm that as an initial exercise, a cap of £2,500 should be fine, but I will let you know if things don’t go according to plan.

In terms of hourly rates, I could get a qualified surveyor to measure up. The rate would be £150 per hour. That said, I live beyond Seven Sisters so pass the tube station daily. As such, it would seem sensible for me to undertake this work and in any event, I find measuring up gives me a better feel for the property and is therefore worthwhile. I will use a surveyor to draw up the plans and calculate the areas.

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Are you ok for me to proceed?

I will contact Martin T on the land issue.

Thanks and regards,

Jane

From: Walker, Stephen @ London HH [mailto:[email protected]] Sent: 24 March 2015 10:56To: Jane BradshawCc: Martin, Ethan @ London HHSubject: RE: Seven Sisters Regeneration - Grainger

Jane,I note your instructions and proposed hourly rate for your involvement in this case. Before being in a position to confirm that my clients will reimburse professional costs I will need you to provide a brief scope of work and a cap which you will not exceed without further written approval from CBRE or Grainger. To save time can I suggest that if for example measuring up the property and preparing floor plans is within your scope that you propose hourly rates more commensurate with the task to be undertaken.With regard to the land to the rear of the property, Grainger is willing to work with you if required but I recommend that in the first instance you contact TfL. Martin Teodorczyk is our point of contact. Let me know how you get on. Presumably you acknowledge that this workstream will not be recoverable from Grainger?I look forward to hearing from you.Regards,StephenT. (020) 7182 2193M. (07985) 876655

From: Jane Bradshaw [mailto:[email protected]] Sent: 23 March 2015 17:50To: Walker, Stephen @ London HHCc: Martin, Ethan @ London HHSubject: RE: Seven Sisters Regeneration - Grainger

Stephen,

It was a helpful meeting this morning.

I confirm that I have been instructed to act on behalf of Mr Gill and his son. I confirm that my hourly rate is £225 plus VAT.

I propose to measure up and produce some floor plans, and from there, to consider whether residential development is feasible, including the addition of a second floor. I note that you are going to discuss this with Haringey in terms of the principle of development.

Please can you confirm that reasonable surveyor’s fees will be met by your client for undertaking this pre-acquisition work?

Also, Mr Gill has noted that it would be helpful if the land to the rear of his unit could be leased to him until such time as it is required for the scheme. I understand that the land is owned by TfL, and is to the rear of

7

the derelict property. It is currently vacant land. I have shown the area hatched on the attached plan. Mr Gill has said he has had no joy in obtaining an indication from TfL as to whether they would consider a lease of this area. I had said I would contact TfL property for him, but thought in the first instance it might be quicker if you made an approach. I would suggest a simple contracted out lease, which TfL can break when they require the land for the redevelopment. If you would prefer me to make contact with TfL I am happy to do so.

I look forward to your early response on the above, so that matters can be progressed.

Kind regards,

Jane



From: Walker, Stephen @ London HH [mailto:[email protected]] Sent: 13 February 2015 09:35To: Jane BradshawCc: Martin, Ethan @ London HHSubject: RE: Seven Sisters Regeneration - Grainger

Jane,I don’t seem to have had any response from you on this – can you acknowledge receipt and confirm whether you are retained, if so by which parties.Many thanks.Regards,StephenT. (020) 7182 2193M. (07985) 876655

From: Walker, Stephen @ London HH Sent: 28 January 2015 13:40To: Jane BradshawCc: Martin, Ethan @ London HHSubject: Seven Sisters Regeneration - Grainger

Jane,

I am representing Grainger in connection with their long running plans to develop over the tube station at Seven Sisters. You may know the planning is now approved and all challenges swept away leaving the developer free to progress. In this respect we have been contacting owners

6

and occupiers with a view to starting negotiations to see if deals can be done ahead of any formal resolution by LB Haringey (they already have an ‘in principle’ stance) to use its CPO powers to bring about redevelopment.

One of the owners, a Mr Gill, with a business called Airmoss t/a Tottenham Wines, has mentioned your name as being his adviser. Since telling us this we have tried to meet him but he has become more difficult to contact and we are now under increasing pressure from our client to make progress – good or not so good…

Can you let me know if you do have instructions and if so whether you are prepared to meet me as a means of getting the ball rolling.

