Schoeller Allibert Limited, Road One, Winsford Industrial Estate

Winsford, Cheshire CW7 3RD

Overview

  • Strategic location on Winsford Industrial Estate, close to the M6.
  • Freehold, Manufacturing and Distribution HQ, totalling 158,703 sq ft.
  • New FRI lease to Schoeller Allibert Ltd, for 15 years at £650,000 pa (£4.10 psf), with Group parent company guarantee.
  • Schoeller Allibert is Europe's market leader in Returnable Transit Packaging, with a Dun & Bradstreet Rating of 4A1.
  • Five yearly, annually compounded rent reviews to RPI (subject to a collar and cap of 2% - 4% p.a).
  • Very strong regional occupational market with extremely favourable supply/demand market dynamics.
  • Tenant currently extensively utilising all the buildings on site.
  • We are instructed to seek offers in the region of £9,000,000, subject to contract. This reflects 6.77% NIY, projected to grow to 7.91% in 5 years, assuming standard purchaser's costs of 6.68%.
  • Low capital value of £56.71 psf.

Location

Winsford occupies a central position in the county of Cheshire, with direct proximity to a number of the North West's major conurbations.

The location has strong transport links, being approximately 5 miles west of Junction 18 of the M6 Motorway, which is accessed via the A54 and provides a direct link west to Chester (19 miles). The A556, directly north from the town, provides access to Junction 19 of the M6 Motorway and the M56 (Junction 7).

Manchester Airport - 20 miles
Manchester - 27 miles
Liverpool - 36 miles
Warrington - 20 miles
Birmingham - 65 miles

Manchester Airport is 20 miles to the north east and is the UK's third largest airport in terms of both passenger and cargo handling, with a new £1bn expansion programme.

The town has an immediate population of approximately 33,000 people, with a population of over 330,000 people in the wider Cheshire West and Chester borough.

Situation

The property is located 1 mile to the east of Winsford town centre on the well-established Winsford Industrial Estate, the town's dominant industrial location.

Winsford Industrial Estate employs over 4,000 people, with notable occupiers including Coveris, Henkel Ltd, International Paper Containers (UK) Ltd, Iveco, H&M, Jiffy Packaging and Wincanton Logistics and Tiger Trailers.

The subject premises occupy a highly prominent roadside position on Road One, the estate's principal thoroughfare, linking to the A54 Middlewich Road.

Winsford Rail Station is approximately 0.7 miles south of the subject premises situated off the A54, providing services to Liverpool (35 mins) and Birmingham (65 mins).

Winsford Industrial Estate Expansion

In 2018, Cheshire West & Chester Council signed off proposals for an expansion of Winsford Industrial Estate including over 340,000 sq ft of warehousing and a 14,400 sq ft hotel.

The first phase features a 125,000 sq ft manufacturing facility for Tiger Trailers, who are relocating from their existing premises within the estate.

The Council has now moved forward with the second phase, which is an industrial-led mixed-use scheme featuring a 240,000 sq ft warehouse; a 14,400 sq ft hotel; a petrol filling station; a retail unit and a food takeaway. There will also be a 6,000 sq ft pub as part of the proposals.

Description

Occupying a fully secured site, the property comprises two buildings, as follows:

BUILDING ONE

  • Single bay, steel portal frame construction
  • Pitched metal overclad roof, incorporating translucent panels
  • Clear internal eaves height of 11.4 metres
  • Three loading doors
  • 20-tonne capacity crane system (installed by the occupier)
  • Fully sprinklered and lit
  • Well-specified office accommodation at ground and first floor level
An additional single-storey metal-profile clad unit of steel portal frame construction, is attached to the rear and has two loading doors.

BUILDING TWO

  • Single bay, steel portal frame construction
  • Pitched metal over clad roof, incorporating translucent panels
  • Eaves height of 9.22m (clear internal eaves height of 8.20 metres)
  • Two loading doors
  • Canopied area
  • Fully sprinklered and lit
  • Well specified three storey offices
The occupier has occupied and invested significant sums in the site over many years, including over £5m on the property and its plant and machinery, in just the past few years.

SITE

The buildings sit on a regular shaped site totalling approximately 7.56 acres (3.06 hectares), which also provides:
  • Service yard areas to front and rear
  • Parking for around 110 cars
  • 8 x 11KV to 400 volt transformers on site giving a total power capacity of 13800Kva/13.9 megawatts. The site is fed by two 11kv feeders each capable of 5.9kVA (local external network limits this)
  • Secure gatehouse
  • Total of 14 silos

Accommodation

The property totals approximately 158,703 sq ft (14,744 sq m) Gross Internal Area (GIA), across both buildings.

This area includes the gatehouse, but excludes the canopy, oil store and mezzanine.

Further information can be found within the schedule link below.


Tenure

Freehold.

