Roy Smith House

Wembley High Road
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Roy Smith House

Ref number	24/25 - 05
Rental price	Guide price of £70,000.00 per annum plus service charge, exclusive of business rates and outgoings, under an internal repairing and insuring lease
Size available	The commercial space is approximately 246 sqm.
Use class	Restaurants and cafes
Energy Performance Certificate	A 17
Closing date for applications	11:59pm on 23 February 2025
Proposed use	Subject to obtaining planning consent. The provider(s) will be expected to deliver a range of activities for local communities including provision of advice and guidance, services for young people, employment and skills support, as well as other tailored community offers. Proposals for use are expected to demonstrate benefit to the local community, and to include outcomes around employment, education and skills including improving qualification and skill levels, improving work readiness, increasing wellbeing, improving access to advice and support services and others. The provider(s) will be responsible for obtaining any planning or statutory consents.
Viewing and further details	Viewing to take place by appointment only on Tuesdays from 2pm until 3pm. Email to book. Viewings are open until 18 February 2025. Please note the names of those attending the property viewing will be taken on the day. Only those who have viewed the property will be considered for the tender application. Please make sure the name given at the viewing is the same as on the application. The Council is not obliged to accept the highest offer or any offer. Any negotiations are subject to contract/lease and Heads of Terms set out in this document may be subject to change.

Description

The ground floor of Roy Smith House is a shell and core condition and is currently unoccupied.

The unit will be fitted-out by Brent Council to provide community use facilities, please refer to the attached floorplan.

The successful tenant will not be permitted to make changes to the design specification, only minor cosmetic decisions (subject to timescales).

It’s anticipated the fitted-out unit will be ready for occupation from Summer 2025.

Lease plan

Floor plan

Rates, costs and insurance

Tenant responsible for business rates, utilities and outgoings.
Ingoing tenant to pay the council's legal and surveyor's fees.

Proposed lease (Heads of Terms)

The following is a summary of the key heads of terms of the lease. It is not meant to be exhaustive.

1. The organisation must be a registered Voluntary or Community organisation or charity who’s work has a direct positive impact on Brent residents and the local area. This may include (not an exhaustive list):

Registered charities
Community groups
Co-operatives
Community Interest Companies
Social enterprises
Limited company (that can demonstrate voluntary sector activity)
Charitable incorporated organisation (CIO)

For consortium bids, organisations are required to form a single entity.

2. If the tenant is required to carry out internal property works to the property then an agreement for lease for 6 months may be needed or if the tenant needs to set up its legal entity.

3. The term of the lease will be 25 years.

4. The lease will be granted outside the provisions of Part 2 Landlord and Tenant Act 1954.

5. Internal repairing and insuring lease.

6. Mutual break clause on every fifth anniversary of the term commencement date upon 6 months prior written notice.

7. Rent Review – every 5 years. The review of the discounted rent will be on an indexation basis. The index will be RPI or CPI at the discretion of the landlord.

8. Alienation – the tenant will not be permitted to assign the whole or part of the lease, nor sublet whole. Subletting of part is permitted with the prior consent of the landlord. Sharing occupation and possession of whole or part is at the discretion and prior approval of the landlord.

9. The lease may contain tenant’s obligations relating to Social Value and the parties entering into a Service Level Agreement.

10. Service charge is payable by the tenant.

11. The tenant will be responsible for paying the rates and the utilities.

References

The prospective tenant will be required to provide the following satisfactory references:

a bank reference which must support the financial offer for the property.
a previous landlord reference or a trade reference (from someone who has had business dealings with the prospective tenant for a period of three years)
professional reference (accountant, solicitor etc)

Further references may be requested during the process.

Location and direction

Roy Smith House is well-located in the heart of Stonebridge, within the London Borough of Brent. This area offers great transport connections, with Harlesden and Stonebridge Park stations (Bakerloo Line and London Overground) nearby, providing easy access to central London and other key areas. Several bus routes also serve Hillside, offering further convenience for local and citywide travel.

Last updated 12/02/25