initial feasibility study - sutton a _initial... · resources toward carrying out a feasibility...

Initial Feasibility Study The Lodge Carshalton September 2014

Robinson Kenning and Gallagher Architects and Surveyors

Agenda Item

14

Feasibility Study - The Lodge - Carshalton

Contact: Phone: 020 8770 6611

E-mail: [email protected]

Website: www.ecolocal.org.uk

Facebook: www.facebook.com/ecolocal

Write to: Trevor Lancefield, EcoLocal, The Old School House, Mill Lane, Carshalton, Surrey

SM5 2JY

Robinson Kenning and Gallagher Architects and Surveyors

Introduction On 23rd September 2013 Sutton Council’s Policy and Resources Committee resolved that:

"Ecolocal is notified of the Council’s intention to transfer the Lodge for their use, subject to

agreement of terms and viable proposals and business plan being developed by Ecolocal and

approved by the Council; Ecolocal are given up till September 2014 to finalise their proposals for

agreement by the Council."

At the 17th Oct 2013 Trustees meeting EcoLocal’s Management Committee agreed to divert

resources toward carrying out a feasibility study for a mixed use development of The Lodge.

The Feasibility Study was carried out between April and July 2014 and comprised:

• An initial architectural study, costing and proposals, carried out by Robinson Kenning and Gallagher Architects and Surveyors on behalf of Ecolocal

• Initial legal consultations with Russell Cooke Solicitors

• Initial feedback on outline proposals from members of local Friends Groups

• proposals for the development and use of the building

• an outline business plan primarily focussed on the development stage of the project

We are grateful to the Social Investment Business Group (funded via The Department of

Communities and Local Government) for funding towards the costs of this study.

This Feasibility Study has explored the options for a mixed use development of the existing

buildings, to include:

• 9 residential apartments (7 to be sold to cover build costs, 2 to be retained to generate

ongoing rental revenue)

• office, meeting and workshop space for the charity and other community uses compatible

with the site location

• provision of educational facilities previously delivered from the Old Rectory

Agenda Item

14


Executive Summary This report finds that there is potential for local charity EcoLocal to preserve and enhance the

value of The Lodge for the community by carrying out a mixed use development comprising of :

• 9 residential apartments (7 for sale to cover build costs and 2 rented out ongoing to generate

revenue)

• 6 distinct Functional Areas for charity and community use: o Chapel Complex

o Office & Meetings Centre

o Community Workshop Facilities

o Storage areas

o Victorian Walled Garden

o Straw Bale Classroom Suite

The initial financial assumptions indicate that the project is viable subject to Sutton Council

agreeing to transfer the asset to EcoLocal at an affordable cost (as done elsewhere in the

country). This would require a combination of evaluated benefits and actual cash equivalent to

the market value of the property.

This report contains only initial financial assumptions. Further work is required to provide

detailed estimates, and to identify any phasing of the construction if this should be necessary. It

is proposed that any surplus generated through the build costs stage of the project should be

directed to community use through the charity, except insofar as these funds might be required

to contribute to the cash element of the asset transfer referred to above.

There is support and excitement locally regarding the project when outlined to members of local

friends groups and others. This indicates that it is likely that the project will gain significant

support in the local community when promoted and consulted upon more widely.

The project provides for educational facilities lost as a result of the likely closure of the Old

Rectory as well as additional community facilities for EcoLocal and other organisations. There

is significant scope to build on local heritage, environmental, community and health related

objectives and priorities through this project as well as the involvement of local friends groups,

volunteers and others.

The council therefore needs to decide formally if it is willing for EcoLocal to continue to the next

detailed planning stages (see section 9 and 10).

