STRATEGIC DEVELOPMENT OPPORTUNITIES FOR HEALTHCARE & ASSOCIATED USES. MAIDSTONE, KENT, ME14 5FT

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1 FOR SALE TO LET STRATEGIC DEVELOPMENT OPPORTUNITIES FOR HEALTHCARE & ASSOCIATED USES MAIDSTONE, KENT, ME14 5FT

2 SUMMARY Strategic location - junction 7 of M20 Doorstep of London and gateway to Europe 1 million sq ft on a 30+ acre campus setting High end single integrity development Phase 1 comprises a 15,000 sq m / 92 bed private hospital, that commenced trade in early 2014 Significant opportunities within A1 / B1 / C2 / D1 use classes Combined local market of nearly 20 million people (London and the South East) Fully serviced sites including public transport shuttle to town centre Development plots / turn-key opportunities for sale / to let

3 LOCATION [AND SITUATION] M20 A249 JUNCTION 6 Maidstone is the largest town in Kent, listed on Britain s 20 biggest towns by population. The town acts as the county s main administrative centre and has a total estimated population of 113,127, recording population growth of 11.7% between 2001 and 2011, comparing favourably to a 10.1% growth rate in Kent and a 6.9% national average population growth rate. M20 A229 BARMING JUNCTION 7 KENT MEDICAL CAMPUS A20 M20 A249 MAIDSTONE BARRACKS MAIDSTONE EAST BEARSTED MAIDSTONE MAIDSTONE WEST A20 A26 A229 U.K LONDON MAIDSTONE B2010 DOVER CALAIS BRUSSELS BELGIUM A274 A229 FRANCE PARIS Kent Medical Campus is located strategically adjacent to junction 7 of the M20 motorway, providing ready access to London to the east and continental Europe to the west. The site is considered a strategic development location by Maidstone Borough Council and the South Eastern Local Enterprise Partnership and has been identified for future development to significantly enhance the regional health and life sciences economy in the context of providing modern services within the categories of medical, health / social / rehabilitative care, research and development and allied health services - technology / diagnostic / devices / aids and appliances. Phase 1 of the development consists of the recently opened Kent Institute of Medicine and Surgery ( KIMS ). KIMS is a modern, state of the art, private hospital that currently offers: 72 inpatient beds; 20 day care beds; 5 integrated operating theatres; 2 endoscopy suites; comprehensive diagnostic and imaging suite; research grade MRI and CT modalities; cardiology diagnostic and imaging facilities; services suites for over 60 consultants and ancillary consultation / examination and outpatient facilities.

4 COMMUNICATIONS [AND ACCESSIBILITY] The site benefits from excellent road, rail and transport links, in a local and regional context. The town of Maidstone benefits from four rail stations - Maidstone West, Maidstone Barracks, Maidstone East and Bearsted. The table below summarises the main modes of transport including distances and travel times. Road M20 (Junction 7) M2 (Junction 5) M26 (Junction 2a) M25 (Junction 3/5) Gatwick International Airport University of Kent (Canterbury) 0.25 miles / 2 minutes 6.00 miles / 8 minutes 9.00 miles / 10 minutes 19.0 miles / 19 minutes 40.0 miles / 42 minutes 26.0 miles / 31 minutes Rail Ebbsfleet International - London St Pancras 17 minutes Ebbsfleet International - Stratford International 10 minutes Maidstone West - Stratford International 53 minutes Maidstone East - London Victoria 57 minutes Source : National Rail Enquiries & Google Maps Distances and Times approximate

5 THE SITE The site comprising former agricultural land is located at grid reference TQ and sits on the northern edge of Maidstone, south east to Junction 7 of the M20 motorway. The site covers various spot heights circa 60-70m Above Ordnance Datum (AOD) and is topographically sloped - relative to its rural aspect. The first phase of the Kent Medical Campus comprised a 15,000 sq m private hospital, built and operated by the Kent Institute of Medicine & Surgery. Maidstone Borough Council granted Outline Planning Consent (application ref. MA/13/1163) on for approximately 100,000 sq m of floorspace (see section The Opportunity ). The map illustrates a potential layout for the scheme but the scheme can be implemented in a variety of ways subject to the general design parameters. The site area provides in excess of 30 acres. Key Kent Institute of Medicine and Surgery (KIMS) Offices; R&D; Labs Women s & Children s Hospital R&D University Campus Doctors / Nurses Accommodation (alt. Halls of Residence) Med Training / Neuro Rehab Accommodation Neuro Rehab Woodland Walkway

