east dorking regeneration masterplan ......the brief the council cabinet provided the team with a...
TRANSCRIPT
EAST DORKING REGENERATION MASTERPLAN PRESENTATIONTOSTAKEHOLDERS17thSeptember2018
THE OBJECTIVE
Toprovideaviableandrealis/cMasterplanfortheEastDorkingRegenera/onSitethatisrobustandabletoevidenceandunderpinpolicyformula/onandlandalloca/onforthedra>LocalPlan
THE BRIEF
TheCouncilCabinetprovidedtheteamwithamasterplanbriefto:
• RegeneratetheeasternendofDorkingTownCentre,crea/ngjobsandeconomicbenefittothetowncentrebusinesses.Thistoincludetheprovisionofahotel
• CreateaCrac/vehousingincludingaffordableunits
• BringPippbrookHousebackintoviableuse,consistentwithitssignificanceasadesignatedheritageasset
• IdenNfycommerciallyviableandrealis/cproposalsthatappealtolocalresidentsandareaPracNvetopotenNalinvestors/deliverypartners
• CreateanaCrac/veandwelcomingenvironmentandimprovingconnec/vitybetweenthesta/onandthetowncentre
• ComplimentandenhancingthecurrentleisureusesandallowingexpansionandservicingofDorkingHalls
• CreateagatewaytotheTownCentrefromtheA24/25roundaboutandimprovingpedestrianaccessibilitytoDorkingHalls
• Ensurethatthecivicofficesonthesitewilleasilysharethesitewiththeproposedusesandthatthereissufficientcarparking
BACKGROUND INFORMATION ON PIPPBROOK HOUSE
• AttheCouncilMeeNngon22ndJuly2014MembersinstructedthatPippbrookHouseshouldbemarketedforsalebutwithnoaddiNonallandunlessitwasrequiredforoperaNonalpurposes
• On9thSeptember2014thisdecisionwasupheld
• SubsequentdiscussionswithprospecNvebuyersresultedinnointerestinthepropertyduetothecostofpuXngitbackintorepairandthelowvaluesthatcouldbegeneratedundertheplanningdesignaNoninthelocalplan
• Thepropertyhasremainedlargelyvacantforover4yearsexceptforthebasementwhichMVDCusesforstorageandintermiPentshorttermuse
• Thebuildingisdeteriora/ngandarecentesNmatetoputitbackintobasicrepairis£1.6m(2018)or£4.7m(2018)tobringitintooperaNonaluseforcommunity/businessuse(excludingcarparking)
• ArecentvisithasindicatedfurtherdeterioraNon
• In2014aquesNonnairesenttoresidentsindicatedthat81%wereinfavouroftheCounciltakingacNontoreducethefinancialburdenofthebuildingonCouncilTaxpayers
PROCESS TO DATE
• July2014-MembersinstructedthatPippbrookHousebedisposedof,withoutthefinancialassistanceofanyenablingsites
• October2017-theCabinetinstructedtheappointmentofamasterplannerandforabrieftobedrawnupinconsultaNonwiththeCabinetMemberandDorkingMembers.ThiswasdoneandtheconsultaNonexpandedtoincludestakeholders
• February/March2018-FurtherconsultaNonandpresentaNonwithMembersandthepubliconarangeofop/onsthatconsiderpoten/alusesandspaNalarrangementsforthesite
• March2018-AssessmentofthefinancialviabilityandpracNcalimplicaNonoftheopNons
• JunetoAug2018-So>markettes/ngwithpotenNalofficeusers,residenNaldevelopersandcarehomeproviderstounderstandwhatthemarketwouldbelikelytosupport
• Sept2018-EngagementwithCHIPinviNngthemtosubmitproposalsseXngoutabusinesscasetorepairandmaintainPippbrookHouseandkeepitincommunityuse
• ApriltoOct2018-FurtherMemberconsultaNon(CouncilCabinet)anddirecNontofocusonfeweropNonsformoredetailedconsideraNon
• Oct2018-CabinetinstrucNonrequestedthattheDracMasterplanbebroughtbacktotheCabinetfollowingconsultaNonwiththePippbrookWorkingPartyandDorkingMembersandthishasagainbeenextendedtoincludeotherstakeholders
