READING BOROUGH LOCAL DEVELOPMENT FRAMEWORK SITES AND DETAILED POLICIES DOCUMENT EXAMINATION. Day 3 Site Specific Policies.

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1 READING BOROUGH LOCAL DEVELOPMENT FRAMEWORK SITES AND DETAILED POLICIES DOCUMENT EXAMINATION Day 3 Site Specific Policies South Reading SA2c Land north of Manor Farm Road Submissions on behalf of the Freshwater Group November 2011

2 Submissions on Behalf of Freshwater plc SA2C LAND NORTH OF MANOR FARM ROAD These submissions have been prepared by Roger Miles Planning Limited, with assistance from Campbell Gordon, on behalf of the Freshwater Group. They deal with the questions raised by the Inspector in respect of the proposed allocation of land north of Manor Farm Road for mixed use development as part of Reading Borough Council s Sites and Detailed Policies Document. 1) Why is housing the preferred use? Why not employment use? Is the land surplus to employment requirements? On what basis has this been established? The proposed allocation north of Manor Farm Road lies within an old established employment area which has seen a shift in fortunes and emphasis over the last decade, largely as a result of the completion of the A33 Relief Road. The completion of the A33 has generally been a catalyst for growth and regeneration within the South Reading area and has encouraged the development of new business and retail parks, along with the relocation of the Manor Farm Sewage Treatment Works (STW) and the redevelopment of the former STW site for housing, a Hilton Hotel, the Circle Hospital and B1 office floorspace. However in switching the focus of development towards the new primary transport route, the more traditional employment areas located off the Basingstoke Road have become more secondary locations and as a result have declined over this period. Prior to the completion of the A33, the Basingstoke Road was the primary transport route from the M4 motorway into the centre of Reading. As such it was an important location for employment uses which benefited from highs levels of accessibility and the co-location of uses. This was reflected in the designation of the Basingstoke Road Industrial Area as a major industrial area in the Reading Borough Local Plan adopted in The completion of the A33 switched the focus, with sites previously at the rear of the Basingstoke Industrial Estate becoming prominent on the new gateway into Reading. A number of these sites have now been redeveloped. By contrast, the Basingstoke Road area has been subject to traffic calming, bus priority measures and general environmental improvement works which whilst positive in the context of existing residential development has had a negative impact on the accessibility and attractiveness of the existing employment areas. Reading Borough Council s Employment Land Assessment, undertaken in 2006, was used to inform the development of the Core Strategy. The Manor Farm area is considered at paragraphs of this report where it is noted that: 6.18 Manor Farm is within the Basingstoke Road major industrial area. It is a relatively narrow strip, sandwiched between Basingstoke Road and Whitley to the east and the former sewage works, where 850 homes have been permitted, to the west. There are some very large single-occupier sites in this area, particularly the Gillette site. Uses are very mixed, including offices, industry, storage and distribution, with large-format retail to the north and a bingo hall. There is also a small number of small units within the area. Roger Miles Planning Limited // 1