Contents 1 About EcoLocal

2 About The Lodge

2.1 Description of the site

2.2 Current Usage

3 Site Photographs

4 EcoLocal Vision

5 The Proposal

6 Business Plan – Intial Feasibility

6.1 Overall Shape

6.2 Legal Considerations

6.3 Initial Financial Assumptions

6.3.1 Mix of residential unit sale / rental

6.3.2 Build stage

6.3.3 Notes to build stage

6.3.4 Fixed costs per annum and residential rental

6.3.5 Activities budget and premises management costs

6.4 Risks

7 Initial Feedback on Outline Proposals from members of Local Friemds Groups

8 Summary

9 Conclusion

10 Next Steps

11 Appendix

11.1 Drawings showing proposed site layout

11.2 3D visualisations

11.3 Carshalton Village Conservation Area

11.4 Site boundaries

Agenda Item

14


1. ABOUT ECOLOCAL

EcoLocal’s activities cover a broad range of environmental sustainability themes: Environment, Community & Heritage Education, Training & Healthy Living Local Economic Development Social Enterprise Event management and facilitation Community engagement, consultation and research

Based in Carshalton in south London, EcoLocal’s activities engage over 20,000 people annually within the London Borough of Sutton.

EcoLocal has over 8,000 social media contacts via mailchimp and our various websites, twitter and Facebook accounts.

EcoLocal recognises that there is not a single “community” but a diverse range of local communities. We reflect this in our approach, generating over 14,000 hrs of time donated by 120+ volunteers per year.

Services are delivered via the EcoLocal charity and EcoLocal Services Ltd, a social enterprise.

Registered charity number is 1087782, registered company (England and wales) number

4137305. EcoLocal is the working name of the Centre for Environmental Initiatives

Pic: Frost Fair stalls along Honeywood Walk, Carshalton

EcoLocal is currently based in Mill Lane Carshalton.

Agenda Item

14


2.0 ABOUT THE LODGE Carshalton Urban District Council purchased The Lodge in 1948 as part of their policy of protecting the ponds and their environment. * The lodge is a 19th century (circa 1860’s) building to the north west of Carshalton Ponds. It is a

two storey brick building the main part of which is divided into three bays each topped by a

Dutch gable and elaborate finial. The building has stone quoins and door and window dressings,

and the gable bays are tile hung. Each of the Dutch gables is topped by a different finial or

weather vane.

* The original main stair is still in place and is lit by a lantern above, both of these features

should remain in the building.

* There is a chapel to the west of the main building attached by an enclosed walkway built when

the property was in use at St Saviours College. The chapel is not of great architectural

significance but it is part of the buildings evolution and should remain on site.

* There are a number of garages and outbuildings attached to the property at the north west,

these are original to the building and could be utilised as workshops or units in their own right.

* There is a flat roofed small extension to the east of the building that has no historical

significance and could be removed.

( Extracts from Carshalton Conservation Area Study of Council Owned Buildings – August 2011) The site is in the established Carshalton Village conservation area. The Lodge is not a Listed Building but ‘makes a positive contribution to the Carshalton Village Conservation Area’ – Carshalton Village Conservation Area Appraisal (Sutton Local Development Framework)

Aerial view of Site Location

Agenda Item

14


2.1 DESCRIPTION OF THE SITE The Lodge and its outbuildings are set within the Ecology Centre grounds, a designated Local

Nature Reserve and a Site of Interest for Nature Conservation. The Ecology Centre grounds are

open to the public from 10am till dusk every day of the week all year round. Whilst the Ecology

Centre grounds are mostly soft landscaping much of the Lodge Site is either built on or hard

landscaping with the exception of the existing walled garden to the rear.

The whole site lies behind a high (2.5m approx.) brick wall and is located immediately to the

north of Carshalton Ponds. Adjacent to an established residential area, the site is also flanked

by mature walled parkland and the beginning of Carshalton Village high street, and has easy

access to good transport links and excellent local services including schools.

It is accessed via a gated drive at the end of Honeywood Walk. The drive leads to a centralised

car parking area to the front of The Lodge to the left. An access road continues to the rear of the

building and the attached ancillary buildings. A second car parking area is located at the end of

the access road adjacent to the rear boundary wall.

This report looks only at The Lodge, its outbuildings, the Victorian walled garden and access

roads/paths which together measure approximately 0.28 hectares and are partially enclosed by

the brick wall to the rear.

2.2 CURRENT USAGE

The Lodge is currently occupied by Sutton Council’s Children’s Social Services. Some

associated outbuildings are used by small local community organisations.

