THE BREWERY LEEDS

THE 

BREWERY 

LEEDS

4 | St James Securities & Pears Property 

THE BREWERY, LEEDS | 1 

Contents 

1. Deliverability of Proposal 

1.1 Name of the Proposed Purchaser or Purchase Vehicle X 

1.2 Our Vision for the Redevelopment of the Leeds Brewery 

Site 

and how this Reflects the Aspirations of Carlsberg UK 

1.2.1 Our Vision X 

1.2.2 Carlsberg UK Aspirations X 

1.3 How we will Draws on our Experience and Track Record to X 

Deliver a Successful Development in a Timely Manner 

1.4 Our Strategy to Secure Occupiers and How Occupation will X 

Align with the Proposed Development Programme 

1.4.1 Occupier Strategy X 

1.4.2 How Occupation will align with the Development 

Programme 

X 

1.5 Leaseback Proposal for Carlsberg X 

1.5.1 Tetley’s House X 

1.5.2 New Carlsberg UK Office X 

1.6 Programme Through to Occupation of the First Phase of X 

Development 

2. Commercial Proposal 

2.1 Confirmation as to Whether Our Proposal Relates to Purchase X 

of All or Part 

2.2 Price X 

2.3 Timetable & Approval Processes X 

2.4 Timetable for Exchange of Contracts & Payment of Monies X 

2.5 Timetable for Completion X 

2.6 Confirmation that Funds are in Place to Purchase the Site 

including Evidence 

X 

2.7 Confirmation that Funds are in Place to Finance Planning 

Design 

X 

& Initial Phase of Development including Evidence 

2.8 Proposed Mix of Uses and Quantum for the Initial Phase 

of Development 

X 

2.9 Financial Appraisal Summary including Detailed Cash Flow X 

from Site Purchase Through to First Phase of Development 

2.10 Conditions X 

Appendices 

Appendix 1 Masterplan X 

Appendix 2 Aerial View of Leeds (SJS schemes highlighted) X 

Appendix 3 Expression of Interest Document 

X 

Appendix 4 Leeds Beckett University Letter of Support X 

Appendix 5 LEP Prospectus 

X 

Appendix 6 Programme 

X 

Appendix 7 Site Plan 

X 

Appendix 8 Pears Property Bankers Letter (originally submitted 

with the original Expression of Interest)

2 | Invitation to Tender THE BREWERY, LEEDS | 3 

The brewery site is one of the largest sites 

that will ever become available in Leeds City 

Centre and is without doubt the best. 

Deliverability 

of Proposal 

1.1 Name of the Proposed Purchaser or Purchase Vehicle 

A Pears family company. 

1.2 Our Vision for the Redevelopment of the Leeds 

Brewery Site and how this Reflects the Aspirations 

of Carlsberg UK 

1.2.1 Our Vision 

The brewery site is one of the largest sites that will ever become 

available in Leeds City Centre and is without doubt the best. Its size 

and strategic location provide the ingredients for a development 

that has the ability to both build on and drive forward property 

markets in Leeds for a generation. We need to recognise and 

respect this potential. 

Significant work has been carried out by Leeds City Council in 

relation to their vision for the Brewery site and the South Bank as 

a whole. This is principally set out in the 2011 South Bank Planning 

Statement and the emerging Aire Valley Leeds Area Action Plan. 

This vision is built upon the ambition of the former Leeds City 

Architect, John Thorp, who joined the City Council in 1996 and 

during his time in office undertook a rigorous analysis of the 

Leeds city area with a view to mapping and providing a strategic 

framework for the renaissance, evolution and growth of the city. Key 

to John’s vision was the laying out of a large city centre park. Leeds 

has some of the largest municipal parks, and the greatest amount 

of green space per head of population of any major city. However, 

due to its evolution as an industrial city, most of these green spaces 

are located outside the centre as historically the wealthier people 

didn’t live in the dirty, noisy industrial centre. They preferred to live 

in the cleaner and quieter suburbs and villages surrounding the city. 