3 Submissions on Behalf of Freshwater plc 6.19 There are small groups of houses along the eastern side of the area, both old and new. This area could potentially face pressure for housing. This employment area could sever the proposed community on the former sewage works from any other housing areas, so there may be advantages in terms of integration of the community by allowing some housing use. Agent s (LSH) assessment 6.20 During the peak of the market in the 1980s, several larger office and mixed use B1 hitech units were constructed in this location. These have since proven less popular with tenants, compounded by the A33 Relief Road removing arterial routes. The location is regarded as marginal and off pitch by image conscious occupiers, which has hampered take up levels. The development of superior schemes nearby such as Green Park has resulted in Manor Farm losing its ranking amongst occupiers. For this reason, the case for considering alternative uses and housing, rather than B1 and B8, is strong for this site. The more recent Employment Land Review, February 2010, confirms the findings of the previous assessment that the Manor Farm area is one of the most suitable areas for release from the employment land designation. The Freshwater Group site, Beacontree Plaza, was one of the sites in the Manor Farm area, developed in the 1980 s/ early 1990 s for B1 uses. Evidence collated by Campbell Gordon, who has been responsible for marketing the site, demonstrates the difficulties faced over recent years and the impact of the changing focus on occupancy and vacancy rates despite active marketing and renovation and improvement works. There are two different types of units available on the site. Beacontree Court comprises a modern two storey office building offering semi-serviced offices between 140 sq ft and 1,261 sq ft, with opportunities to create larger units through amalgamation. The remainder of the site comprises 11 individual units ranging in size from about 3,800 sq ft to almost 6,000 sq ft which are available to let either as whole units or on a floor by floor basis. Detailed information in respect of current occupancy rates is included at Appendix One. In summary however, Beacontree Court currently has a vacancy rate of 66%, whilst the independent units have a vacancy rate of 29%. However due to absentee tenants the actual occupancy rate in the independent units is just 58%. Details of the marketing strategy employed by Campbell Gordon since 2006 are provided in Appendix Two. Refurbishment/ improvements works have also been undertaken during this period in an attempt to improve lettings and encourage new tenants into the development. During this period however, there have been no landlord lettings on any of the Beacontree Plaza units, with only 21 small, short term, lettings in Beacontree Court. The information available in respect of the Beacontree Plaza site supports the conclusions of both of the Employment Land Assessments undertaken on behalf of the Borough Council, and would support the redevelopment of the site for an alternative use. Roger Miles Planning Limited // 2

4 Submissions on Behalf of Freshwater plc The other key factor which has had a significant impact on the nature and character of this area, is the relocation of the Manor Farm Sewage Treatment Works to the west of the A33 and the redevelopment of the former STW for a mixed use scheme known as Southside, comprising 1,150 new homes, a hotel, hospital, office development and small scale retail/ community uses. The Kennet Island scheme, which comprises the residential element of Southside, has now delivered almost 800 high quality residential units which are supported by a range of local services and facilities including a gym, shop, café and a fast, frequent bus service into the town centre. Redevelopment of the land north of Manor Farm Road offers the opportunity to expand the area of residential development, providing a range of residential units and offering the opportunity to improve the integration between the Kennet Island scheme and the existing residential development located around Basingstoke Road. A mixed use scheme, with a focus on residential development on the Manor Farm site would therefore complement the Southside development and would make best use of the Manor Farm sites. 2) Are there are any overriding objections to the allocation of the site or particular constraints? If so how are they to be addressed? In respect of the Beacontree Plaza site, there are no particular constraints to development. All existing leases are due to expire by the end of The site is therefore available, deliverable and developable within the timescales envisaged by the Borough Council. Our concern in respect of the deliverability of the site as a whole relates to the Council s conclusions that sites such as Beacontree Plaza are incapable of redevelopment in isolation but should only come forward as part of a package of redevelopment sites. This is considered in further detail in relation to Q.5. 3) Is the site to be developed in accordance with a master plan? Is it to be phased? Who is operating from the site at present? Are there vacant premises? Existing permissions? When will development take place? Given that the site as a whole is in a number of different ownership and will inevitably come forward on a phased basis, an overall framework or masterplan for the development of the site would seem to offer a sensible way forward. Freshwater Group would however be concerned if it were the Borough Council s intention to adopt a rigid and inflexible framework which would seek to constrain development opportunities. Such an approach would be likely to discourage redevelopment of the area as the timescales for availability of the different sites will vary depending upon existing uses and current occupancy. Details relating to occupancy on the Beacontree Plaza site is provided at Appendix One and Two and demonstrates high vacancy rates within the development. As already indicated, Freshwater Group would not wish to prejudice the operations/ businesses of individual tenants. However it is anticipated that on the basis of current tenancy agreements, the site could be available for redevelopment at the end of Roger Miles Planning Limited // 3

