Our Services - Development - Case Studies

Cadogan House, Reading

The Challenge
Cadogan House had been bought for development, but a debt facility had been breached. The debt holder AEL properties wanted to recoup their investment and appointed Critchleys LLP as receivers. The client wanted to ensure an unconditional transaction was secured in a timely manner and required an agency partner that could quickly shortlist a competitive field of credible buyers.

The Solution
Campbell Gordon as the recognised market leader in the sale of office to residential conversions (under Permitted Development) in the Thames Valley were appointed to fully expose the building to the ‘PD’ market.

The Result
A number of attractive bids were secured with a competitive informal tender process, ultimately resulting in a sale agreed well in excess of the minimum price required.

Campbell Gordon did a first class job for us, we needed a reliable agency partner and they clearly know the PD market inside out. They navigated the pitfalls of a time critical sale, providing solid advice and guided the sales process to a great outcome.

Joe Harvey
Asset Manager, AEL Properties

Hodgson House, Chelmsford

The Challenge
To realise maximum value from the sale of an empty 13,000 sq.ft office building in Chelmsford, Essex.

The Solution
Campbell Gordon recognised the best value way to achieve this would be achieved by positioning the building as a residential redevelopment opportunity under Permitted Development Rights. They advised on the best way to approach the market in order to motivate and engage with the right buyers, and the achievable price. They navigated the disposal process in order to overcome false opportunities and technical constraints.

The Result
Maximum value was achieved in a short space of time. A plain speaking and successful commercial approach has led to a long term relationship with Warwick Capital.

Campbell Gordon has successfully delivered institutional quality leases for our rental portfolio as well as disposing of challenging assets at fair value in a timely manner. Excellent customer service and pragmatic advice is always provided, we would advise anyone transacting in the South East to consider their services.

Charles Brooke
Managing Partner, Warwick Capital

Apex & Hayley House, Bracknell (development)

The Challenge
Apex & Hayley House were secondary office buildings on London Road in Bracknell. It became apparent that with the excess supply of office buildings in the local Bracknell market the best way to maximise exit value from the assets was to secure a sale to a residential developer through Permitted Development Rights.

The Solution
Campbell Gordon were asked to conduct a marketing campaign and find a buyer who would pay the target price.

The Result
Campbell Gordon found the buyer and oversaw the transaction to completion.

Campbell Gordon worked hard over a long period of time to ensure we secured the optimum price for this asset. Their position and contacts in this market meant they were able to find the best buyer. They also had the skills and patience to overcome a number of challenging circumstances that arose, and marshal the transaction through to a successful completion.

Malcolm McPhail
Managing Director

Beacontree Plaza

The Challenge
Beacontree Plaza is an office park in south Reading. The long leasehold interest is owned by the Freshwater Group. As a long term investor Freshwater wanted to have the ability to maximise value through redevelopment.

The Opportunity
Campbell Gordon recognised that there was an opportunity to promote the site for redevelopment as part of Reading Borough Council's consultations in preparation for their Site Allocations Document. Campbell Gordon were retained as development consultants, and working closely with the planning consultants and Freshwater Group, they made the case for a mixed use allocation for the land.

The Result
The Reading Sites and Detailed Policies Document has identified an area, which includes the Beacontree Plaza site, as an area for redevelopment over the long term. This may include residential, an extension to the local retail centre and small scale employment & community uses. No final decision has been made as to the allocations. There are no current plans to redevelop Beacontree Plaza.

Beacontree Plaza is a great little office park, and we are not intending to redevelop any time soon. However as a long term investor, with the site allocations effecting the planning decisions right up to 2026, we felt it was important to give ourselves the option for redevelopment if we think that is appropriate in the future. Campbell Gordon are always right on top of these things and spotted that there was a window of opportunity to make our case last year. They also have a knack for seeing how to get the most out of a piece of land so I am pleased to continue to have their advice through this process.

