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AGENDA ITEM NO. 5
REPORT TO:Executive Board
REPORT NO:CTAMO/26 /07
DATE:24April 2007
LEAD MEMBER:Councillor R J Dutton O.B.E.
(Economic Prosperity and Asset Management)
LEAD OFFICER: Chief Transportation and Asset Management Officer
Chief Housing and Public Protection Officer
CONTACT OFFICER:Denise Garland (Tel:.297214)
SUBJECT: Coedpoeth Community Centre and Flooding
Prevention Scheme
WARD:Coedpoeth
1.PURPOSE OF THE REPORT
To report back to Members on the disposal of the existing Coedpoeth Community Centre Site and an adjoining area of housing land, for the purposes of residential development. To report on the requirement to utilise part of the capital receipt, being realised by the sale of Coedpoeth Community Centre, to assist in funding work to the Council’s drainage network in Coedpoeth.
- EXECUTIVE SUMMARY
2.1A report was previously submitted to the Executive Board on 19 September 2006 (CTAMO/43/6) recommending:
aOutline planning permission be sought for residential development on the areas of land shown labelled “A” and “B” on Appendix 1.
bIf outline planning permission is forthcoming, then the areas of land as shown on Appendix 1, be marketed and disposed of upon terms and conditions to be agreed by the Chief Transportation and Asset Management Officer.
cThat the capital receipt from area “A” should be retained to support the URBAN II Programme, if required. Further, if the receipt is not required for this purpose then it should be allocated to improvements and refurbishment of Secondary Schools in accordance with the Council’s current Capital Receipts Policy.
2.2Reservations were expressed by the Local Member, (Councillor R. Mark Davies) regarding the disposal of the land labelled “B”, which formed part of the housing portfolio.
2.3In view of the reservations made, the Executive Board resolved that consideration of the item be deferred to a future meeting of the Executive Board to enable the Chief Transportation and Asset Management Officer to further consider the matters raised by the Local Members.
2.4The matters raised by the Local Members were discussed with the Chief Planning Officer and his response (covered in Appendix 2) has been conveyed to both Councillor R. Mark Davies and Councillor G. W. Griffiths by letter on 21 November 2006 and 4 January 2007. No response has been received from either Councillor.
2.5The Executive Board (CTAMO/30/06, dated 18 July 2006) approved flood prevention works in Coedpoeth to reduce the potential for flooding within Ruthin Road, Gwernygaseg Road and to houses situated within the Bryn Hyfryd and Talwrn Road areas in support of major works being carried out by Dwr Cymru. Tenders for this work have since been returned at £235k higher than the available budget. In view of this, consideration should be given to utilising £235k of the capital receipt, arising from the sale of Coedpoeth Community Centre, to assist in providing this essential work to the Council’s drainage network.
2.6The need for the full capital receipt from the sale of the Community Centre to be retained to support the Urban II programme has been reviewed. On balance of risk it has been agreed with the Chief Economic Development Officer that approval be sought to use £235k of the receipt to fund the full shortfall in the tendered price for the drainage scheme. This is however, subject to Members understanding that, until the URBAN II Capital Programme is completed in 2008, officers cannot fully guarantee that the Capital Receipts will not be required.
3.RECOMMENDATIONS
3.1To seek outline planning permission for residential development on the areas of land shown labelled “A” and “B” on Appendix 1.
3.2If outline planning permission is forthcoming, then the areas of land as shown on Appendix 1, be marketed and disposed of upon terms and conditions to be agreed by the Chief Transportation and Asset Management Officer.
3.3To recommend a variation of the Executive Board’s minutes of 19 September 2006 and the Council’s capital receipts policy that capital receipts (other than those identified for reinvestment in the Economic Development portfolio) be invested in improvement and refurbishment of Secondary Schools, to allow £235k of the Capital Receipt from area ‘A’ to be allocated to supplement the approved capital provision for dealing with flooding issues in Coedpoeth.
3.4Any capital receipt arising from the disposal of area B will be ring-fenced for Housing use under the Local Authorities (Capital Finance & Accounting)(Wales) Regulation 2003.