5 Submissions on Behalf of Freshwater plc 4) What is the status of Figure 10? Will it be used to assess development? In our view Figure 10 should be indicative as to our knowledge no detailed assessment of the opportunities afforded within the proposed development area has been undertaken. 5) Is all the site deliverable? What are the intentions of the land-owners, including the Royal Mail? Given the number of landowners should the policy be more flexible and allow redevelopment of individual sites? Can the Solagas site be developed in isolation? The Beacontree Plaza site is deliverable within the timescales envisaged by the Borough Council. We are not in a position to advise in respect of the deliverability of other parts of the overall scheme. Freshwater has consistently argued that the policy framework should be more flexible than currently proposed to allow individual sites and combinations of sites to come forward. The policy as currently drafted (SA2c i) allows for the redevelopment of the DHL Warehouse site in isolation with other sites being released only in appropriately sized/ arranged parcels of land that will promote the integration of Kennet Island with the established areas of Whitley to the east. The terminology used in the policy is imprecise and unclear, although the footnote to the policy specifically indicates that the individual redevelopment of the Beacontree Plaza site would not be acceptable, although it could come forward at the same time as 1 Gillette Way and the DHL Warehouse. We see no reason why the Beacontree Plaza site could not come forward in its own right, as effectively an extension to the Kennet Island site. It would offer the opportunity to provide improved pedestrian/ cycle links to the retail facilities available off Basingstoke Road and would have the same relationships with existing employment uses as the proposed residential development on the Kennet Island scheme. There could also be the potential to link the redevelopment of the Beacontree Plaza site with the redevelopment of 350 Basingstoke Road, or adjoining sites, which would provide the desired integration between the Kennet Island development and existing residential areas in Whitley. Given the range of combinations for development of the site, the Sites and Detailed Policies Document should not rule out individual or combinations of development options. It is also likely that once one element of the comprehensive scheme has been brought forward this will impact on the character of the area and will encourage the release of further redevelopment sites. Freshwater Group would therefore ask that the Inspector delete footnote 54 in its entirety and recommend amendments to bullet point i) of SA2c to allow for individual and combinations of sites to come forward where they aid the integration of Kennet Island with the established areas of Whitley and provide an appropriate residential environment. Roger Miles Planning Limited // 4

6 Submissions on Behalf of Freshwater plc 6) What is the consequence of fewer/more houses coming forward on the site? How has the density been arrived at? Are the figures included in the overall housing provision figures? Could the Solagas site itself accommodate 200 units? Should a specific number of units be deleted? It is clear from paragraph that the dwelling numbers expressed in the policy are intended as a guide only, to be refined as detailed development proposals are brought forward. Given the area identified for residential development on Figure 10, it is anticipated that more than 550 new homes could be provided, although this will be subject to housing mix, density and the requirement for supporting infrastructure and services. Given the uncertainty over numbers, it may be more appropriate to delete the reference from the policy but to include a reference within the lower case text as a guide. Unlike many local authorities, it is our experience that Reading Borough Council has not sought to limit the number of new homes to be provided across the Borough but considers residential development proposals on their merits without regard to ceilings or targets for housing development. Any consequences of fewer or more houses on this site are therefore likely to be local in nature and relating to infrastructure and service provision, rather than impacting on the ability to meet the overall housing requirement. These requirements will need to be assessed in the light of detailed development proposals. 7) Will the Thames Basin Heaths SPA have an impact on the development of the site? The Freshwater Group has no specific comments to make on this issue. 8) Is there scope for tall buildings on the site? What is the Council s approach to tall buildings across the District? The Freshwater Group has no specific comments to make on this issue. Roger Miles Planning Limited // 5

7 Appendix One Current Occupancy and Vacancy Rates Beacontree Plaza and Beacontree Court

8 Beacontree Court - Current Availability 16 November 2011 Ground Floor Suite Size (sq.ft) Status 1 Meeting room 2 Meeting room 3 1,261 AVAILABLE 4 1,261 AVAILABLE 5 1,261 AVAILABLE 6 1,261 Occupied AVAILABLE AVAILABLE AVAILABLE 10 1,273 Occupied 11 1,273 AVAILABLE 12 1,273 Occupied 13 1,273 AVAILABLE Occupied First Floor AVAILABLE AVAILABLE Occupied Occupied AVAILABLE AVAILABLE AVAILABLE Occupied Occupied AVAILABLE Occupied AVAILABLE 52/ AVAILABLE AVAILABLE AVAILABLE AVAILABLE AVAILABLE AVAILABLE AVAILABLE AVAILABLE AVAILABLE Occupied Occupied Occupied AVAILABLE AVAILABLE Occupied Occupied AVAILABLE 70 Training room AVAILABLE

