Boroughmuir High School, 26 Viewforth, Edinburgh, EH10 4LR

*Closing date for offers - 12 noon, Monday 23 February 2015*

Description
Construction of the John Alexander Carfrae-designed High School commenced around 1911. The stone built building is category B listed. The main school building comprises three storeys with additional basement, mezzanine and attic floors, arranged over a double quadrangle or ‘figure of 8’ design. The building sits off centre (east) of the mid line, on a stepped site, with gross area of 0.88 Ha (2.18 acres), in the heart of Bruntsfield.  The total gross internal area of the built areas (excluding internal walls) is 9,626 sq m (103,611 sq ft). This includes: (a) two mid-1970’s single storey extensions positioned to the north of the main building, which provide additional canteen, dining and classroom facilities, and (b) a further single storey building to the north-west corner of the site providing additional classroom accommodation. In its current educational use, there are significant circulation areas throughout the main building in addition to the two atrium courtyards. These areas could be reconfigured to offer further opportunities for increasing the net area to create added value. Additionally, initial investigations have established that due to the structure of the main building, several of the partition walls between classrooms do not have significant load bearing capabilities so removal thereof is certainly a viable option. This would assist in increasing individual unit sizes of the proposed redevelopment. N.B. All interested parties should undertake their own structural analysis by a qualified structural engineer, to satisfy themselves, in this regard.  It should be noted that previous proposals for retaining the school on site included additional buildings within the playground and adding an additional storey to the top level of the building to create a mezzanine over the existing Library. A ribbon window of glazing to all 4 sides of this element was proposed and which would provide an interesting opportunity for additional penthouse apartments.  A Feasibility Study is available should interested parties wish additional information on the spatial and massing options available.

Planning
This purpose built Victorian school building is category B listed and lies within the Marchmont Meadows & Bruntsfield Conservation Area.  As an operational school, the existing use of the subjects is termed Class 10 (non-residential institutions) under the Use Classes (Scotland) Order 1997. Change of use to a residential flatted development may be possible, subject to planning and listed building consent. Any detailed planning application would have to reflect the scale and spatial characteristics of the immediate locale and the policies of the Marchmont Meadows & Bruntsfield Conservation Area.  The presumption remains that the site will be most attractive to residential developers and hence conversion of the main building into high quality residential units and/or loft style apartments, in order to take advantage of the floor to ceiling heights and large classroom layout. Alternative uses could be considered such as student accommodation and retirement/sheltered housing developments, however, the main building’s institutional layout may prove challenging for these type of schemes.  The Planning Service has confirmed additions to the existing building may be allowed and, if necessary, demolition of the 1970’s extensions, all subject to planning and listed building consent. Any new build should not have a detrimental impact on the main building’s character or appearance.  Copies of the Edinburgh City Local Plan are available on-line and at the Planning reception desk, Waverley Court, 4 East Market Street, Edinburgh, EH8 8BG. Further guidance on acceptable uses is available from Mr Paul V Devaney, Team Manager - Local Developments and Listed Buildings East. Tel: 0131 529 3911, email: localdevelopments.east@edinburgh.gov.uk

Viewing & Further Information
As the school remains operational throughout 2014-16, all viewings will be strictly by appointment only. For more information on this property, or to arrange a viewing, please contact: Robbie O’Donnell, Senior Estates Surveyor on 0131 529 6560, email:robbie.o’donnell@edinburgh.gov.uk or Frances Maddicott 0131 529 5828, email:  frances.maddicott@edinburgh.gov.uk

Energy Performance Certificate
The building was assessed in 2009 and given an E-rated EPC.

Location

The highly desirable area of Bruntsfield lies approximately one mile to the south of Edinburgh’s city centre. It offers an excellent array of amenities including fashionable bars, popular restaurants, banks, convenience & speciality shops. For larger shopping requirements, there is a Tesco Metro at Holy Corner and an M&S Food Hall and Waitrose Supermarket on Morningside Road. The site is also well situated for Edinburgh University, Napier University and The Royal Hospital for Sick Children. Recreational spaces in the area include the Meadows which has excellent tennis courts and Bruntsfield Links which has a pitch and putt.  Edinburgh city centre can be reached on foot in less than 15 minutes and there is an excellent range of bus services on both Gilmore Place and Bruntsfield Place. Schooling is well catered for in the private and state sectors.

Accommodation

A previous measured survey was undertaken in 2012. In accordance with the RICS Code of Measuring Practice, the approximate gross (GIA) and net (NIA) internal areas have been taken from this survey and are as follows:                                                                                                            

Terms

Fees
The purchaser will be expected to pay the Council’s reasonably incurred legal costs, plus the Council’s corporate property charge of 2% of the purchase price.

VAT
The property is not registered for VAT purposes and therefore VAT will not be payable on the purchase price.

Offers
Offers are invited for the heritable interest, with the benefit of vacant possession from September 2016, which are to be submitted by the closing date. The Council are particularly interested in offers including a non-refundable deposit and incorporating a profit share/overage payment. A clawback agreement may be required depending on the structure of the offer received and intended use of the property and grounds. In order for the Council to fully assess and evaluate offers, bids must include:         • Headline Price • Detailed timescale for purification of any suspensive conditions • Minimum Price * • Concept drawings including nature of intended use • Expected date for the Council to receive purchase price • Confirmation of funding for both acquisition and development costs * Schedule of abnormal costs, Section 75 contributions