REASONS FOR RECOMMENDATIONS
The existing Coedpoeth Community Centre will become surplus to Council requirements following the relocation of its functions to the proposed Coedpoeth Enterprise and Lifelong Learning Centre. The inclusion of the adjoining area of housing land will enhance any proposed development and remove an ongoing maintenance liability. The Capital Receipt will provide funding to assist in the provision of reducing the flooding problems currently being experienced in the community of Coedpoeth.
Martin Wright
Chief Transportation and Asset Management Officer
- BACKGROUND INFORMATION
4.1At their meeting on 29 November 2005, Members of the Executive Board resolved to endorse the recommendation from the Joint Member/Asset Management Working Group supporting the disposal of the Coedpoeth Community Centre provided that:
(a) the new Coedpoeth Enterprise and Lifelong Learning Centre proceeds;
(b) the resultant capital receipt can be retained, if necessary, to support the Urban II programme (CEDO/36/05, minute ref 149).; and
(c) Officers are satisfied, following consultation with user groups etc., that the new Coedpoeth Centre will be able to accommodate the needs of existing users of the Community Centre.
4.2 The need for the full capital receipt from the sale of the Community Centre to be retained to support the Urban II programme had been reviewed. On balance of risk it has been agreed with the Chief Economic Development Officer that approval be sought to use part of the receipt to fund the full shortfall in the tendered price for the drainage scheme.
4.3The area of land labelled B on Appendix 1, measuring approximately 0.09 ha is an area of vacant land which forms part of the housing portfolio. The Chief Housing and Public Protection Officer has requested that Area B is also included in any disposal of the Community Centre site. The capital receipt arising from the disposal of area B will be ring-fenced for Housing Department use under the Local Authorities (Capital Finance & Accounting)(Wales) Regulation 2003.
4.4The Joint Member/Officer Asset Management Working Group on 1 August 2006 agreed to recommend to the Executive Board that subject to obtaining any relevant planning permission, sites “A” and “B” as detailed on Appendix 1 to the report be disposed of on the open market.
4.5At the Executive Board on 19 September 2006, reservations were expressed by the Local Member, (Councillor R. Mark Davies) regarding the disposal of the land labelled “B”, which formed part of the housing portfolio. It was therefore resolved that consideration of the item be deferred to a future meeting of the Executive Board to enable the Chief Transportation and Asset Management Officer to further consider the matters raised by the Local Member in connection with the disposal of area “B”.
4.6The Chief Transportation and Asset Management Officer has subsequently discussed these matters with the Chief Planning Officer. A summary of the responses is shown in Appendix 2.
4.7During consultation with the Planning Department the question of ownership of the area of wooded land that adjoins the Community Centre was raised. According to the information contained on the Council’s land terrier, this area is not shown as being in the ownership of the Council.
4.8In previous consultations carried out in relation to the two sites, the Chief Planning Officer has confirmed that the site lies within the settlement limit for Coedpoeth. Use for housing and employment would be acceptable, in principle. The proposal would need to comply with guidance relating to privacy, light loss, parking and garden provision. With regard to employment development it is considered that occupation should be limited to uses within Class B1 (offices and light industry) of the Town and Country Planning Use Classes Order. The site is within an established residential area and any development likely to generate noise, dust or other emissions is therefore unlikely to be acceptable.
4.9The Operational Manager, Highways Planning has commented that the site is situated on an unclassified road and would appear suitable for a limited number of dwellings. The road is subject to a 30mph speed limit but estimated vehicle speeds would be around 20mph. Visibility at the junction of Fron Las with Waen Road is sub-standard, as is the visibility at the junction of Waen Road with Heol Llewelyn. It is therefore recommended that any proposed development will limit traffic levels to those currently generated by the community centre.
4.10A footpath exists between areas A and B, which links Fron Las with Victoria Road. Any decision to dispose of the areas of land will allow for the retention of that footpath
4.11The Chief Legal and Democratic Services Officer has confirmed that the Council has good freehold title to both areas of land.