9 AVAILABLE AVAILABLE AVAILABLE Occupied AVAILABLE The vacancy rate is 66%.

10 Beacontree Plaza Units - Current Availability 11 November 2011 Unit Floor Size (sq.ft) Tenant 1 Ground 1,780 Connection 2 Ltd First 1,903 VACANT since Whole 5,954 VACANT since Ground 1,765 EFG Matthews - Not in occupation First 1,853 EFG Matthews - Not in occupation 4 Ground 1,856 Hitachi (Europe) Ltd - Sublet to Fleetmatics First 1,855 VACANT since Whole 5,840 Hitachi (Europe) Ltd - Sublet to Logicall Results 6 Ground 1,799 Press To Print Ltd First 1,945 VACANT since Whole 3,834 Kyocera Mita 8 Whole 5,903 Kyocera Mita 9 Whole 3,796 Kyocera Mita 10 Ground 2,848 VACANT since 2009 First Pearl Assurance PLC - Sublet to Carl Bro Services (Not 2,755 in occupation) 11 Whole 3,675 Computer Task Group The vacancy rate is 29% but occupancy is only 58%, due to the fact that a number of tenants are not in occupation.

11 Appendix Two Marketing Information

12 16 November 2011 Beacontree Plaza & Beacontree Court Marketing & Development History During this period there have been no landlord lettings on any of the Beacontree Plaza units. The vacancy rate stands at 29% but occupancy is only 58%. During this period there have been 21 lettings on Beacontree Court. The vacancy rate stands at 66%. Year Month 2006 March March July August October October December December 2007 Feb, June, Oct February February February April May December 2008 Feb, June, Oct January May September 2009 March June Marketing included in CG mailshot to London office agents included in CG mailshot to local office agents - WORKS - Beacontree Court common parts refurbished to improve appearance walls repainted, new carpets, new lighting etc. included in Campbell Gordon (CG) Thames Valley occupier mailshot included in CG mailshot to London office agents included in CG mailshot to local office agents - BROCHURE - New letting brochure produced for Beacontree Court - MAILING New Beacontree Court brochure mailed to applicants from the CG database with a covering letter - ADVERTISING - Beacontree Plaza and Beacontree Court advertised quarterly in the Thames Valley Commercial Property Register magazine included in CG mailshot to local office agents. included in CG mailshot to London office agents - WEBSITE Dedicated website created for Beacontree Court and Beacontree Plaza units, with information on the available space and downloadable PDF brochures. - MAILING - Beacontree Court brochure mailed to 250+ local and London office agents with covering letter included in CG Thames Valley occupier mailshot included in CG Thames Valley occupier mailshot - ADVERTISING - Beacontree Plaza and Beacontree Court advertised in the Thames Valley Commercial Property Register magazine included in CG mailshot to local and London office agents included in CG mailing to recent applicants with active requirements for office space in the Reading area included in CG mailshot to local and London office agents - BROCHURE - New letting brochure with inserts produced for Beacontree Plaza units - WORKS - External cladding on all Beacontree Plaza units an Beacontree Court repainted grey to improve appearance

13 August October October November 2010 January July November November December 2011 May August August 16 November 2011 included in CG mailshot to local and London office agents - OPEN DAY - Agent s Open Day Local and London office agents invited view available space in Beacontree Court and Beacontree Plaza. 23 agents attended. - MAILING - Brochure for Beacontree Plaza and Beacontree Court mailed to local and London agents with covering letter, following open day included in CG Thames Valley occupier mailshot - MAILING - Beacontree Plaza and Beacontree Court brochures mailed to local and London office agents - BROCHURE - New brochure insert produced for Unit 10 included in CG Thames Valley occupier mailshot included in CG mailshot to London office agents included in CG mailshot to local office agents - BROCHURE - Beacontree Plaza brochures updated and reprinted included in a CG mailshot to local office agents included in a CG mailshot to London office agents