Currently there is considerable car parking & vehicle movement on site as a result of the large

number of employees and visitors in attendance each working day.

A building of this size could be used for both community and residential functions in the future

subject to planning, and the level of vehicle movement & parking could be significantly reduced

over existing levels.

Ecolocal envisages that the proposed mixed use development will provide significant potential to

raise the profile of the buildings and grounds making them more of a focal point for the Village.

Ecology Centre Map

Agenda Item

14


3.0 SITE PHOTOGRAPHS Please see following pages P

age 7A

genda Item 14

Site Photographs


The Lodge

The Lodge main entrance

Flat roof extension

The Lodge

Link between The Lodge and Chapel

The Chapel

The Chapel - Rear

Victorian walled garden

Timber collanade

The Hayloft

Workshops/Storage

Car park at rear

Agenda Item

14

Site Photographs


Towards Internal timber cloister

The lodge rear

Original windows

Timber cloister

Link to extension

Main lodge entrance

Tiled gable bay

Stone details

Agenda Item

14


4.0 ECOLOCAL’S VISION Our vision for the Lodge is to secure the future of the site as a focus and resource for the local

community. We aim to rejuvenate and revive the building and outbuildings and create a thriving,

sustainable focal point for the local community for years to come, by creating a series of

functional areas with a mix of residential and community use.

Development will be done sustainably and sensitively to enhance and preserve the key

characteristics of the Lodge and its outbuildings, such as the main Lodge staircase. We aim to

return several of the outbuildings to productive community use, and preserve and prolong the life

and amenity value of the buildings.

Our new residential development will offer a mix of rental and owned apartments and will

encourage sustainable, community principles among its inhabitants.

We aim to dramatically improve the frontage of the Lodge with the construction of a bespoke

straw bale classroom suite which will become a centre for community learning.

We will open up the chapel for community use, adding kitchen facilities that will enable it to be

used by community groups and for events independently from the rest of the building.

We will improve access to the Victorian Walled garden to the rear of the Lodge and seek to

develop its historic function and use.

The development will enable us to provide improved facilities for local community groups and

support existing activities on the site.

There are a whole range of exciting potential projects and activities that can be developed and

delivered from The Lodge covering a wide range of heritage, environmental, community and

healthy living themes.

This development will enable EcoLocal to build on its existing successful community and social

enterprise activities.

Victorian walled Garden

Straw Bale Classroom

Agenda Item

14


5.0 PROPOSAL This proposal is for a mixed use development providing:

Charity and community offices, workshop, storage, event and meeting spaces on the

ground floor of The Lodge and associated outbuildings including the chapel

Partial conversion of The Lodge to provide 9no. one and two bed residential units

Potential demolition of old flat roofed extension to provide sustainable straw-bale

classroom suite & new EcoLocal entrance and associated facilities

New link corridor between lodge and chapel to provide new chapel entrance/lobby and

kitchen facilities

Potential conversion of Basement for EcoLocal use

Potential creation of a new glazed atrium for existing damp courtyard

Victorian Walled Garden brought back into use

14no. Car parking Spaces for EcoLocal Use (incl. 2no. disabled spaces)

10no. Car Parking Spaces for Residential Use (incl. 2no. disabled spaces)

Pros

Contributes to a wide range of positive community impacts and becomes a sustainable

focal point for Carshalton

The residential component of the development will improve the level of ‘on-site security’

as the presence of residents is likely to act as a deterrent to trespassers / vandals.

Removal of existing ugly flat roofed building in front of property

Substantial investment in the renovation of the existing building

Preservation of a valued part of our local heritage with minimal intervention to the original

building both internally and externally. Many original features to be retained e.g main

staircase

Improved DDA compliance

Improved sustainability building performance. The building will be designed to comply

with the latest government guidelines and building regulations.

The residential development will be designed to comply with the latest housing guidelines

Significant volunteering opportunities

Cons

Existing cornice and some features in ground rooms potentially compromised

Rear courtyard timber cloister partially reduced/reconfigured

Original servants quarters stairs removed/reconfigured

Agenda Item

14


6.0 BUSINESS PLAN – INITIAL FEASIBILITY 6.1 OVERALL SHAPE We propose to develop 9 residential units comprising of 3 one bedroom and 6 two bedroom

apartments.