4.12The new Coedpoeth Enterprise and Lifelong Learning Centre is scheduled to be completed early 2008 and therefore if disposal of the land is approved the capital receipt will not be realised until 2008/2009
4.13The Executive Board (CTAMO/30/06, dated 18 July 2006) approved works in Coedpoeth to reduce the potential for flooding within Ruthin Road, Gwernygaseg Road and to houses situated within the Bryn Hyfryd and Talwrn Road areas. Tenders have been received which exceed the approved capital provision for the works by £235k (62%). The reasons for the increase are: a) the finalised design had to be modified to gain approvals from the Environment Agency to discharge flows into nearby watercourses. This resulted in the provision of large storage tanks not allowed for in the initial budgetary assessment. b) The cost of the provision and laying of pipework was substantially more than estimate. This has subsequently been considered as to whether alternative materials could realise savings. Discussions with the lowest tenderer have not realised suitable savings. c) Consideration has been given to a re-tendering process but the invited Contractors are very conversant with this type of work and little or no benefit would be gained by this. It is proposed to apply £235k of the capital receipt from the disposal of area ‘A’ to meet the funding deficit in the flood alleviation works and provide benefit to the community of Coedpoeth
5.CONSULTATION
5.1Consultation has taken place with the Planning Department, the Legal and Democratic Services Department, the Finance and Performance Department, the Operational Manager Highways Planning and Local Members. Any comments have been reported within the main body of the report
6.SCRUTINY COMMITTEE COMMENTS
6.1This matter has not been considered by a Scrutiny Committee.
7.IMPLICATIONS
Policy Framework This proposal is supported in the Council’s Policy Framework through the Asset Management Plan, which seeks to reduce/eliminate the holding of underused and surplus property in accordance with the Audit Commission Report.
7.1Policy Framework
The Corporate Strategy Statement
An identified Corporate Priority is to release resources to drive the delivery of Councils priorities and improve service performance.
7.2Budget/Finance
7.2.1There are no revenue implications.
7.2.2The receipt from the disposal of area ‘A’ is no longer required to support the URBAN II Programme but until the URBAN II Capital Programme is completed Officers cannot fully guarantee that the receipt or part of it will be needed.
7.2.3It is proposed to apply £235k of the capital receipt from the disposal of area ‘A’ to meet the funding deficit in the flood alleviation works and provide benefit to the community of Coedpoeth (See paragraph 4.14 above)
7.2.4In accordance with the Project Management Code of Practice, Toolkit 6, giving an analysis of the total spending and funding for the flood alleviation works over financial years, is attached as appendix 3.
7.2.5It is proposed that the gap between the availability of receipts from the proposed sale of land and the proposed additional expenditure is managed by “borrowing” from capital receipts held for Secondary Schools refurbishment in 2007/08 and returning these when the Community Centre is sold in 2008/09.
7.2.6The receipt from the disposal of area B will be ring-fenced for Housing Department use under the Local Authorities (Capital Finance & Accounting)(Wales) Regulation 2003 and used to improve the condition of the housing stock in a programme approved by the Executive Board on an annual basis.
7.3Legal - Any legal implications are identified in the body of the report.
7.4Staffing - There are no direct staffing implications as a result of this report.
- EVALUATION OF OPTIONS
8.1Option 1 status quo - retention of the both areas “A” and “B” – loss of capital receipt to support the URBAN II programme and the drainage scheme shortfall and resultant long-term maintenance and security liability of the existing land and building.
8.2Option 2 sell “A” and retain “B” this option will allow the reinvestment of the receipt to assist the funding of the Coedpoeth Drainage Scheme with the residue being made available in accordance with the Capital Receipts Policy but could reduce capital receipts benefits arising from marriage of sites “A” and “B” and result in ongoing maintenance liability for site “B”.
8.3Option 3 disposal of both areas “A” and “B” on the open market - subject to outline planning consent for residential development. This option removes ongoing liability of both the existing community centre building and the adjoining land and enables the realisation of maximised capital receipts from the married sites as well funding of the drainage scheme shortfall and Urban II capital programme from the sale of Area “A”.
BACKGROUND PAPERS / LOCATION / WEBSITE INFO.