London development pipeline

Just over a quarter of the assets in our London Portfolio are development prospects. These are either on site, with planning consent, or in design. We have made excellent progress on our development pipeline and increased our focus on the West End. Our work in Victoria, SW1 is set to transform the area into one of central London’s most desirable places to work, live, shop and invest.

Property Name
Description
Property Size
Value Range
1 & 2 New Ludgate, EC4
30 Old Bailey

In June 2013 we committed to the speculative development of 1 & 2 New Ludgate, EC4 comprising two distinct buildings united by a new public piazza. Together they comprise 351,000 sq ft of office accommodation and 30,000 sq ft of restaurant and retail facilities with completion scheduled for April 2015.

Property Size381,000 sq ft
Value Range> £200m
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Key Facts:
351,000 sq ft
Office Area
30,000 sq ft
Retail Area
100%
Ownership Interest
66%
Letting Status
£22.6m
ERV
April 2015
Completion Date
£196m
Development Costs
(to date)
£257m
Development Costs
(Total)
20 Fenchurch Street, EC3
20 Fen St 2

Rafael Viñoly-designed 525 ft tall City tower will incorporate premier office accommodation, a café and a unique publicly accessible Sky Garden with three bespoke catering offers - the highest public park in London. 50% owned JV with Canary Wharf Group.

Property Size687,000 sq ft
Value Range> £200m
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Principal Occupiers:

Markel, Kiln, Liberty Mutual, Liberty Syndicates, RSA, DWF, CNA, Allied World

Key Facts:
674,000 sq ft
Office Area
13,000 sq ft
Retail Area
50%
Ownership Interest
90%
Letting Status
£21.7m
ERV
August 2014
Completion Date
£239m
Development Costs
(Total)
62 Buckingham Gate, SW1
Selborne House

This mixed-use development provides 260,000 sq ft of offices, together with street level shops and restaurants in the heart of Victoria.

Property Size275,000 sq ft
Value Range> £200m
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Key Facts:
260,000 sq ft
Office Area
15,000 sq ft
Retail Area
100%
Ownership Interest
69%
Letting Status
£18.8m
ERV
2013
Completion Date
£179m
Development Costs
(Total)
Nova, Victoria, SW1
Victoria Circle 1

Our plans for the 726,000 sq ft mixed-use scheme at Nova, Victoria include a vibrant mix of offices, shopping and residential apartments in the area bordered by Victoria Street, Bressenden Place and Buckingham Palace Road.

Property Size726,000 sq ft
Value Range£100m - £200m
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Key Facts:
480,000 sq ft
Office Area
166,000 sq ft
Residential Area
80,000 sq ft
Retail Area
50%
Ownership Interest
n/a
Letting Status
n/a
ERV
Planning received
Planning Status
2016-18
Completion Date
n/a
Development Costs
(to date)
n/a
Development Costs
(Total)
The Zig Zag Building and Kings Gate, SW1
The Zig Zag Building and Kings Gate

Construction of two new developments started in November 2012 with practical completion of Kings Gate scheduled for February 2015 and The Zig Zag Building for March 2015.

Property Size341,000 sq ft
Value Range£100m - £200m
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Key Facts:
188,000 sq ft
Office Area
109,000 sq ft
Residential Area
44,000 sq ft
Retail Area
100%
Ownership Interest
Residential 69%, Retail 16%
Letting Status
£15.5m
ERV
March 2015
Completion Date
£174m
Development Costs
(to date)
£342m
Development Costs
(Total)
1 New Street Square, EC4
1 New Street Square

We submitted a planning application to the City Corporation in March 2011 to redevelop the existing IPC Tower to provide approximately 250,000 sq ft of new offices. Demolition started in March 2013 and the earliest completion date for this extension to our successful New Street Square campus is June 2016. Our success at New Street Square gives us confidence in the prospects for this scheme, when delivered.

Property Size271,000 sq ft
Value Range£50m - £100m
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Key Facts:
266,000 sq ft
Office Area
5,000 sq ft
Retail Area
100%
Ownership Interest
£15.9m
ERV
June 2016
Completion Date
£54m
Development Costs
(to date)
£176m
Development Costs
(Total)

Where the property is not 100% owned, floor areas shown above represent the full scheme whereas all other figures represent our proportionate share. Letting % is measured by ERV and shows letting status at 30 September 2012. Trading property development schemes (e.g. Wellington House, SW1) are excluded from the development pipeline.

Planning status for proposed developments
PR – Planning Received

Total development cost (£m)
Total development cost refers to the book value of the land at the commencement of the project, the estimated capital expenditure required to develop the scheme from the start of the financial year in which the property is added to our development programme, together with capitalised interest, being the Group's borrowing costs associated with direct expenditure on the property under development. Interest is also capitalised on the purchase cost of land or property where it is acquired specifically for redevelopment. Of the properties in the development pipeline at 30 September 2012, there were no properties on which interest was capitalised on the land cost. The figures for total development costs include £152.0m for the residential elements of Kings Gate, SW1.

Net income/ERV
Net income/ERV represents headline annual rent on let units plus ERV at 30 September 2012 on unlet units.

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