I did mention this to Tim last week, he said you lived close to Seven sisters and might have a number of other potential clients in the offing. If this is the case could you let me know who you currently represent.

Many thanks.

Kind Regards,Stephen

Stephen Walker | Senior DirectorCBRE | Planning and Compulsory PurchaseHenrietta House | Henrietta Place | London | W1G 0NBDDI 020 7182 2193 | F 020 7182 2001 | M [email protected] consider the environment before printing this email.

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SS Gill Esq. Airmoss Limited 1A-1B West Green Road South Tottenham London N15 5BX

CONFIDENTIAL WITHOUT PREJUDICE

13th November 2007

Dear Mr Gill,

1A / 1B WEST GREEN ROAD, LONDON N15

Since writing to you on 17th October 2007, I have become aware that on 25th June 2007, the freehold of 1A/1B West Green Road was transferred to Airmoss Limited, a company of which you are a Director.

As you know London Borough of Haringey are promoting the comprehensive redevelopment of the Wards Corner site and have selected Grainger plc as developer. Grainger have been working closely with Haringey and will be submitting a planning application very shortly.

You need not worry about having to move in the immediate future as your part of the site will not be needed before some time in 2009 at the earliest and both Grainger and Haringey are keen to ensure that your business is not needlessly disrupted in the interim.

Grainger are prepared to work with you to endeavour to find a solution to help you relocate and accordingly are prepared to offer similar terms to Airmoss Limited as previously offered to you when the building was privately owned rather than owned by the company. Despite the market for secondary retail property investments softening over the past few months, Grainger are prepared to increase the purchase price to £295,000, which I understand to be the sum that Airmoss Limited paid for the property in June.

Purchaser: Grainger Seven Sisters Limited (“Grainger”) Citygate St. James Boulevard Newcastle upon Tyne NE1 4JE

Company Number: 0611428

Correspondence address: c/o Grainger Plc 161 Brompton Road London SW3 1QP

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Vendor: Airmoss Limited 1A – 1B West Green Road

London N15 5BX Company Number: 1620036 Premises: Freehold land and property situated at 1A – 1B West Green Road, London,

N15 registered with the Land Registry as title number NGL305784.

We understand that the property is owned freehold and is not subject to any lease.

Purchase price: £295,000 exclusive of VAT (if applicable) Loss payment: In addition the Purchaser is prepared to pay a sum of £29,500 which is

equivalent to the loss payment to which you would have been entitled if the property was being purchased subject to a Compulsory Purchase Order.

Costs: Grainger will also pay your reasonable legal and surveyors fees incurred in

this transaction and in purchasing or leasing an alternative property. Timing: Grainger are prepared to complete the purchase within 20 working days of

agreement of the heads of terms. Continued Trading: In order to assist with continuity of trade whilst seeking and moving into

alternative premises, Grainger would permit you to remain in occupation of the property under a new lease for a term expiring on 31st December 2009. A nominal rent of £1 per annum would be payable during this period although you would be responsible for any necessary maintenance and the payment of a small charge to cover insurance. Grainger would have the right to terminate the lease at any time after 30th June 2009 subject to providing not less than 3 months prior notice in writing. The lease would be contracted out of the security of tenure provisions of the Landlord and Tenant Act.

Purchaser’s solicitors: Dickinson Dees St. Ann’s Wharf 112 Quayside Newcastle upon Tyne NE99 1SB Correspondence should be marked for the attention of Emma Garfit. DX: 61191 Newcastle upon Tyne Tel: 0191 279 9000 Fax: 0191 279 9129 Email: [email protected] Vendor’s solicitors: To be advised. Conditions: The terms set out above are subject to:

a) Contract

b) Agreement of reasonable surveyor’s and legal feels. Grainger’s aim in putting this proposal to you is to put you in a position where you can continue to trade from the property until at mid 2009 but receive payment for your property up-front within four weeks of agreeing Heads of Terms. This should help you when seeking alternative premises and Grainger and Haringey are working with North London Business who may be able to help you with finding alternative premises. We may be able to amend the terms in other ways to suit you particular circumstances but we are only able to do this if we can enter into a meaningful dialogue. Grainger and Haringey are very mindful of the disruption that situations such as this cause to small businesses and there is a genuine desire to help so I hope that we can now arrange to meet to consider the way forward Finally, I have spoken with Des Camblin who I understand you are in the process of appointing as your adviser. If you have now confirmed his appointment, I would recommend that you forward a copy of this letter to him. With Kind Regards Yours sincerely N J WARE