14 Gillette Way, Reading, Berkshire RG2 0BS Refurbished office rooms and suites close to M4 junction 11. From 140 to 2,500 sq ft

15 Description Beacontree Court is a modern office building which has recently been refurbished both internally and externally, and offers flexible accommodation arranged over two floors. All of the available suites feature suspended ceilings, central heating and perimeter trunking. Additional facilities include separate toilet and kitchen facilities on both floors, manned reception and 24 hour security MORRISONS patrols. Amenities Beacontree Court A33 Parking ratio 1:254 sq ft 24hr security and access Central heating Part air conditioned Passenger lift Accommodation MADEJSKI STADIUM & CONFERENCE CENTRE TO THE WEST Offices and suites between 140 sq ft and 1,261 sq ft, with up to 2,500 sq ft available by amalgamation. M4 Terms Junction 11 TO LONDON A33 Location TO BASINGSTOKE & M3 MOTORWAY Forming part of Beacontree Plaza, Beacontree Court is situated close to the A33 allowing excellent access to both the M4 motorway and Reading town centre. Flexible short term leases are available, full details available on request. Inclusive terms can be agreed by negotiation. Viewings and further information Strictly via appointment through the joint sole agents. Junction 11 of the M4 is less than 1.5 miles away, and gives excellent access to Central London and South Wales. Heathrow airport is less than 40 minutes away by car, and central London can be reached in 1 hour 15 minutes. In addition to Reading town centre s amenities such as The Oracle shopping centre, Reading Station provides fast and easy rail access to Central London and the West, with frequent direct trains reaching Paddington in around 25 minutes. Duncan Campbell / Christopher Barrs Simon Fryer / Darren Parkinson Campbell Gordon and Fryer Holt for themselves and for the vendors or lessors of this property, whose agents they are, give notice that: 1. The particulars are set out as a general outline only for the guidance of intended purchasers or lessees and do not constitute nor constitute part of, an offer or contract. 2. All descriptions, dimensions, reference to condition and necessary permissions for use of occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Campbell Gordon or Fryer Holt has any authority to make or give any representation or warranty whatsoever in relation to this property. Unless otherwise stated the terms exclude VAT. These particulars were prepared in October 2006.

16 TO TOWN CENTRE 2 miles MORRISONS A33 Beacontree Plaza Gillette Way Reading Berkshire RG2 0BS MADEJSKI STADIUM & CONFERENCE CENTRE TO THE WEST M4 Beacontree Plaza Beacontree Court Junction A TO BASINGSTOKE & M3 MOTORWAY TO LONDON Campbell Gordon and Fryer Holt for themselves and for the vendors or lessors of this property, whose agents they are, give notice that: 1. The particulars are set out as a general outline only for the guidance of intended purchasers or lessees and do not constitute nor constitute part of, an offer or contract. 2. All descriptions, dimensions, reference to condition and necessary permissions for use of occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Campbell Gordon or Fryer Holt has any authority to make or give any representation or warranty whatsoever in relation to this property. Unless otherwise stated the terms exclude VAT. These particulars were prepared in April GILLETTE WAY Viewing: Strictly by appointment via the sole letting agents: Duncan Campbell Christopher Barrs Shaun Walters Darren Parkinson Beacontree Plaza Gillette Way, Reading, Berkshire RG2 0BS

17 Beacontree Plaza provides modern office buildings in an established business location situated close to the A33 in Reading. Junction 11 of the M4 is less than 1.5 miles away, and gives excellent access to Central London and South Wales. Heathrow airport is around 40 minutes away by car, and central London can be reached in 1 hour 15 minutes. In addition to Reading town centre s amenities such as The Oracle shopping centre, Reading Station provides fast and easy rail access to Central London and the West, with frequent direct trains reaching Paddington in around 29 minutes. * ** 24 hour on-site security Meeting room facilities in Beacontree Court * AA route planner **First Great Western Trains

