261
THE ESTATES GAZETTE.
February 18, 1899.
' to the 'Warwickshire County Council, also gave evidence, and practically adopted the valuations already given•
The award was reserved.
BUILDING LAND AT BEXHILL.
At the Surveyors’ Institution, Savoy-street, W.C., on Wednesday, Mr. Daniel Watney,
P.	P.S.I. (Messrs. Daniel Watney and Son, 33, Poultry, E.O.), sitting as sole Arbitrator, resumed the hearing of the case of “ Squirrell v. Orowhurst, Sidley and Bexhill Railway Company,” which was a claim by Mr. H. T. Squirrell, the owner in fee simple of a quantity of land known as the Warkham Farm Estate, at Sidley, in the parish of Bexhill, for compensation in respect of the acquirement of a portion of that property for the purposes of a new railway. [Estates Gazette, February
4•]
Mr. G. M. Freeman, Q.C., and Mr. Lewis Coward (instructed by Messrs. Longham, Son and Douglas, 107, Cannon-street, E.C.) were counsel for the claimant; Mr. Edward Boyle,
Q.	C., and׳ Mr. Archibald Willis (instructed by Messrs. Cheeseman and Cope, 3, Great George-street, S.W.) for the railway company.
The case for the claimants was continued.
Mr. J. B. D. Wall, F.R.I.B.A., Station-yard, Bexhill, said he had for a number of years acted as surveyor to the Egerton Park Estate, Bexhill, and was thoroughly cognisant of the value of properties in the neighbourhood. In regard to plan A, witness had taken the ground rents at £682, 25 years’ purchase, £17,004. He had deducted the cost of roads and sewers, £1,300; the cost of making-up Woodsgate-avenue, £250; and the legal and surveying charges, £2,000, together £3,550, equals £13,490; interest during development of estate, three years at foul per cent., £1,000, equals £12,490; add 10 per cent, for compulsory sale, £1,249, total £13,739. Witness had also made the following valuation in accordance with plan B, based on a conditional agreement: —Ground rents, £629 ; 25 years’ purchase, £16,975 ; total deductions, £3,355, £13,425 ; less cost of roads and drainage, £1,000, £12,425; to which he added the usual 10 per cent., making £13,667.
Mr. James Woodhams, F.S.I. (Messrs. T. H. Woodhams and Son, Havelock-road, Hastings), practically adopted the foregoing valuations. His total was £12,238, exclusive of the 10 per cent, for forced sale.
Mr. William Moon, a builder and contractor, of Bexhill, gave evidence to the effect that he purchased an estate of 18 acres, known as the Sidley Green Estate, in December, 1896. The land was agricultural, pure and simple, and he bought it as such. Immediately after the purchase he proceeded to develop the property for building purposes, and within six months had let 115 plots, mostly of about 15ft. frontage. He had now either let or sold 220 plots, and the prices realised during the last six months had been about 25 per cent, higher. Witness had sold one plot for the purpose of an hotel, and was very much pleased with the bargain. In June last he bought about 1J> acres of additional land, and had been obliged to pay a price very largely in excess of that for which he bought the other. About two years ago he sold about five acres of land which had been used as a brick field. About six months ago he bought it back again, and had to pay two and a half times as much as he originally gave for it.
Further evidence having been called, the case for the claimant was closed.
FOE THE BAIL WAY COMPANY.
Mr. Geo. Humphreys-Davies, F.S.I., of 8, Laurence Pountney-hill, E.O., said he had made a valuation of the 9a. lr. 29p. of land taken, and considered that any practical man going to buy the land and pay for it with his own money, and knowing the risks incidental to the development and speculation of building land, would not give more than £300 per acre; it was all back land on the wrong side of the way, with no frontage to any roads, making it very difficult and expensive to drain and develop. His value would give £2,829, to which he added 10 per cent., and £86 for the severance of a small piece of land, producing £3,197. Whatever building element there was before the railway was constructed was in the portion of the estate not taken, which was high land much more valuable and easy to develop. The land taken was market garden land or remote building land, if he put the railway station out of the question. It was evident from the information one had that the building boom had expended itself in Bexhill, and this land, one and a quarter miles away from both sea and station, would not be bkely to let to new-comers. There were hundreds of acres about the district more suitable which would come into the market before this piece of back land. The 300 houses spoken of would not be put on the land in 20 or 30 years. The company had tried to serve a subpoena on the Mr. Hughes who had offered £16,000 for the estate, but the solicitors had failed to do so.
Messrs. J. and W. J. Drewry, Burton) for the Corporation.