John’s aspiration was to provide a public park in a central location 

in an emerging part of the city. In doing so John hoped to provide 

the city centre with a facility to, amongst other things, increase its 

attractiveness as a residential location. John wanted to encourage 

people and families to live in the city centre. 

Another consequence of Leeds’ industrial heritage is that the 

city didn’t develop the infrastructure necessary to support the 

full complement of residential options in the city centre. At the 

same time as John Thorp was envisaging the growth of the city 

through his famous “flower diagrams” and exploring the benefits 

a park could bring, other groups such as the Leeds Sustainable 

Development Group were promoting the incorporation of primary 

and secondary education in the city centre to introduce the 

infrastructure required to further make the city centre an attractive 

place for families to locate. Such moves have successfully resulted 

in the relocation and consolidation of Leeds City College, the 

relocation of the College of Building and the establishment of the 

Ruth Gorse Academy, which will be one of the country’s largest 

secondary schools, serving 1,500 pupils and which is scheduled 

to open in September 2016. Whilst we have been preparing this 

document an announcement has been made that a University 

Technical College (UTC), to provide vocational education for 

600 students aged 14-19 with the curriculum focused on science, 

technology, engineering and maths, will open in September 2016 

located at the Braime Pressings Factory a short walk from the 

Brewery Site on Hunslet Road. All these educational initiatives are 

now located or locating in the South Bank area and will transform 

the areas credentials as a realistic and viable location for family 

housing. High profile influencers include people like Rachel 

Unsworth of the University of Leeds whose work on creating the 

right socio-geographic environment to allow a post-industrial city 

to thrive has informed these policies and this ambition generally. 

John’s aspiration 

was to provide a 

public park in a 

central location in 

an emerging part 

of the city


Site Key 

Apartments 

Office 

Retail/Leisure 

Multi Storey Car Park 

Business Village 

Education 

Parking 

Data Centre 

Carlsberg Ownership Boundary 

In short, a lot of people have already fed into the vision for the 

South Bank area with the Brewery site at its heart. This ambition 

is to push the core city centre boundary to the south to create 

room for the city to grow, it being constrained in all other directions 

by the ring road and in doing so build a new city quarter that is 

attractive for commerce, leisure and living and which offers the full 

range of municipal and civic facilities required to make such a place 

a success. Our aim is to build on this vision and implement this 

ambition. Having been one of Leeds’ core developers for over thirty 

years we know the people and organisations that it is necessary to 

work and engage with to deliver this vision on the ground. 

It is fair to say therefore that we wish to build a new place, one that 

works for business where small start up’s and large established 

companies, private, corporate and public sector alike can be based 

in a range of appropriate types of office. We want to see the area 

developing into a 24 hour neighbourhood where people can live as 

well as work and in this regard we want to provide accommodation 

options to suit a diverse demographic mix from single people living 

alone through to housing options for families with small children and 

older children alongside retirement living opportunities across the 

tenure categories. To support both the commercial and residential 

uses we will provide retail and leisure spaces and as trumpeted in 

the paragraphs above this will all be located around a large publicly 

accessible park and other civic and municipal facilities. We hope 

to build on the educational achievements already realised in the 

South Bank and will go into this in more detail in section 1.4. The 

net result of this is that the Brewery site will be transformed into 

the heart of a vibrant and attractive new extension to Leeds City 

Centre. 

1.2.2 Carlsberg UK Aspirations 

We believe that Carlsberg UK’s aspirations are twofold. Firstly, and 

as a commercial prerogative, to secure the highest capital receipt 

for the site and secondly to ensure that the party they choose 

to sell the site to has the ability, capacity and intention to bring 

forward the redevelopment of the Brewery in a timely manner. 