6 DEMOGRAPHY: PRESENT AND FUTURE TRENDS Maidstone is projected to see significantly above average growth in population over the period The overall population projected increase by 2019 is just over 5%. This would result in the size of the population being just under 170,000. The table below shows that between Maidstone s population growth is projected to almost double from 5.3% to 9.6%, in comparison to Kent which is forecast to increase by 7.3%. Population projections from the Office for National Statistics (ONS) also expect increases in all age groups. The largest percentage rise occurs in the 85+ age groups, with a 25% increase from However, whilst the current and future forecasts for demographic growth in Maidstone are strong, the relationship between the subject location and its strategic position in terms of the wider South East offers scope to develop services that can cater for the local, regional and national health and life sciences economy. Population by Age Profile Maidstone % Kent % South East % Great Britain % 0 to 4 9,854 6% 91,733 6% 548,814 6% 3,896,621 6% 5 to 14 18,752 12% 178,297 12% 1,030,467 12% 7,096,765 11% 15 to 24 18,042 11% 182,839 12% 1,070,285 12% 7,941,477 13% 25 to 34 20,435 13% 175,658 12% 1,087,637 12% 8,513,789 14% 35 to 44 21,120 13% 187,521 12% 1,166,571 13% 8,113,168 13% 45 to 54 23,763 15% 217,984 15% 1,285,009 15% 8,846,468 14% 55 to 64 18,746 12% 176,581 12% 1,013,766 11% 7,127,448 11% ,040 19% 292,708 19% 1,643,031 19% 11,071,394 18% Total 160,752 1,503,321 8,845,580 62,607,155 In terms of locations presenting with greatest need, Maidstone is deemed to be the number one priority in Kent for investment in expanded and re-configured health provision based on current and future service demands.

7 THE OPPORTUNITY Policy SS4 of the emerging draft Maidstone Borough Local Plan (MBLP) allocates the application site, together with neighbouring land, for a medical campus, a replacement retail centre and a nature reserve. The policy allows for the development of up to 150,000 m 2 of specialist medical facilities. In line with this policy, the site offers an opportunity to: Development of a greenfield, unencumbered site; 5 Provide enhanced medical facilities to benefit the local, regional and national population and health economy; Key Provide employment facilities in line with national and local policy objectives; and Kent Institute of Medicine and Surgery (KIMS) Offices; R&D; Labs Women s & Children s Hospital R&D University Campus Doctors / Nurses Accommodation (alt. Halls of Residence) Med Training / Neuro Rehab Accommodation Neuro Rehab Provide a development within a parkland setting. Building on this draft allocation outline planning permission was granted in April 2014 (reference 13/1163) providing a variable consent to develop the site for a mix of uses predominantly within the Town and Country Planning (Use Classes) Order 1987 (as amended): A1; B1; C2; D1.

8 THE OPPORTUNITY (CONTINUED)... Quantum of Development The permission includes a schedule of indicative permissible accommodation which is provided in the table below. Zone Floorspace (m 2 ) Units Indicative Uses A 18,345 - Offices, Research & Development, Pathology labs B 4,862 - Women s & Children s Hospital C 8,692 - Research & Development D 11,179 - Research & Development E 13, units Doctors /Nurses Accommodation F 28, students University campus & halls of residence G 12, units Neuro-rehabilitation village Total 97,723 - Maximum Developable Uses The table below details the maximum floor spaces permitted within the proposed development. Use Class Maximum Amount of Development A1/A2/A3 Ancillary retail/café and other facilities 1,000m 2 (with no single unit greater than 500m 2 ) B1(a) and B1(b) Offices/Research & Development (incl. pathological laboratories) 24,750m 2 C2 Hospital & Medical Treatment Uses Unrestricted (within 98,000m 2 total site maximum) C2 Neuro village incorporating care assisted houses and a day centre 116 Units plus (in addition to 98,000m 2 total site maximum) C2 Nurses & Medical Student Accommodation 650 bedspaces D1 University & Education Uses 26,250m 2