Mr. W. H. Elwell, F.S.I., surveyor to the claimant railway company, King’s-cross station and Parliament-street, S.W., submitted the following valuation: —
Land fronting Wetmore-road, 2,800 yards,
180ft. by 140ft., damaged to the extent of 9s. 4£d. a yard, i.e., 12s. 6d. a yard depreciated 75 per cent...................... £1,312
Frontage to land south end of Hawkin’s-
lane, 56 yards run, £1 10s............... 84
Land at goods yard, 2,000 yards damaged 4s. per yard .............................. 400
£1,790
Sewer in Eoad: —
Mount Pleasant, 303ft. by 30ft., equals 1,010
yards—damaged 6s. 3d. per yard ............ 315
142 yards run sewer at £1, equals 1,400 yards super., 2s................................. !40
£455
Mr. C. W. Willoughby, P.AS.I. (Messrs. Weatherall and Green, 22, Chancery-lane, W.O.), said the sewer in question entered upon the railway company’s property on the Wet-more-road, opposite Electric-street, and passed a grain warehouse or goods shed in a northeasterly direction. Witness was of opinion that 2,927 square yards had been depreciated to the extent of 9s. 4^d. per yard, or £1,372. The sewer traversed the road called Mount Pleasant, bisecting the company’s property and the road in continuation of the same known as Hawkin’s-lane. These roads contained a superficial area of about 2,147 square yards, which would be depreciated to the extent of 6s. 3d. per yard, or £670. Assuming the Corporation was entitled to close the street and that they exercised unrestricted rights over the same, the sewer had been constructed between the retaining wall of the bridge approach and the houses, numbered 67 to 76, Hawkin’s-lane, on land which probably formed part of the forecourts of these houses. The superficial area was about 180 square yards, and׳ witness valued this easement at 3s. l^d. per yard, or £28. There | were two sections which passed in a diagonal direction across that portion of the goods yard between the entrance gate and the wharf, seriously interfering with the property, utilising the most valuable part of the same and rendering useless for building an area of 916 square yards• He was of opinion that this had been depreciated in value to the extent of 9s. 4jd. per superficial yard, equalling £429. The sewer was laid under the company’s line, the lineal distance being 140ft. In his opinion an area of 513 square yards was affected, and the company were entitled to £102 compensation in respect thereof, calculated at tne rate of 4s. per yard super. His total valuation was £2,601.
Mr. A. Lyon Ryde, F.S.I. (Messrs. Edward Ryde and Son, 29, Great George-street, S.W.), who said he had valued Messrs■. Bass and Co.’s extensive properties at Burton for rating purposes, gave a valuation which amounted to £2,177.
FOB THE COKPOEATION.
Mr■ Etherington 'Smith, in opening the case for the Corporation, submitted that there had never been any visible interruption to anyone passing along the roadway in question, and it was not now for the railway company to limit the user. For the last 25 years they had offered no obstacle of any sort or kind to the public using the roadway. He called
Mr. Charles Harrison, F.S.I., Hornington-street, Burton-on-Trent, J.P., for the borough of Stafford and for Burton, who gave the following figures: —
1,138 square yards at 7s. 6d. per yard, £424,
depreciated one-half	its value ...... £212
A short length between this site and the Wetmore-road frontage; also a short length at the other side of the goods yard,
together 50 yards,	at	20s. per yard ...... 50
One manhole .................................. lo
272
The gateway entrance to the goods depot-two short lengths, together 88 yards at 20s.
per yard .................................. 88
Three manholes ............................... 30
Mr. William Shilton, overseer for the borough of Burton, was called to prove that houses were built on the site in question in 1868, there being therefore a frontage to one road.
Mr. W. Edward Woolley (Messrs. Woolley and Holbeche, Loughborough) submitted the following valuation: —
£417 0
9 15 10 0
70 0 30 0
Land in front of north end of grain warehouse or goods shed alongside Wetmoor-road, over which the sewer passes in a north-easterly direction.
2,226 square yards, having a frontage of 126ft. to Wetmoor-road.
Full value to railway company being 50 per cent, higher than to an ordinary purchaser, at 7s. 6d. per yard equals £834. Damaged to the extent of one-half, through interference with right to build
over sewer ...........................
Damage by 39 lineal yards between said
land and Hawkin’s-lane, at 5s.........
One manhole .............................
By damage to goods yard and frontage to loading dock near Hawkin’s-lane Bridge Three manholes on same ..................
Total valuation ......... £536 15
Mr. John Willmot, F.S.I. (Messrs. Willmoc, Fowler and Willmot■, Birmingham), surveyor
the 5 per cent, table, 15^ years’ purchase, £5,266 11s. 9d. ; value of present ground rent for 5¿ years at 3 per cent., £1,325, £6,591 11s 9d. ; add 10 per cent., £659	3s.,
equals £7,250	14s.	9d. Mr. Dixon
was of opinion that the Orange Tree beerhouse could be let on building lease for, say, 80 years, at a ground rent of £65 per annum and a premium of £500 ; 33¿ years’ purchase, £2,166 13s. 4d. ; add 10 per cent׳., £216 13s. 2d., and premium for lease £500, £2,883 6s. 6d. His total valuation was £19,853 12s. 3d.