SCENARIOS
OVERVIEW
Mainissuesthathavebeenconsidered
• Thecontextofthesitewithinthetown
• Thepoten/alusesonthesiteandinparNcularthefutureuseofPippbrookHouse
• Thedegreeofinterven/ononthesitewithregardstodevelopment
• TheimplicaNonofboththeseissuesoncarparkingprovisionandthecostofprovidingspaces
• Theviabilityandfinancialriskofdevelopmentscenarios
Ourchallenge‘todeliverafinanciallyviable,realis/canddeliverableschemethatprovidesalongtermsolu/onforPippbrookHouseandalsodeliverseconomicandcommunitybenefits’
CONTEXT OF THE SITE
• TotheeastofDorking’sretailcentre
• OntheroutefromthemainrailwaystaNonandthetown
• ThecivicfocusforthetownwiththeCounciloffices,PippbrookHouse,DorkingHallsandtheSportsCentre
• Theeastern‘gateway’intoDorking
• OnelevatedlandwithviewstoBoxHill
USES CONSIDERED
Rangeofusesconsidered:
• Retailorfood/drink:notappropriateasitwouldcompetewiththetowncentreoffer
• Office/smallbusinessspace:DetailedconsideraNonofthepotenNaltoconvertPippbrookHousetoanofficehubbutprovidershaveshownliPleinterestduetopoorconfiguraNonofthespace,lowceilingheights(upperfloors)costofrepairsandcarparkingneeds
• Hotel:DemandidenNfiedthroughSCCHotelSoluNonsReport(2015)whichshowedasignificantshorhallinhotelroomsinthecounty.Anecdotalevidencethatlocalcompanieswouldliketoseeamid-rangehotelinthetownforcorporatebusinessandconferencefaciliNesandsomeposiNvedialoguehastakenplacewithpotenNaloperators
• Residen/al:InterestfromdevelopersandgeneratesvaluethatcanassistregeneraNon
• Residen/alcarehome:Interestfromproviders,generatesvaluethatcanassistregeneraNonandcouldallowpublicaccesstoPippbrookHouse
• Communityuses:ConsideredaspartofaconversionofPippbrookHouse.ResidenNaldeveloperswerenotsupporNve.AlternaNveopNonsarebeingpursuedbyCHIPanddiscussionswithCHIPwillconNnueinparallelwithcrystallisingoftheDracLocalPlan
SCENARIOS
• SeveralscenariospreparedtotestavarietyofusesandlevelsofintervenNon
• Scenariosalsoincludewiderbenefitsincludingpublicrealmimprovements
• Viabilityassessmentcarriedoutforeachscenario
• Aminimalinterven/onscenario(basicrefurbishmenttoPippbrookHousetokeepwaterNght)alsoassessed
• So>markettes/ngcarriedouttounderstandpotenNalinterestfromtheproperty/developmentmarket
• ScenariosnarroweddownthroughdiscussiontothosethatmeettheobjecNvesoftheCabinettobothprovideaviableandrealis/cplanandtodeliverwidereconomicandcommunitybenefits
SCENARIO 1: MINIMAL CHANGE
Summary
• BasicrepairstomakethebuildingwaterNghtandpreventfurtherdeclineinthebuildingscondiNon
• NoaddiNonaldevelopment
SCENARIO 2: MEDIUM INTERVENTION
Summary
• RefurbishPippbrookHousetoprovide14apartments(orcommunityusesubjecttoCHIPprovidingarobustbusinesscase)
• Residen/alannextoPippbrookHouseproviding4apartmentsand2houses
• Developa79bedhotelonReigateRoadfrontage
• Threestoreyapartmentblocktothewestofsiteproviding20apartments
• Relocatelossofcarparkingspaceswithinasurfacecarparkontheeasterntenniscourts(106spaces)andalight-weightdeckoverpartoftheReigate Roadcarpark(88spaces)
• ImprovetheseXngofPippbrookHouse
• StreetscapeimprovementsonReigateRoad
Summary
• RefurbishPippbrookHousetoprovide 14apartments(orcommunityusesubjecttoCHIPprovidingarobustbusinesscase)