9 KENT MEDICAL CAMPUS: THE CONCEPT - AN INTERNATIONAL CONCEPT GAINING DOMESTIC TRACTION The Concept An important and emerging feature of the UK health and life sciences landscape is the introduction of Academic Health and Science Centres [ AHSCs ]. Purpose In an effort to overcome the many and interwoven challenges of healthcare systems, predominantly in the more developed economies, the primary purpose of AHSCs is to ensure medical research breakthroughs lead to timely and direct clinical benefits for patients, based on a collaborative partnership approach involving universities (academic), healthcare providers (focused on research), clinical services, education and training. Darzi Review Following the publication of A Framework for Action in 2007, also known as the Darzi review (carried out by Professor Lord Darzi), in which healthcare delivery and associated systems were assessed, one of the recommendations was that AHSCs should be introduced into the UK health system to realise the vision for a future health economy and delivery landscape.. Imperial College Healthcare (London) became the first AHSC to be established in the UK, which witnessed the amalgamation of Imperial College London Faculty of Medicine with Hammersmith Hospital and St Mary s NHS Trusts. Since then, several more AHSCs have been created and whilst the number continues to grow e.g. West Midlands (intended / pending) those currently established include: - Cambridge University Health Partners (Cambridge) - Oxford Academic Health Science Network (Oxford) - Imperial College Healthcare (London) - King s Health Partners (London) - Manchester Academic Health and Science Centre (Manchester) - UCL Partners (London) - Health Science Scotland - Med City (London) Global Approach AHSCs currently operate in quite substantial numbers throughout North America (25 + in the USA; 17 in Canada), the Netherlands, Singapore, Sweden and other countries throughout Europe. Benefits AHSCs are intended to transform the health systems in which they function to enable speedier navigation and deployment of resource in an effort to tackle and simply cope with the on-set of demand facing the global health system. Examples of Benefits that Accrue University of California UCLA is one of 10 campuses in the worldrenowned University of California system. Benefits are categorised as direct and indirect, with those deemed indirect often coming through what is referred to as the rippleeffect. We summarise some of the key outputs below based on a review of the economic impacts published in a study published in July UCLA Economic Impacts - Statewide Employment: 103,000 Employee Compensation: $5.6 billion Output: $12.9 billion Tax Generation: $1.9 billion In summary terms, for every $1.00 of direct economic activity supported by UCLA, the Southern California Region s economy benefits from an additional $1.26 as a result of the ripple multiplier effect, accounted for by impacts on suppliers and from employee consumption. It is also claimed that the same $1.00 also generates another $0.31 in additional tax revenues at federal, state and local economic levels. Canada In 2013, the first ever study of the combined economic and employment impact of Canada s faculties of medicine and their health science partners. The study was carried out on behalf of The Association of Faculties of Medicine of Canada by a national consulting firm, Tripp Umbach. The study topic was titled The Economic Impact of Canada s Faculties of Medicine and Health Science Partners, August The key outcomes in economic terms relating to the study on Canada s 17 faculties of medicine for the fiscal year 2012/2013 were: - $66.1 billion in total economic impact generated, representing 3.5% of Canadian GDP; - More than 295,000 Faculty of Medicine and affiliated teaching hospital supported jobs throughout Canada; - One out of every 60 jobs in the country is attributable to academic medicine, equating to 1.7% of all employment in the country; - More than $13.9 billion in government revenue generated as a result of academic medicine.

10 LEGAL, VAT AND GENERAL Legal Each party is to be responsible for their own legal costs, surveyors fees and any fees associated with professional advice commissioned unless agreed otherwise, final consent being at the discretion of the landowner. Value Added Tax The property has been elected for VAT. Title Title information will be made available to all parties undertaking forward legal due diligence. Services & Utilities Mains services including water, sewerage, electricity and natural gas are available for connection. Additionally, a public bus service will operate from the site connecting the campus with the nearby park and ride facility (Eclipse Park) and Maidstone town centre. Interests Available For Acquisition Long Leasehold: Land Long leasehold interests are offered for sale to parties seeking to acquire a plot(s) and develop their own premises within the campus, subject to vendor agreement and prior written consent in terms of scale, density and finishes specification prior to submission of any detailed (full) or reserved matters application. Leasehold: Leasehold interests are offered for sale to parties seeking to let floor space within the campus development. In such cases, tenant parties will be expected to enter into an agreement to lease and lease (on completion of the proposed premises). Turn-key Development: Leasehold and long-leasehold interests are available to parties seeking to commission and occupy premises to an agreed specification. Specific details available on request via the selling agent. Local Authority Maidstone Borough Council Directorate of Change, Planning and the Environment Maidstone House King Street Maidstone ME15 6JQ Viewings & Enquiries Requests for viewing appointment and enquiries should be directed via the sole selling agent - JLL (details listed below). No direct or indirect contact whatsoever shall be made to the landowner or to any occupants on site. Viewing days will be organised during which parties and their consultants will be able to undertake an accompanied inspection. Rateable Value The property is currently exempt from business rates based on its former and existing use i.e. agricultural land. Pricing Information Please contact selling agent for details. information Downloads Detailed information is available via a dedicated website. The site includes copies of all relevant information and for qualified parties, access will be granted to the technical documentation suite that will include details on: - Planning - Site surveys, maps and reports - Title information - Services Please click on the below link to access the information website.

11 CONTACTS Gary Watson Eamonn Meadows 30 Warwick Street 30 Warwick Street London London W1B 5NH W1B 5NH +44 (0) (0) (0) (0) Tom Caines 30 Warwick Street London W1B 5NH T: +44 (0) M: +44 (0) Disclaimer JLL for themselves and for the vendors or lessors of this property whose agents they are, give notice that:- a. the particulars are set out as a general outline only for guidance and do not constitute, nor constitute part of, an offer or contract; b. all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are believed to be correct, but any intending purchasers, tenants or third parties should not rely on them as statements or representations of fact but satisfy themselves that they are correct by inspection or otherwise; c. no person in the employment of JLL has any authority to make or give any representation or warranty whatever in relation to the property; d. Any images may be computer generated. Any photographs show only certain parts of the property as they appeared at the time they were taken Jones Lang LaSalle IP, Inc.