FOB THE SCHOOL BOABD,
Mr. Daniel Watney, P.P.S.I. (Messrs. Watney and Son®, 33, Poultry, E.C.), gave the following figures: —
Rents reserved by leases..	..	.. £265
Rent of beershop on lease	..	..	48
Weekly rents of remainder £526 10s., less 40 per cent, ..	..	..	..816
£629
£629 for 5f years’ purchase on] the 5 per cent, table, years’ purchase =
4!
-rv .	---£2,987
Reversion to 50.900 superficial feet at 2d. per foot, £429 3s. 4d., after 50 years on the 5 per cent, table=years’purchase 15^	..	..	6,445
Reversion to license ..	..	..	..	750
4J,,A	1.0.182
Add 10 per cent, compulsory sale	..	..	1,028
Total	..	..	£11,210
Mr. G. A. Wilkinson, F.S.I., 7, Poultry, E.C., gave the following valuation: —
The portion of the property which is let upon lease produces ..	..	..	..	..	£513
The lemainder, let to weekly tenants, produoes net............................................ 516
2,987
The value of this, let for 5f years, on the 5 per cent, table, =years’ purchase
Reversion to the value of the land as a site.
Area 51.500ft. at 2d. =	..	.. £429 3?. 4d.
After years on 5 per cent, table,
5׳ purchase =	..	..	15$
6,545
760
10.292 1,029
Total ..	.. £11,321
Mr. Samuel Walker, F.S.I. (Messrs. S.
Reversion to the estimated value of the license attached to No. 48, Orange-street, after 50 years on the 5 per cent.!table..
Add 10 per cent, forfcompulsory sale
Compmaiton Casts.
LAND IN BETHNAL GREEN.
IMPORTANT CLAIM AGAINST THE LONDON SCHOOL BOABD.
At the London Sheriff’s Court, Red Lion-square, W.C., on Friday, Mr. Under-Sheriff Burchell and a special jury heard the case of “ Colonel Warde v. London School Board,” which was a claim for about £20,000 in respect of a site having a superficial area of over 50,000 square feet in Gossett-green, Daniel-street, and Orange-street, Bethnal-green.
Mr. C. A. Cripps, Q.C., M.P., and Mr. Colam (instructed by Messrs. Brown and Rooke, of Westerham) were counsel for the claimants) ; whilst Sir Edward Clarke, Q.O., M.P., and Mr. Bremner (instructed by Mr. Mortimer) represented the School Board.
The property in question, which forms only a portion of the claimant’s estate, possesses a frontage to Orange-street of about 362ft., to Gossett-street of about 152ft., and to Daniel-street of about 296ft., the superficial ground area being 50,610ft. Before the site was cleared, the buildings upon it consisted! of a number of cottages let to weekly tenants, a rope walk, and certain cottages let to a Mr. W. G. Cannon on lease for seven years from September 29, 1896, at a ground rent of £265 per annum; also a beerhouse, No. 48, Grange-street, let on lease for ten years from September 29, 1893, at £48 per annum. The first expert examined on behalf of the claimant was
Mr. Ed. H. P. Eason (Messrs. Reynolds and Eason, 43, Bishopsgate-street Without, E.O.), who submitted the following valuation: —
Value of land.—50,610ft. at 7«. 6d. per foot .. £18,978 (Equal to 4d. per foot for rent, and 22} years’ purchase).
There should be deducted for the 5} years unexpired of Mr. Cannon’s holding £219 per annum f r 5} years by -1} per cent, table, is yeai s’purchase 4J =	..	..	.,	1,010
17,938
1,793
Ten per cent, forced sale
Walker and Son, 22, Moorgate-street, E.C.) £22,613 . had valued! the property as follows: —
Nos. 42 io 50 (even numbers), Gossett-street, let
19,731
Value of premium.—Premium for beer shop £1,000
deferred for 5} years on 3 per cent, table =	850
Value of structures on the land =2,032 .. ..	־
for 5} years, at per annum	..	..	..	£100
Nos. 1 to 11, Daniel-street and rope-walk, let for 5} years at per annum ..	..	..	..	165
Nos. 2 to 46, Orange-street produce a gross rental of per annum	.. £469 6 0
Nos. 1 to 4, Valley-place ..	..	57 4 0
316
581
Ü
2,759
6,208
792
9,849
985
526 10 0 210 10 0
Deduct 40 per cent..
Five per cent, table = years’ purchase ..
Area, of site js 50,600ft.. less beerhouse 1024ft., leaving 49,576ft., which at
2d. per foot equals................413 0 0
5} years, on the 5 per cent, table, years’purchase ..	..	15!