The Business Development Plan is based on the sale of 7 residential units on a long lease plus

rental of 2 residential units to provide additional ongoing revenue toward fixed building

management costs. The proposed layout of the units is indicated in the appendix.

Site relevant charity and community needs have been taken into account in the design:

o provision of space and facilities to support existing and additional community, biodiversity

and educational functions & courses

o space to deliver a range of heritage, environment, community, art & craft and health related

charity and social enterprise projects and services

o events such as the Frost Fair, heritage tourism, ecology & healthy outdoor projects,

volunteering opportunities etc.

To enable different activities to take place, the plans have been developed to incorporate 6

distinct Functional Areas: o Chapel Complex



o Storage areas



EcoLocal will manage these Functional Areas and facilities will be made available to other

organisations, social enterprises, individuals & community groups at relevant rates / or for help

rendered as appropriate.

Note: This is an initial business plan. Detailed business plans for the above Functional Areas will need to be developed at the design stage of the project, once town planning consent has been obtained. We would anticipate detailed discussions with Friends

Groups, Sutton Council and others on specific aspects of the Functional Area Business plans e.g. on usage of the Straw Bale Classroom Suite.

6.2 LEGAL CONSIDERATIONS Initial legal considerations, covering Property Construction; Charity and Social Business

technicalities; Governance and Commercial Planning, have been discussed with Russell Cooke

Solicitors.

We have been advised that detailed legal work should commence once the initial feasibility study has been completed.

Key comments at the initial feasibility stage include:

Lease: o should be as long as possible (e.g. 999 years)

o must cover the need for residential purchasers to be able to obtain a mortgage

o the various covenants, restrictions and responsibilities that will be needed for a

development of this type in this location, will be explored in detail at the next stage of the

process.

Legal Structures: There are advantages to using different legal structures at the appropriate project stage:

o the charity can make savings in terms of VAT on build costs

o a holding company (possibly a trading subsidiary of the charity) may be established for the

development and disposal of residential units

o a holding company is also likely to be required for ongoing management of the building and

its different areas once the development is completed (options to be explored)

The whole structure will need to be robustly challenged for tax and VAT efficiency.

Contracts: - a draft architect's appointment contract has been produced, including scope for novation to

contractors etc.

Agenda Item

14


6.3 INITIAL FINANCIAL ASSUMPTIONS 6.3.1 MIX OF RESIDENTIAL UNIT SALE / RENTAL

Note 1. each £ No. Total £For sale 1 bed 230,000 1 230,0002 bed 290,000 6 1,740,000 1,970,000Ongoing rental 1 bed 10,800 2 21,6002 bed 14,400 0 0 21,600

6.3.2 BUILD STAGE Build Costs

Note 2. Internal Alteration and Refurbishment Residential Areas 670,000 Office Areas 245,333 Basement areas 28,000 New Build Areas Straw Bale Classroom 109,800 Glazed Atrium to existing damp Courtyard 74,000 Mains Supplies to Residential Areas Water mains 15,000 Electricity mains 30,000 Gas mains 27,000 Groundworks - Trench and make good 14,400 Conduit for telephone cables 4,000 Substation 100,000 External Repairs Scaffolding 16,200 Window replacement (20%) 25,500 Window overhall (80%) 16,900 Replace existing roof tiling (10%) 8,800 Re-roof stores adjacent workshop 7,800 Brickwork cleaning (10%) 6,300 External paving repairs (20%) 30,400 Additional landscaped amenity area 6,000 Improvement of landscaping to front of building 5,000