Our development strategy is to work up a masterplan for the site 

with regard to both the Supplementary Planning Guidance and 

the Area Action Plan. (Whilst you have specifically not asked for 

architectural masterplans, it has been necessary for us to devise 

one to allow us to appraise the site to in turn work up our offer, and 

our masterplan is enclosed at Appendix 1 for your information). We 

intend to prepare an outline planning application, for the whole site 

and having met with the Chief Planning Officer, Tim Hill, on the 

30th of June in relation to this proposal we understand that this is 

the route the local authority would wish the developer to adopt, 

supported by a Planning Performance Agreement and working with 

members in the pre-application stages. Having secured a consent 

it is our conviction that in order to “kick start” the development of 

an entirely new urban quarter that the first phase of development 

should be of a significant scale such that it provides the market 

with an unequivocal statement of intent that our proposals are both 

serious, and importantly will have a lasting impact on markets in 

the future. At the same time we recognise that good place-making 

is most often not best served by the hand of a single architect, 

or indeed even a single developer. What makes places work are 

elements such as variety, contrast, quirkiness, points of interest, 

indeed the things that distinguish places from each other. No 

one developer or architect has a monopoly on good ideas so we 

propose to secure delivery of a significant first phase by looking 

to work with others. Within the context of our masterplan we will 

bring in three or four partners and will therefore be able to create a 

What makes places 

work are elements 

such as variety, 

contrast, quirkiness, 

points of interest, 

indeed the things that 

distinguish places 

from each other.


6 

5 

Our local knowledge will give us speedy access to the right people at the right time and 

our experience across the use classes will ensure that we can translate the vision through 

planning and detailed design to procurring bricks on the ground. 

7 

8 

St James Securities developments total more than 1.5m sq.ft. of 

residential and commercial accommodation within a 1,250 metre 

radius of The Tetley Gallery. 

critical mass of first phase development that wouldn’t be possible 

for a single developer given the quantum of development and mix 

of uses. This “splash” needs to be sufficient to change perceptions 

in the local market and give the scheme impact. 

We believe this approach will secure a large volume of development 

quickly to deliver critical mass which will in turn fuel demand. This 

will ensure the site is developed quickly and in this way strategically 

we believe we meet Carlsberg’s aspirations. 

1.3 How we will Draw on our Experience and Track 

Record to Deliver a Successful Development in a 

Timely Manner 

Enclosed at Appendix 2 is an aerial view of Leeds with the Brewery 

site highlighted in red. The sites highlighted in blue are St James 

Securities developments and they total more than 1.5m sq.ft. of 

residential and commercial accommodation that we have delivered 

within a 1,250 metre radius of The Tetley Gallery. The grey-washed 

areas are sites where we have secured planning consents being 

implemented by others and these extend to a further 2.5m sq.ft. We 

have therefore been involved in more than 4m sq.ft. of residential 

and commercial accommodation within walking distance of the 

site. Leeds is a regional property market and were one to conduct 

an analysis of residential and commercial developments over the 

last thirty years the great majority of it would be found to have 

been delivered by Leeds based or Yorkshire based developers 

either directly or in joint venture arrangements. The great benefit 

we have if we are able to secure the Brewery site is that we know 

this city, the politicians, council officers and other stakeholders, all 

of whom will have a role to play in the delivery of the site. 

Our track record as set out in the Expression of Interest document 

(partially reproduced over thje follwiing x pages) shows that we have 

experience across the use classes and it is breadth of experience 

which you require in your chosen developer to ensure that they 

have the expertise and skill sets necessary to bring forward what is 

in effect a mixed use development. 

Our local knowledge will give us speedy access to the right people 

at the right time and our experience across the use classes will 

ensure that we can translate the vision through planning and 

detailed design to procurring bricks on the ground. 

