5 CENTRAL ROAD, CM20 2ST
Industrial and warehouse property Decided 18 May 2021 CHG100115305 Ryan
Figures are as stated in the decision, and are values in the 2017 list; a dash means the document does not state that figure. This judgement decided 6 properties together; the figures above are for this appeal's property (Smart A V (U K) Limited, 5 Central Road, Harlow, Essex CM20 2ST). Every property is listed below.
The 6 properties in this decision
One judgement covered all of these appeals. Each property’s figures as the judgement states them (2017 list); this appeal’s property is highlighted.
| Property | Original RV | Sought | Tribunal decided | Outcome |
|---|---|---|---|---|
| European Watercare Limited, Regal House, South Road, Harlow CM20 2BD | £101,000 | £96,500 | £99,000 | Allowed in part |
| Greenbrook Electrical PLC, Building 62, West Road, Harlow, Essex CM20 2BG | £142,000 | £135,000 | £139,000 | Allowed in part |
| Hoddesdon Distribution Ltd, Unit F1, River Way, Harlow, Essex CM20 2DP | £234,000 | £222,000 | £228,000 | Allowed in part |
| Smart A V (U K) Limited, 5 Central Road, Harlow, Essex CM20 2STThis appeal | £126,000 | £120,000 | £123,000 | Allowed in part |
| Morplan Ltd, River Way, Harlow, Essex CM20 2TS | £187,000 | £178,000 | £182,000 | Allowed in part |
| 4 Aces Ltd, Unit G2, River Way, Harlow, Essex CM20 2DZ | £207,000 | £196,000 | £202,000 | Allowed in part |
What was argued and what the tribunal found
The appellants challenged six industrial properties' rateable values contending they were adversely affected by substantial roadworks on the A414 Edinburgh Way/Cambridge Road junction from 1 January 2018 to 12 October 2020, seeking a 5% reduction. The tribunal found the roadworks were substantial in duration and intensity and would affect hypothetical tenant/landlord negotiations, but reduced the allowance to 2.5% rather than 5% because the properties were located off Edinburgh Way and therefore experienced lesser disruption than comparable properties situated directly on the main route. Appeals were allowed in part.
Summary generated from the decision text and checked against it. The appellant was European Watercare Limited, represented.
Grounds argued
- Change of circumstances · decisive
- Change of circumstances
- roadworks
- Evidence
- Trading accounts, Photographs, Expert report
- Hearing
- 12 May 2021
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- East Point, Parkway, CM19 5FR — Allowed, 18 Aug 2025
- Poundland Distribution Centre, Elizabeth Way, CM19 5AA — Dismissed, 20 Jun 2025
- Norwood House, Temple Bank, CM20 2DY — Allowed in part, 17 Nov 2023
- 8 & 9 Burnt Mill, CM20 2HT — Dismissed, 8 Nov 2023
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