SS Gill Esq. Tottenham Wine 1A-1B West Green Road South Tottenham London N15 5BX

CONFIDENTIAL WITHOUT PREJUDICE

17th October 2007

Dear Mr Gill,

1A / 1B WEST GREEN ROAD, LONDON N15

I am writing to you on behalf of Grainger plc regarding the proposed redevelopment of the Wards Corner site. As you will be aware from the public consultation that took place in July, Grainger will shortly be submitting a planning application for the proposed scheme. You need not worry about having to move in the immediate future as Grainger will not require your part of the site before some time in 2009 and Grainger are keen to ensure that your business is not needlessly disrupted in the interim.

As advised in my letter of 6th September 2007, Grainger appreciate that it is difficult to run a business and plan for the future when your property forms part of a larger development site. I had hoped to be able to meet with you and discuss the various ways in which Grainger may be able to help but unfortunately you have not responded either to my letter or subsequent telephone message left with one of your colleagues.

As we have not been able to meet, I am now writing to you to set out a proposal which I hope may be attractive to you and which is designed to help you relocate.

Purchaser: Grainger Seven Sisters Limited (“Grainger”) Citygate St. James Boulevard Newcastle upon Tyne NE1 4JE


Correspondence address: c/o Grainger Trust Plc 161 Brompton Road London SW3 1QP

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Vendor: Sukhpal Singh Gill and Sukhminder Singh Mann c/o Tottenham Wine 1A – 1B West Green Road London N15 5BX

Premises: Freehold land and property situated at 1A – 1B West Green Road, London, N15 registered with the Land Registry as title number NGL305784.


Purchase price: £275,000 exclusive of VAT (if applicable)

Loss payment: In addition the Purchaser is prepared to pay a sum of £27,500 which is equivalent to the loss payment to which you would have been entitled if the property was being purchased subject to a Compulsory Purchase Order.

Costs: Grainger will also pay your reasonable legal and surveyors fees incurred in this transaction and in purchasing or leasing an alternative property.

Timing: Grainger are prepared to complete the purchase within 20 working days of agreement of the heads of terms.

Continued Trading: In order to assist with continuity of trade whilst seeking and moving into alternative premises, Grainger would permit you to remain in occupation of the property under a new lease for a term expiring on 31st December 2009. A nominal rent of £1 per annum would be payable during this period although you would be responsible for any necessary maintenance and the payment of a small charge to cover insurance. Grainger would have the right to terminate the lease at any time after 31st December 2008 subject to providing not less than 3 months prior notice in writing. The lease would be contracted out of the security of tenure provisions of the Landlord and Tenant Act.

Purchaser’s solicitors: Dickinson Dees St. Ann’s Wharf 112 Quayside Newcastle upon Tyne NE99 1SB

Correspondence should be marked for the attention of Emma Garfit.

DX: 61191 Newcastle upon Tyne Tel: 0191 279 9000 Fax: 0191 279 9129 Email: [email protected]

Vendor’s solicitors: To be advised.

Conditions: The terms set out above are subject to: a) Contractb) Agreement of reasonable surveyor’s and legal feels.

Grainger’s aim in putting this proposal to you is to put you in a position where you can continue to trade from the property until at least the end 2008 but receive payment for your property up-front within four weeks of agreeing Heads of Terms. This should help you when seeking alternative premises and Grainger and Haringey are working with North London Business who may be able to help you with finding alternative premises.

