Newmarket Library

The Brief:
Our client, Suffolk County Council, holds a 10-year lease of premises within a commercial shopping centre and have underlet to a society who manage the library (a 526m² two-storey unit). The initial brief was to negotiate lease renewals and the revised rent.

The Scope:
One of our Estates Surveyors was commissioned to respond to the proposed Heads of Terms for the new lease from the Superior Landlord. The Head Lease had to be negotiated to enable the client to grant a simultaneous sub-lease to the tenant.

Close to the lease renewal date, our building survey highlighted the need for internal remodelling to upgrade the toilets, enhance the staff accommodation, and replace the lift which was not compliant with the provisions of the Disability Discrimination Act (DDA). This subsequently created the need for our Estates Surveyor to obtain Landlord’s consent to the Licence for Alterations. The refurbishment involved our Building Surveyors who designed the remodelling, including rotating the lift doors by 90 degrees to facilitate wheelchair access, and conducting the tender process. A new passenger lift was also required. A close working relationship allowed our Building and Estate Surveyors to undertake a number of specification changes. By appreciating the constructional and financial implications, these were relayed to our client, the landlord and sub-tenant in a timely and informed manner.

This project required the ability to consider the needs of all parties; capturing the synergies which motivate all stakeholders to engage with the process, understanding the landlord’s commercial position, whilst appreciating the operational needs of the sub-tenant.

The Result:
Our team achieved the grant of a new 10-year Head Lease, the simultaneous grant of a 10-year underlease to the library operator and a detailed Schedule of Works for the remodelling works at the premises. Asking the right questions of our multi-headed client team, we ensured the correct works were delivered within budget and according to legislative constraints.