• Residen/alannextoPippbrookHouseproviding4apartmentsand2houses
• Developa79bedhotelonReigateRoadfrontage
• Threestoreyapartmentblocktothewestofsiteproviding20apartments
• Developeither12townhousesor32apartmentsontheeasterntenniscourtsite
• Relocatelossofcarparkingspaceswithinanewmul/-storeycarparkontheReigateRoadsite(334spaces)
• ImprovetheseXngofPippbrookHouse
• StreetscapeimprovementsonReigateRoad
SCENARIO 3: HIGH INTERVENTION
• PublicrealmimprovementsonReigateRoad
• EnhancedpedestriancrossingsonReigateRoad
• EnhancedpublicspacewithintheheartofthePippbrooksiteandconnecNonthroughthesitetotherailwaystaNon
• HotelprovidesforovernightstaysandpatronageoftowncentrerestaurantsandDorkingHalls
• Increasedoverallprovisionofcarparking
• Newresidentscontributetotowncentrelocaleconomy
• Affordablehousing
• PutPippbrookHousebackintorepairanduse
• BuildingsretainedtotherearofDorkingHallsbutallowingfuturechange
ADDED VALUE
FINANCIAL ASSESSMENT / DELIVERY
• Thefinancialassessmentofeachscenarioshowstheamountofcouncilsurplus/subsidyrequiredeachyeartoallowforcomparison
• The“donothing”scenarioofretainingthesite,includingPippbrookHouse,andcarryingoutbaserepairs,istheminimumthatMVDCisrequiredtodo
• IfcommunityuseistooccupypartofPippbrookHouseitisclearthiswillonlybeachievedbyCHIPdeliveringarobustbusinesscaseorreNrementlivingproviderslocaNngcommunalfaciliNeswithinthegroundfloorrooms
• InalltheopNonsitisassumedthatPippbrookHouseissold
• AnyfuturedesignaNonofresidenNaluseonthesiteshouldincludethepotenNalforelderlycare
• AdisposalstrategywillberequiredtominimisedisrupNoninthetownwithregardstotrafficmanagement,carparkingandconNnueduseofthecivicameniNesaroundthesite
FINANCIAL REVIEW AND MARKET ENGAGEMENT
FINANCIAL ASSESSMENT RESULTS
MasterplanScenario Descrip/onNo.ofResiden/al
UnitsNetRevenue/Subsidy LevelofInterven/on
3
• RefurbishPippbrookHouseasresidenNal• ResidenNalatPippbrookannex• Hotel• Apartmentsatwesternplot(includingaffordablein
accordancewithpolicy)• Townhousesateasterntenniscourts(orapartments)• MulNstoreycarparkonReigateRoad
14houses38flats
Total:52units£20,000p/a High
2
• RefurbishPippbrookHouseasresidenNal• ResidenNalatPippbrookannex• Hotel• Apartmentsatwesternplot((includingaffordablein
accordancewithpolicy)• Parkingoneasterntenniscourts+deckonReigateRoadsite
2houses38flats
Total:40units£10,000p/a Medium
1 • BringexternalenvelopeofPippbrookHouseuptoareasonablestandard Nil -£105,000p/a Minimal
POSSIBLE NEXT STEPS
• Con/nuetoliaisewithCHIPtoestablishiftheirambiNonsforPippbrookHousecanbesupportedbyarobustbusinesscasetoguaranteetoprotectandrepairPippbrookHousewithoutimpacNngontheotherdevelopmentobjecNves
• TotakethereducedopNonstotheCabinetlaterintheyearforapproval
• FinaliseaMasterplanthatcanbeusedtoinfluenceandinformtheDra>LocalPlan
• ThroughtheDracLocalPlanprocessthesitewillbere-designatedforalternaNveusesasopposedtotheexisNngPolicyDT10
• Agreeabudgettoenableadisposalanddevelopmentstrategytobecompletedincludingadviceonphasing
• MarkettheparcelsoflandandreportoffersbackforfurtherconsideraNonanddecisionsonwhichparty(ies)andunderwhatcondiNonsMVDCwishestoproceed
• TheCouncilwillassesstheoffersinthelightoftheCouncil’sobjecNvesofcreaNngemployment,housing,economicprosperity,communityaspiraNonsandfinancialimplicaNons