18 1 Beacontree Plaza First floor offices To let 1,903 sq ft sq m Gillette Way, Reading RG2 0BS

19 Beacontree Plaza occupiers 3 Chillies Action Jobs Annodata GILLETTE WAY Bluebird Care CMC Connection2 Beacontree Court CTG Fiscal Technologies Fleetmatic IWPC KPL Kyocera Lighterlife Prestoprint Tonna Care Services Transonics Vision Base Workflight Offices are predominantly open plan, with 3 separate partitioned offices Amenities: 8 car parking spaces Night-time and weekend on-site security Gas central heating Carpeting Suspended ceiling, integral fluorescent lighting Raised floor Male & female WC Shower Kitchenette Meeting room facilities* * Large and small meeting room facilities are available in Beacontree Court, free of charge at date of printing Terms: A new fully repairing and insuring lease with term to be agreed. Rent available upon request. Business Rates: We would advise parties to make their own enquiries of Reading Borough Council, Beacontree Plaza Viewing: Strictly by appointment via the sole letting agents: Duncan Campbell Sarah Brisbane Shaun Walters Darren Parkinson Campbell Gordon and Parkinson Holt for themselves and for the vendors or lessors of this property, whose agents they are, give notice that: 1. The particulars are set out as a general outline only for the guidance of intended purchasers or lessees and do not constitute nor constitute part of, an offer or contract. 2. All descriptions, dimensions, reference to condition and necessary permissions for use of occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Campbell Gordon or Parkinson Holt has any authority to make or give any representation or warranty whatsoever in relation to this property. Unless otherwise stated the terms exclude VAT. These particulars were prepared in May 2011.

20 2 Beacontree Plaza Self contained refurbished offices To let 5,954 sq ft sq m Gillette Way, Reading RG2 0BS

21 Beacontree Plaza occupiers 3 Chillies GILLETTE WAY Action Jobs Annodata Bluebird Care Beacontree Court CMC Connection2 CTG Fiscal Technologies Fleetmatic IWPC KPL Kyocera Lighterlife Prestoprint Tonna Care Services Transonics Vision Base Workflight Availability: Reception Ground floor First floor Total 189 sq ft 2,879 sq ft 2,886 sq ft 5,954 sq ft Amenities: 23 parking spaces Night-time and weekend on-site security Gas central heating Suspended ceiling, integral fluorescent lighting Carpeting Kitchenette Male & female WC Meeting room facilities* * Large and small meeting room facilities are available in Beacontree Court, free of charge at date of printing Terms: A new fully repairing and insuring lease with term to be agreed. Rent available upon request. Business Rates: We would advise parties to make their own enquiries of Reading Borough Council, Beacontree Plaza Viewing: Strictly by appointment via the sole letting agents: Duncan Campbell Sarah Brisbane Campbell Gordon for themselves and for the vendors or lessors of this property, whose agents they are, give notice that: 1. The particulars are set out as a general outline only for the guidance of intended purchasers or lessees and do not constitute nor constitute part of, an offer or contract. 2. All descriptions, dimensions, reference to condition and necessary permissions for use of occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Campbell Gordon has any authority to make or give any representation or warranty whatsoever in relation to this property. Unless otherwise stated the terms exclude VAT. These particulars were prepared in May 2011.