We may be able to amend the terms in other ways to suit you particular circumstances but we are only able to do this if we can enter into a meaningful dialogue. Grainger and Haringey are very mindful of the disruption that situations such as this cause to small businesses and there is a genuine desire to help so I hope that we can now arrange to meet to consider the way forward

Yours sincerely

N J WARE


Sukhpal Singh Gill Esq Tottenham Wine 1A – 1B West Green Road South Tottenham London N15 4BX

15th March 2007 WITHOUT PREJUDICE SUBJECT TO CONTRACT

CONFIDENTIAL

Dear Mr. Gill,

1B WEST GREEN ROAD, LONDON, N15 5BX

I refer to our previous discussions and correspondence regarding the proposed comprehensive redevelopment of the block of property surrounded by West Green Road, High Road, Seven Sisters Road and Suffield Road.

As you are aware London Borough of Haringey have selected Northumberland and Durham Property Trust Limited (NDPTL), a wholly owned subsidiary of Grainger Trust Plc, as their preferred development partner.

In August 2005 I wrote to you on behalf of NDPTL submitting a proposal to purchase the freehold of your property at 1B West Green Road.

You did not respond to that proposal and, following further discussions between NDPTL and London Borough of Harringey, I am now instructed to submit a revised proposal which I hope will be acceptable to you. Indeed as a gesture of goodwill and to help you with your business, NDPTL are prepared to acquire the property now but allow you to remain in occupation rent-free until 31st August 2008. The terms of the revised proposal are set out below.

Purchaser: Northumberland and Durham Property Trust Limited Citygate St. James Boulevard Newcastle upon Tyne NE1 4JE





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equivalent to the loss payment to which you would have been entitled if the property was being purchased subject to a Compulsory Purchase Order.

Costs: In addition NDPTL will pay your reasonable legal and surveyors fees

incurred in this transaction and in purchasing an alternative property if you decide to reinvest in a property of similar value.

Timing: NDPTL is prepared to complete the purchase within 20 working days of

agreement of the heads of terms. Vacant possession: In order to assist with continuity of trade whilst seeking and moving into

alternative premises, NDPTL is prepared to enable you to remain in occupation of the property under a new lease for a term expiring on 31st August 2008. No rent will be payable during this period although you would be responsible for any necessary maintenance and the payment of a small service charge to cover the insurance. The lease would be contracted out of the security of tenure provisions of the Landlord and Tenant Act.

Purchaser’s solicitors: Dickinson Dees St. Ann’s Wharf 112 Quayside Newcastle upon Tyne NE99 1SB Correspondence should be marked for the attention of Nigel Emmerson DX: 61191 Newcastle upon Tyne Tel: 0191 279 9000 Fax: 0191 279 9129 Email: [email protected] Vendor’s solicitors: Please advise. Conditions: The terms set out above are subject to:

a) Contract b) Agreement of reasonable surveyor’s and legal feels.

No doubt you will have various questions relating to the proposal and I can confirm that I would be very happy to talk these through with you over the phone or indeed to meet you. I very much hope that this proposal is acceptable to you and look forward to hearing from you. Yours sincerely N J WARE cc. David Walters – Grainger Trust Philip Cunliffe-Jones – London Borough of Haringey



3rd October 2006 WITHOUT PREJUDICE SUBJECT TO CONTRACT

CONFIDENTIAL

Dear Mr. Gill,


You will recall that we met in January last year when I visited your shop to discuss the proposed redevelopment of the block of property surrounded by West Green Road, High Road, Seven Sisters Road and Suffield Road.

The comprehensive redevelopment of this area to provide improved facilities to local residents is being promoted by London Borough of Haringey who have selected Northumberland and Durham Property Trust Limited, a wholly owned subsidiary of Grainger Trust Plc, as their preferred development partner.

In August 2005 I wrote to you on behalf of Northumberland and Durham Property Trust Limited submitting a proposal to purchase the freehold of your property at 1B West Green Road.

You did not respond to that proposal and I am now instructed to submit a revised proposal which I hope will be acceptable to you. Indeed as a gesture of goodwill and to help you with your business, Grainger are prepared to acquire the property now but leave you in occupation rent-free until 31st March 2008. The terms of the revised proposal are set out below.






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equivalent to the loss payment to which the Vendor would have been entitled if the property was being purchased subject to a Compulsory Purchase Order.

Costs: In addition the Purchaser will pay the reasonable legal and surveyors

fees incurred in this transaction and in purchasing an alternative property if the Vendor decides to reinvest in a property of similar value.