Overhall walled garden 5,000 Form access to walled garden 2,000 Fencing 1,200 Other items External lighting 5,000 Alterations to entrance ramp to residential areas 5,000 Below ground drainage 43,500 Remove existing external fire escape staircase 1,500 Provision of new spiral fire escape staircase 7,000 Remove temporary extension at front 5,000 Timber treatment 5,000 Secondary Glazing 15,600 Total build estimate 1,536,233 Professional fees (up to 15%) 283,722 Building control 7,500 BREAM 3,000 Reports 12,000 Other costs inc CIL / S106 (?) Note 3. 80,000 Cost of finance Note 4. 127,406 Total other costs estimate 513,628 Overall Cost Estimate 2,049,862 Sale of residential units to cover build costs: Per unit Sub total One * 1 bed 230,000 230,000 Six * 2 bed 290,000 1,740,000 1,970,000 EcoLocal build costs contribution Note 5. 100,000 Total Overall Income for build stage 2,070,000 Profit / - loss with build costs as per estimates above Note 6. 20,138 Profit / - loss with build costs 10% higher than estimate Note 7. 27,332Note - This figure excludes cost of Straw Bale Classroom and Glazed Atrium

Profit / - loss with build costs 10% lower than estimate Note 8. 197,398

Agenda Item

14


6.3.3 NOTES TO BUILD STAGE Note 1. 3 one bedroom and 6 two bedroom apartments will be developed. In order to ensure a flow of

ongoing revenue income we have assumed that 2 of the one bedroom units will be rented out

instead of sold.

The assumptions of sale and rental value is based on local demand as of June 2014 (RKG)

Note 2.

Build costs shown have been calculated by RKG Architects & Surveyors and are based on an

initial walk around inspection of the building and experience of other similar developments. As

such, these figures should be interpreted as estimates.

More specific costings will be worked out at the Detailed Design stage of the project should we

decide to progress.

Note 3.

We have estimated a cost of £80,000 to cover CIL and Section 106 agreements. As the

proposal includes a significant improvement of community facilities we are not sure exactly how

the final figure would be calculated. This needs further consideration at the next stage.

Note 4. We have based the cost of finance figure on a short term loan (2 yrs) from the Charity Bank.

The figure is an estimate and assumes :

- an interest rate of 7% which is at the highest end of the Charity Bank’s lending rate

- careful cost control planning at the build stage (QS)

Note 5. The EcoLocal charity will consider contributing up to £100,000 toward the build costs for the

project from our “building and core costs fund”

Note 6. If the total cost of construction and sale of units turns out as stated above, the profit toward

community activity would be £20,138

Note 7.

If costs rise by 10% we would potentially be over-spent by £174.8k. In a situation where costs

start to rise, we would need to have a fallback position. In simple terms, if we put on hold the

estimated cost of building the Straw Bale Classroom suite and the Glazed Courtyard to the rear

of the building, the build stage of the project would be profitable by £27,332.

In this scenario we would seek to raise funds for both the Straw Bale Classroom suite and the

Glazed Courtyard through activities such as ‘crowd funding’, grant applications and other

donations and fundraising events.

Note 8. If we assume that costs are lower by 10% the project would make a £197,398 profit. In such a

circumstance all profit would be used to fund community activity on site.

Further work is required to provide detailed estimates, and to identify any phasing of the construction if this should be necessary. It is proposed that any surplus generated through the build costs stage of the project should be directed to community use through the charity, except insofar as these funds might be required to contribute to the cash element of the asset transfer to be agreed with Sutton Council.

Agenda Item

14


6.3.4 FIXED COSTS PER ANNUM & RESIDENTIAL RENTAL There will be ongoing costs to be met to maintain the buildings and immediate grounds – these

costs are separate from Activities Costs which include premises management (see 6.3.5 below).

Fixed costs will be shared between owner residents and the charity. The overall breakdown of

cost per owned residential unit and the split with the charity is still to be established. This detail

needs to be established as a part of the next stage of the legal work referred to above.

We have therefore made initial assumptions for ongoing fixed costs relating to the charity /

community element of the project only. We have assumed that income from renting out two

residential units will cover these basic fixed costs as follows:

Rental of residential units per annum to generate revenue Per annum per 1 bed rented 10,800 Gross income from 2 units rented 21,600 Building rental income less 10% costs 19,636 Buildings ongoing fixed costs community / charity areas: - annual maintenance fund contribution 4,000 - maintenance costs 4,000 - cleaning 5,074 - rates (inc 80% charitable relief) 3,630 - inspections / service cost (gas / water / fire etc) 832 - security system cost 900 - buildings insurance 1,200 Total 19,636 Buildings fixed costs end year balance 0

Notes to above table:

- Annual maintenance fund contribution of £4k. This is an annual payment into a

maintenance fund intended to cover the cost of larger works periodically – say once every

10 years (£40k). It is envisaged that residents would also make specified contributions.