22 4 Beacontree Plaza Refurbished first floor offices To let 1,855 sq ft sq m Gillette Way, Reading RG2 0BS

23 Beacontree Plaza occupiers 3 Chillies Action Jobs Annodata Bluebird Care GILLETTE WAY CMC Connection2 CTG Beacontree Court Fiscal Technologies Fleetmatic IWPC KPL Kyocera Lighterlife Prestoprint Amenities: 8 car parking spaces Night-time and weekend on-site security Gas central heating Carpeting Suspended ceiling, integral fluorescent lighting Raised floor Male & female WC Kitchenette Meeting room facilities* * Large and small meeting room facilities are available in Beacontree Court, free of charge at date of printing Viewing: Strictly by appointment via the sole letting agents: Tonna Care Services Transonics Terms: A new fully repairing and insuring lease with term to be agreed. Rent available on request. Vision Base Workflight Business Rates: We would advise parties to make their own enquiries of Reading Borough Council, Duncan Campbell Sarah Brisbane Shaun Walters Darren Parkinson Campbell Gordon and Parkinson Holt for themselves and for the vendors or lessors of this property, whose agents they are, give notice that: 1. The particulars are set out as a general outline only for the guidance of intended purchasers or lessees and do not constitute nor constitute part of, an offer or contract. 2. All descriptions, dimensions, reference to condition and necessary permissions for use of occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Campbell Gordon or Parkinson Holt has any authority to make or give any representation or warranty whatsoever in relation to this property. Unless otherwise stated the terms exclude VAT. These particulars were prepared in May 2011.

24 6 Beacontree Plaza Refurbished first floor offices To let 1,945 sq ft sq m Gillette Way, Reading RG2 0BS

25 Beacontree Plaza occupiers 3 Chillies Action Jobs Annodata GILLETTE WAY Bluebird Care CMC Connection2 Beacontree Court CTG Fiscal Technologies Fleetmatic Open plan offices with exceptional natural light. Beacontree Plaza IWPC KPL Kyocera Lighterlife Prestoprint Amenities: 8 car parking spaces Night-time and weekend on-site security Gas central heating Carpeting Suspended ceiling, integral fluorescent lighting Raised floor Male & female WC Kitchenette Meeting room facilities* * Large and small meeting room facilities are available in Beacontree Court, free of charge at date of printing Viewing: Strictly by appointment via the sole letting agents: Tonna Care Services Transonics Vision Base Workflight Terms: A new fully repairing and insuring lease with term to be agreed. Rent available on request. Business Rates: We would advise parties to make their own enquiries of Reading Borough Council, Duncan Campbell Sarah Brisbane Campbell Gordon for themselves and for the vendors or lessors of this property, whose agents they are, give notice that: 1. The particulars are set out as a general outline only for the guidance of intended purchasers or lessees and do not constitute nor constitute part of, an offer or contract. 2. All descriptions, dimensions, reference to condition and necessary permissions for use of occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Campbell Gordon has any authority to make or give any representation or warranty whatsoever in relation to this property. Unless otherwise stated the terms exclude VAT. These particulars were prepared in May 2011.

26 10 Beacontree Plaza Gillette Way, Reading RG2 0BS Ground floor offices To let 2,848 sq ft sq m

27 Beacontree Plaza occupiers 3 Chillies Action Jobs Annodata Bluebird Care CMC Connection GILLETTE WAY CTG Fiscal Technologies Fleetmatic IWPC Beacontree Court KPL Kyocera Beacontree Plaza Lighterlife Prestoprint Tonna Care Services Transonics Vision Base Workflight Amenities: 9 car parking spaces 24 hour on-site security Gas central heating Carpeting Suspended ceiling, integral fluorescent lighting Air conditioning Male & female WC Kitchenette Meeting room facilities* * Large and small meeting room facilities are available in Beacontree Court, free of charge at date of printing Viewing: Strictly by appointment via the sole letting agents: Terms: A new fully repairing and insuring lease with term to be agreed. Rent available on request. Business Rates: We would advise parties to make their own enquiries of Reading Borough Council, Duncan Campbell Sarah Brisbane Campbell Gordon for themselves and for the vendors or lessors of this property, whose agents they are, give notice that: 1. The particulars are set out as a general outline only for the guidance of intended purchasers or lessees and do not constitute nor constitute part of, an offer or contract. 2. All descriptions, dimensions, reference to condition and necessary permissions for use of occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Campbell Gordon has any authority to make or give any representation or warranty whatsoever in relation to this property. Unless otherwise stated the terms exclude VAT. These particulars were prepared in July 2010.