7 

6 

2 

3 

1 

4 

Development Site 

The Tetley 

Key 

The Brewery Site 

St James Securities developments 

1. Bridgewater Place 2. Round Foundry 

3. Granary Wharfe Offices 4. The Embankment 

5. The Light 6. The Electric Press 

7. Wellington Place 8. Lisbon Square 

Secured planning consents being implemented by others 

3 4 5


Bridgewater Place, Leeds 

Developed in our joint venture Landmark St James, Bridgewater Place is the largest single 

building we have developed to date. It is a 32 storey office and residential tower and was 

completed in 2007. 

There are a large number of high profile office tenants in the building including Eversheds, 

Ernst & Young, BDO Stoy Hayward, DWF and hair products company GHD have their head 

office here also. There are various retail units at ground floor including a Tesco Express, 

Philpotts, Starbucks, Fudi and Casa Mia. 

The offices extend to more than 25,000 m² and there are 200 apartments in the tower


St Paul’s Place, Sheffield 

St Paul’s Place is a key element in the transformation of Sheffield City Centre. The 

development has seen the creation of a new prime pitch for offices and complements this 

with an exciting mix of cultural, retail, residential and restaurant uses to create a new part of 

the city. The offices adjoin The Millennium Galleries and The Winter Gardens and overlook 

The Peace Gardens next to the Town Hall. The masterplan integrates these buildings around 

a new square, St Paul’s Place, and includes a 32 storey residential tower and the award 

winning ‘Cheese Grater’ car park. The scheme was developed by CTP St James, one of our 

joint venture companies working in partnership with Sheffield City Council and Creative 

Sheffield. The residential element of the scheme was 

delivered by City Lofts. 

No.1 St Paul’s Place, 7,200 m² offices and 1,000 m² ground floor retailing, was completed 

in 2005. No.2 St Paul’s Place, also 7,200 m², was completed in 2009, as was the 520 space 

multi-storey car park.


Round Foundry, Leeds 

This award winning development, the birthplace of the industrial revolution in Leeds, won 

the RICS award for International Regeneration Project of the Year in 2005 – testament 

to the quality of design and construction adopted by our team. The Round Foundry was 

originally built by Matthew Murray in the 18th century and is the oldest remaining specialist 

engineering works in the world. The site was developed by our CTP St James joint venture 

converting and adapting the existing structures sensitively, with modern elements to create 

an urban village just a few minutes walk from Leeds train station. 

The village is made up of 7,000 m² of offices together with apartments, two pubs, two 

restaurants, a juice bar, deli, café, newsagent and a small art gallery. The most recent phase 

was completed in 2008 and attracted a mix of tenants including an architects’ practice, 

Welcome to Yorkshire (The Yorkshire Tourist Board) and a barristers chambers. 

Phase 1 benefited from various grants from Yorkshire Forward whilst Phase 2 was the 

beneficiary of ERDF assistance.


M&S Simply Food, Harrogate 

St James Securities worked as Hornbeam Park Developments Ltd’s Development Manager 

to deliver a new M&S Simply Food Store on a prominent gateway site on the Leeds Road 

approach to Harrogate Town Centre. 

We identified the opportunity and negotiated the site acquisition (including securing a 

relocation site and deal for the vendor), identified and secured the pre-let with the operator 

M&S, worked up and secured planning permission and delivered the completed store to 

M&S in June 2014. 

The store is one of the largest Simply Food stores in the M&S portfolio at 3,142m². 

Morrisons, Ilkeston 

Derby College selected St James Securities as their development partner to secure planning 

permission for and to deliver a new food store on the site of their Ilkeston Campus in 2012. 

The site proceeds provided the College with the funds necessary to build a new Campus 

in the town centre. St James Securities secured permission for a new 65,000 sq ft food 

store and 39 houses and agreed a lease deal with Morrisons who wanted to trade in the 

town. The retail development was forward funded by British Steel Pension Fund and the 

construction works were completed in 2014. 

The store opened in January 2015. The housing element was sold to local house builder 

Michael Goodall Homes in February 2015. This was a challenging project on many fronts 

however the project was delivered on time and to budget.

THE BREWERY LEEDS

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