- The maintenance figure of £4k is for ongoing small repairs / replacements, and funds not

spent would be added to the next year’s balance

- The total of £8k (£4k + £4k) for the above two items is approx one third of the existing

maintenance budget for the entire site. It is assumed that residents would make the

additional contributions – details and amounts to be confirmed at a later stage

- We have allowed for 11 hrs a week paid cleaning. It is anticipated that volunteers and users

of certain facilities will assist as well.

- The charity is able to claim mandatory rate relief of 80%. A rateable valuation will need to

be carried out once room uses have been finalised.

- The figure for insurance covers buildings insurance only. Insurance for activities and public

liability etc will be covered from the operational activities budget.

6.3.5 ACTIVITIES BUDGET & PREMISES MANAGEMENT COSTS The Activities Budget is distinct from the budget for fixed costs referred to above. Activity levels

for any organisation can vary. As such, in this section we seek to demonstrate:

a) that a minimum acceptable level for an activities budget for premises management at

The Lodge can easily be covered, and

b) that EcoLocal’s existing budget is already significantly above this level, even without

the new income generation opportunities the project presents.

In terms of this feasibility study it should be noted that the lowest level of acceptable operational activities income required to cover Premise Management at The Lodge is considerably less than the existing annual budget of the charity.

Initial Assumptions for Operational Income - Minimum likely levels Existing lower end of charity income per annum 177,000 Potential income from the chapel 7,500 Potential income from the classroom suite 7,500 Potential Income from other new activities 21,000 213,000 Minimum Premises Management Costs Premises Manager - part time 20,000 Activities and public liability insurance 1,200 Electricity and Gas 5,000 Administrative costs 7,000 33,200

Agenda Item

14


The minimum level of expenditure to cover the running of activities from The Lodge is circa

£33k. To cover this cost, the above table assumes a minimum level of income generation.

As we are at the feasibility stage of this project, detailed business plans for the 6 distinct

‘Functional Areas’ below are yet to be produced: o Chapel Complex



o Storage areas



Work to develop business plans for these areas will start at the more detailed design stage.

There is significant scope to develop additional revenue streams by EcoLocal operating from

The Lodge well over those shown in the above table.

EcoLocal’s annual expenditure for operational activities over each of the past 5 years has varied

between £211k and £307k. Over the same period income has varied from £177k to £444k per

year. EcoLocal already incurs time / costs in management of its existing premises.

EcoLocal’s activity is financed from a mixture of donations, grants and services funding and gift

aided contributions from our social enterprise activities.

As such, we anticipate that building management costs associated with activity at the site can be

covered from within operational budgets significantly below our current level.

6.4 RISKS In a project of this size and complexity there are inevitably risks. To some extent these risks can

be mitigated:

a) Costs rise:

i. The above financial assumptions show that the project would be achievable if

costs rose by up to 10%. However, in this scenario, it is likely that the Straw

Bale Classroom and Glazed Atrium would not be included in the initial build.

Funds would need to be raised for these items separately as indicated.

ii. There is scope to sell an additional one bedroom residential unit. This would

cover a rise in costs of 10% as well as cover the cost of building both the Straw

Bale Classroom and Glazed Atrium.

b) Sale of an additional Residential Unit:

i. This would reduce the level of ongoing income from rental which we plan to use

to cover the fixed costs associated with maintaining the building for community

usage

c) Property prices drop. The assumptions of sale and rental value are based on local

demand as of June 2014. It is possible that:

i. Interest rates will rise and therefore slow or deflate property prices. However,

The Bank of England has stated that any rise in interest rates is likely to be

small and gradual, helping to mitigate significant variance in house prices

ii. There will be a general downturn in property prices. Whilst this is possible (e.g.

