Charles Wells, Havelock Street, Havelock Street, Havelock Street, MK40 4JL
Brewery and Premises; Pipeline, Borehole and Appurtenances Decided 31 March 2025 CHG100434646 Colliers
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 2 properties together and does not tie its figures clearly to this appeal, so the figures above are for the first property it lists. Every property is listed below.
The 2 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 |
|---|---|---|---|---|
| Bedford Brewery, Havelock Street, Bedford, MK40 4JLThis appeal | £700,000 | £385,000 | £738,000 | Allowed |
| Pipeline, Park Road North to Charles Wells, Havelock Street, Bedford, MK40 4JL | £51,000 | — | — | Allowed |
What was argued and what the tribunal found
The appellant sought to merge two hereditaments (brewery assessed at £680,000 RV and pipeline/borehole assessed at £51,000 RV) into a single unit. The tribunal found they constituted one hereditament functionally and geographically. The appellant's proposed valuation of £385,000 was rejected as it sought an unjustified 44% superfluity allowance for alleged overcapacity, which lacked merit on the evidence. The tribunal adopted the contractor's basis and valued the merged hereditament at £738,000 RV, including a modest allowance for pipeline age/obsolescence and rejecting both parties' extreme positions.
Summary generated from the decision text and checked against it. The appellant was Marstons Plc, represented.
Grounds argued
- Split or merge the assessment · decisive
- Valuation method
- Quantum or end allowance
- Evidence
- Expert report
- Cases cited
- Woolway (VO) v Mazars [2015] UKSC 53; Dawkins (VO) v Royal Leamington Spa Corporation [1961] 8 RRC 241; 178 EG 293; Cardiff City Council v Williams (VO) [1973] RA 46; (1973) 226 EG 613; Gardiner & Theobald LLP v David Jackson (VO) [2018] UKUT 0253 (LC); Hughes and Exeter City Council [2020] UKUT 0007 (LC)
- Hearing
- 17 March 2025
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