Timing: The Purchaser is prepared to complete the purchase within 20 working

days of agreement of the heads of terms. Vacant possession: In order to assist with continuity of trade whilst seeking and moving into

alternative premises, the Purchaser is prepared to enable the Vendor to remain in occupation of the property under a new lease for a term expiring on 31st March 2008. No rent will be payable during this period although you would be responsible for any necessary maintenance and the payment of a small service charge to cover the insurance. The lease would be contracted out of the security of tenure provisions of the Landlord and Tenant Act.

Purchaser’s solicitors: Dickinson Dees St. Ann’s Wharf 112 Quayside Newcastle upon Tyne NE99 1SB Correspondence should be marked for the attention of Nigel Emmerson DX: 61191 Newcastle upon Tyne Tel: 0191 279 9000 Fax: 0191 279 9129 Email: [email protected] Vendor’s solicitors: Please advise. Conditions: The terms set out above are subject to:

a) Contract b) Agreement of reasonable surveyor’s and legal feels.

No doubt you will have various questions relating to the proposal and I can confirm that I would be very happy to talk these through with you over the phone or indeed to meet you. I very much hope that this proposal is acceptable to you and look forward to hearing from you. Yours sincerely N J WARE cc. David Walters – Grainger Trust Philip Cunliffe-Jones – London Borough of Haringey



CONFIDENTIAL

10th August 2005 WITHOUT PREJUDICE SUBJECT TO CONTRACT

Dear Mr. Gill,


You will recall that we met on 21st January 2005 when I visited your shop to talk to you about the proposed redevelopment of the block of property surrounded by West Green Road, High Road, Seven Sisters Road and Suffield Road. The comprehensive redevelopment of this area to provide improved facilities to local residents is being promoted by London Borough of Haringey who have selected Northumberland and Durham Property Trust Limited, a wholly owned subsidiary of Grainger Trust Plc, as their preferred development partner. As I advised you in January, Union Land & Property are advising Grainger Trust on the acquisition of the various properties which comprise the site.

I am now writing to you on behalf of Northumberland and Durham Property Trust Limited to submit a proposal to purchase the freehold of your property 1B West Green Road on the following terms:






1


Purchase price: £240,000 exclusive of VAT (if applicable)

Loss payment: In addition the Purchaser is prepared to pay a sum of £24,000 which is equivalent to the loss payment to which the Vendor would have been entitled if the property was being purchased subject to a Compulsory Purchase Order.

Costs: In addition the Purchaser will pay the reasonable legal and surveyors fees incurred in this transaction and in purchasing an alternative property if the Vendor decides to reinvest in a property of similar value.

Timing: The Purchaser is prepared to complete the purchase within 15 days of agreement of the heads of terms.

Vacant possession: In order to assist with continuity of trade whilst seeking and moving into alternative premises, the Purchaser is prepared to enable the Vendor to remain in occupation of the property under a new lease for a term expiring in September 2006. No rent will be payable during this period although you would be responsible for the payment of a small service charge to cover the insurance and any necessary maintenance. The lease would be contracted out of the security of tenure provisions of the Landlord and Tenant Act.

Purchaser’s solicitors: Dickinson Dees St. Ann’s Wharf 112 Quayside Newcastle upon Tyne NE99 1SB

Correspondence should be marked for the attention of Helen Coates

DX: 61191 Newcastle upon Tyne Tel: 0191 279 9807 Fax: 0191 279 9129 Email: [email protected]

Vendor’s solicitors: Please advise.

Conditions: The terms set out above are subject to: a) Contractb) Agreement of reasonable surveyor’s and legal feels.

No doubt you will have various questions relating to the proposal and I can confirm that I would be very happy to talk these through with you over the phone or indeed to meet you.

I very much hope that this proposal is acceptable to you and look forward to hearing from you.

Yours sincerely

N J WARE

PROOF OF EVIDENCE IN RELATION TO COMMERCIAL NEGOTIATIONS ...bailey.persona-pi.com/Public-Inquiries/seven... · Stoke Newington High Street x x Unit occupied 230-240 Stoke Newington

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