Schoeller Allibert granted Manweb plc a 99 year lease on the electricity substation from 2nd June 2008.

Tenancy

From completion of the purchase, the property will be let to Schoeller Allibert Limited for a term of 15 years without break.

The initial rent will be £650,000 per annum equating to £4.10 per sq ft.

The lease is agreed on FRI terms, subject to a schedule of condition and subject to five yearly, annually compounded rent reviews to RPI (subject to a collar and cap of 2% and 4% per annum).

There is a guarantee provided by Schoeller Allibert Group (BV), which is the group trading company of the Schoeller Allibert business.

A copy of the lease is available upon request.

Covenant Information

Schoeller Allibert has been developing, designing and manufacturing returnable plastic crates and containers (Returnable Transit Packaging) for more than 50 years. They are the European market leader in this industry, with operations worldwide and a 25% share of the European Market.

As a substitute for one-way packaging, the returnable packing industry is positioned for growth, a trend driven by a global focus on sustainability, waste reduction and growing e-commerce and logistics automation.

Manufacturing takes place at nine Schoeller Allibert factories throughout Europe and one in the USA. Including sales and production sites, Schoeller Allibert is present in over 50 countries worldwide and employs a total workforce of over 2,000 people.

On average Schoeller Allibert launches at least one new product every month, serving a diversified, global customer base of over 10,000, across essential industry sectors including agriculture, automotive, food and food processing, beverage, retail, industrial manufacturing, and pooling. For each sector it provides an adaptable range of innovative products, with every product group serving a specific market. All containers are designed and manufactured in-house from high-quality polymers that are 100% recyclable.

Many of the major innovations in plastic packing systems were developed by Schoeller Allibert - inventing foldable large containers such as the Magnum Optimum® and bottle crates with in-mould labels. In addition, they have invented and optimised production techniques such as moulding and mirror welding.

The World Packaging Organization (WPO) recently awarded Schoeller Allibert's new foldable IBC Container 'Combo Fructus' as a Worldstar Packaging Award winner for 2019. In total, 319 packaging projects from 35 countries tried to succeed in this competition.

In May 2018, Brookfield Business Partners LP completed the acquisition of a controlling interest in Schoeller Allibert Group (BV), which is the main trading company of the Schoeller Allibert business.

The Group's recent market presentation has highlighted improved revenues and EBITDA (over 500m Euro and 50m Euro respectively), with a positive cashflow outlook, alongside key operational improvement initiatives, including new products and a breakthrough year in sales performance for the US non-pooling business.

Moving forward, innovation will continue to be an important driver of their success and as a result, will help retain their position as market leader.

For example, Schoeller Allibert's engineers are currently focused on next-generation handled containers for e-commerce solutions and products such as fruit and vegetables, which will be ultra-flat, lighter and capable of being equipped with smart tracking devices. The company will also provide a recycling service for customers who want to take advantage of digitalisation in logistics.

Schoeller Allibert Ltd has a D&B rating of 4A1, reflecting a "minimum" risk of business failure. Summary accounts for the last 3 years are set out in the schedule link below.

Further information can be found at - https://www.schoellerallibert.com/uk/

The UK business continues to invest and improve its profitability and market share, demonstrating a 22% increase in the revenue (Q4, 2018 Quarter on Quarter). The UK business has continued this strong performance into this year and its latest forecast projects significant growth in profit in 2019.

The UK business continues to outperform its domestic peers both in terms of profitability and market share growth and has an extremely positive outlook over its 5 year planning cycle.

Winsford is Schoeller Allibert's only UK manufacturing site and is used for manufacturing and distribution to customers including major UK food retailers and industry leaders in non-food retail and home shopping logistics. This includes Tesco, M&S, Asda, ALDI, Domino's Pizza and TK Maxx, together with large blue chip companies such as Molson Coors, Jaguar Land Rover and Whistl.

Guarantor - Schoeller Allibert Group (BV), is a guarantor to the lease and is a 519m revenue and 52m EBITDA business.


VAT

We are advised that the property is not elected for VAT.

Sale and Leaseback transactions are not regarded as a Transfer of a Going Concern and therefore interested parties are to account for their own purchaser's costs as appropriate.

OCCUPATIONAL - MARKET COMMENTARY

Further information can be found within the marketing particulars.

INVESTMENT - MARKET COMMENTARY

Further information can be found within the marketing particulars.

EPC

Building One - C65
Building Two - C62
Copies of the EPCs are available on request.

Proposal

We are instructed to seek offers in the region of £9,000,000, subject to contract.

A purchase at this level would produce a net initial yield of 6.77% and a reversionary yield of 7.91%* at first review, assuming purchaser's costs of 6.68%.

*Based on Oxford Economics RPI research.

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NET INITIAL YIELD:
6.77%
PRICE:
£9,000,000
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