48 0 0 I6è
Beerhouse per annum Years’ purchase
Add 10 per cent. ..
10,834	3־■—'-*6
Value of ;premium, £500, deferred for years on the 5 per cent, table ..	..	..	..	380
Total ..	.. £11,214
Mr. W. E. Clifton, E.R.I.B.A., F.S.I., 7, East India-avenue, Leadenhall-street, E.C., also gave evidence, his total valuation being £11,275.
The jury awarded the claimant £18,000.
We understand that the original offer in׳ this case was £12,500.
CLAIM BY A RAILWAY COMPANY.
Mr. John Wigram, F.S.I., of South Colling-ham, Newark, sat as Umpire at the Great Northern Railway terminus, King’s-cross, in the case of “ The Great Northern Railway Company v. Burton Corporation,” which was a claim by the railway company for compensation in respect of the laying of a sewer 3ft. 6in. in diameter between Wet-moor-road and Hawkin’s-lane, Burton-on-Trent, by the Corporation under powers comprised in the Public Health Act, 1875, and the Public Health (Support of Sewers) Amendment Act, 1883. The quantity of land taken for this purpose is 2,226 square yards, and the claim, which amounted to upwards of £2,000, was for the value of land taken and damage to othei property belonging to the railway company.
Mr. C. W. Stephenson, F-S.L, 38, Parliament-street, S.Db, was arbitrator for the railway company ; whilst Mr. John German, F.S.I. (Messrs, German, Son and Beven, Ashby-de-la-Zouch), acted in a similar capacity on behalf of the Corporation.
Mr. Edward Boyle, Q.C., and Mr. Capel (instructed by Mr. R. Hill Dawe, King’s-cross station) were counsel for the claimants ; and Mr. J. H• Etherington Smith (instructed by
Mr. Edmund Farmer, F.S.I. (Messrs. Deben-ham, Tewson, Farmer and Bridgewater, 80, Cheapside, E.C.), was also of opinion that for the erection of factories and warehouses the land was worth a ground rent of 4d. per foot super, which, capitalised at 22¿ years’ purchase, equals 7s. 6d. per foot freehold, or £19,000. From this should be deducted the loss of income from the portion let on lease to Mr. Cannon—29,000ft. at 4d. per foot, £484; the rent paid by Mr. Cannon was £265, and therefore the loss per annum was £219, which, foi 5J,- years from Lady Day last at 4¿ per cent., equals 4f years’ purchase, or £1,040, equals £17,960. At the expiration of the lease of the Orange Tree beerhouse, at Michaelmas, 1903, witness estimated that a premium of at least £1,000 could have been obtained for a renewal. This sum, deferred for 5^ years on the 3 per cent, table, £850, equals £18,810; add 10 per cent, for compulsory sale, £1,881, equals £20,691.
Mr. H. J. Bliss (Messrs. H. J. Bliss and Sons) valued i—e site to let on building leases at 4d. per foot, or £843 10s., which, he thought, should be capitalised at 25 years’ purchase, £21,087 10s. From this should be deducted the loss of income from the portion leased: to Mr. Cannon, £219 per annum; 5¿ years from Lady Day at 4¿ per cent., 4f years’ purchase, £1,040, equals £20,04710s. Witness agreed that a premium of £1,000 per annum would have been obtained for a renewal of the lease of the Orange Tree beerhouse, which deferred for 5^ years on the 3 per cent, table, £850, equals £20,897 10s. He had added the usual 10 per cent, for compulsory sale, £2,089 10s., which brought his total valuation to £22,987.
Mr. P. J. Dixon, jun. (of the firm of	Messrs. P.	J. Dixon and	Son,
263, Bethnal-green-road, N.E., and 16, King-street, E.C.), had charge of the claimant’s case. He had taken the rentals of the freehold premises originally on the site, as the basis of his valuation. He estimated that the houses, Nos. 2 to 14, Orange-street, and’ Nos.
1 to 4, Yalley-place, would produce £180 14s. per annum, from which he deducted the amounts paid in rates, insurance and for repairs, leaving £130 17s. 3d. ; 20 years’ purchase, £2,617 5s. ; add 10 per cent., £261 14s. 6d., £2,878 19s. 6d. Witness estimated the premises, Nos. 16 to 46, Orange-street, to produce £429 per annum, total deductions £117 16s. 9d., £311 3s. 3d20 ; .׳ years’ purchase, £6,223 5s. ; add 10 per cent., £622 6s. 6d., equals £6,845	11s,	6d. He valued
the premises leased to Mr. Cannon, Nos. 1 to 11, Daniel-street, Nos. 42 to 46, Grossett-street, and rope walk, at £468 per annum; total deductions, £122 13s., ground rent £265; deferred 5¿ years on