Andrew Thomson
Commercial Manager, Freshwater Group

Bracknell & Wokingham College

The Challenge
The College had a mission; ‘To enable all learners to achieve their full potential’, underpinned by ‘Maximising Income and Business Efficiency..’. Defining and implementing the correct property strategy was considered an essential part of this mission, and required the right partner. Campbell Gordon were appointed as the property partner.

The Solution
Campbell Gordon worked with the College to define the objectives of the property strategy and to implement it. The College had too many sites and it was agreed that it was appropriate to consolidate these in order to save costs and realise value for re-investment in core operations. This included the sale of a campus property in Woodley to a church, a 2 acre site in Bracknell to a school and the adjoining 3 acre site for residential use to Cala Homes.

The Result
The College has been able to save costs and realise value for investment, enabling it to deliver on its long term educational objectives.

I have found Campbell Gordon’s ability to listen, understand and then advise to be of an extremely high value. They took time to really understand our needs, which is quite unusual. They have demonstrated a sensitivity and deftness of touch that has been critical in getting the very best outcome. At that same time I have found their persistence and tenacity to be of great value in driving the best possible commercial arrangements for the College. It has been a pleasure working with Duncan Campbell and the rest of the Campbell Gordon team. They clearly genuinely care about the quality of the service they provide. I would not hesitate to recommend their services to another party.

Campbell Christie CBE
Principal and Chief Executive

Alexander House, Kings Road

The Challenge
Investra own this secondary office building in Reading. The tenant was due to vacate and it appeared the prospects of finding another tenant were slim.

The Solution
Campbell Gordon were appointed to interrogate and report on the office market. It was clear that there would be no viable demand to support the continued use of this property as an office building. Their assessment was documented in a report which was used as part of the planning application process to seek permission for a wholesale residential redevelopment.

The Result
Campbell Gordon were able to show that there was no demand for offices in this location which supported the planning application for new build residential apartments. Planning consent was granted for 56 units in March 2017.

Campbell Gordon are recognised as the 'go to' office specialists in Reading. I wanted to understand our options with this asset, ie whether to refurb for continued office use or redevelop into a residential scheme. They gave very valuable market and development advice that aided our assessment and planning strategy and I would certainly use them again if I required similar advice in the future.

Gerald Bishop
Investment & Development Manager, Investra

Centrix House, Newbury

The Challenge
Centrix House was a 10,000 sq.ft secondary office building in Newbury town centre which had been vacated by the tenant. Thames Properties wished to maximise the value from the asset. Their options included refurbishment and reletting, redevelopment or sale for residential conversion.

The Solution
Campbell Gordon advised on the market and the available returns, including in relation to a sale for residential conversion under Permitted Development Rights. They advised on the best method and strategy for the sale, including offering the car park as a separate lot in order to ensure that full value was extracted from all parts of the asset.

The Result
During the sale process there were a number of challenging events, which were predicted by Campbell Gordon and through which they provided important guidance and direction. Ultimately Campbell Gordon secured a sale in accordance with their ambitious prediction.

We were really pleased with the service we received from Campbell Gordon. They were spot on with their commercial advice right the way through and they were persistent and committed until we got over the line.

Simon Fruchter
Principal, Thames Properties

Kebbell Homes

The Challenge
Kebbell Homes were looking for development sites. They were particularly keen to find a site in Chiswick following the successful development of other sites nearby.

The Solution
Campbell Gordon identified this 1.5 acre off-market through research. The site owners were approached and a ‘subject to planning’ sale was agreed.

The Result
Kebbell Homes secured planning consent for 9 very high quality homes and the site purchase completed.

We were delighted to get hold of this site. We like working with Campbell Gordon, we are currently working with them on a number of other sites, mostly in West London. They have an eye for a good site, an ability to ignite dialogues with site owners and the persistence to push through and make deals happen.

Dudley Mills
Land Development Director, Kebbell Homes