as a result of the end of the ‘help to buy’ scheme), it should be noted that prices

in Carshalton are lower than in other areas of Greater London, and Carshalton,

as well as the specific location of this development, are desirable locations to

live in. As a result any downturn in prices (unless there is a catastrophic

change in world affairs) is potentially less likely to affect this project.

d) The EcoLocal charity ceases to exist. Whilst we do not plan for this to happen it is

wise in a project of this nature to consider possible longer term eventualities:

i. The financial assumptions separate fixed costs per annum from operational

activities costs. Operational activities costs could potentially vary considerably

in future so we have sought to meet fixed costs from regular rental income from

2 of the one bedroom units. The level of operational income required to

continue activities on an ongoing basis is significantly lower than the charity’s

existing income levels

ii. Maintenance costs that may arise would be shared (at a ‘fair and proportionate

level’ to be determined) with residents

iii. We will consider adding an additional ‘charitable objects clause’ to our

constitution to enable the slightly broader definition of ‘community benefit’ to be

Agenda Item

14


enshrined within our activity mix. This will help ensure that the role of the

charity remains relevant to local people and the needs of the site in future

iv. In the worst case scenario, the office floor space provided in the main building

and chapel could be rented out. The floor space is equivalent to 222 sq m. If

rented as office space at £161 p/m sq per annum (RKG – June 2014) this

would generate £35,662 income. Additional storage and meetings / classroom

space could also be rented, generating further income.

7.0 INITIAL FEEDBACK ON OUTLINE PROPOSALS FROM MEMBERS OF LOCAL FRIENDS GROUPS In 2011 we consulted local civic society and friends groups regarding our Vision for a mixed use

development of The Lodge. Feedback was very positive. This was reinforced at a very well

attended Local Area Committee meeting that year.

As a part of preparing this feasibility report, we met with selected members of two local Friends

Groups: Friends of Honeywood and Friends of the Ecology Centre as well as two local ward

Councillors in June of 2014. The purpose was for us to outline our plans and obtain initial

feedback on the drawings included in this report.

Please note that members of Friends groups did not attend in an ‘official capacity’ so the following comments do not represent any official position of any particular group.

The main feedback obtained was as follows:

a) people were very impressed by the plans and could see the exciting potential in the

development

b) the different functional areas providing for the needs of existing activities as well as

significant potential much needed new community based activity were noted

c) concern over current traffic levels was expressed and it was felt that we need to ensure

proper traffic management as a part of the overall plan to ensure significant reductions in

vehicle movements

d) consideration is needed of ways to stop people parking in unsuitable areas e.g. on the

roundabout, alongside buildings and elsewhere

e) the importance of encouraging sustainable, community principles among residential

inhabitants was highlighted

f) key heritage elements of the building should be saved where possible, including the main

staircase and certain window surround features

g) the issue of amenity space (as shown by the drawings) needs to be considered carefully

with local planners as friends groups are not keen to see the Victorian Walled garden or

other Ecology Centre land used for this purpose

h) there is scope to make links with the new LBS Heritage Director to work up new projects and

approaches to heritage tourism. The project will also contribute to One Planet Sutton

aspirations

i) EcoLocal is an ideal organisation to be operating from the site

j) the need to maintain access to a public toilet at all times as people often attend their

allotments outside of office hours and other work takes place at weekends etc

k) we should seek to maximise space available for workshops where crafts and other people

could do demonstrations etc

l) more events such as the Frost Fair at other times of the year

m) artistic workshops involving local artists

n) more educational activities

o) two people expressed initial surprise at the number of residential dwellings but could see the

reasons why this was necessary

p) it was felt that the residential component would be useful as an additional security device,

helping keep an eye on the building and grounds

q) the straw bale classroom was seen as very exciting meeting a long-standing need

r) people liked the idea of different functional areas being able to operate independently of

each other

s) the chapel area with new glass entrance was seen as a real asset

Agenda Item

14


8.0 SUMMARY The principle for a development of this nature has already been established in the report

published by Sutton Council in August 2011 - Carshalton Conservation Area Study of Council

Owned Buildings.

This proposal respects the original building and has the potential to secure the future of the

building for many years to come.

As a mixed use development it will provide a good balance of new residential accommodation

and community space, adequately funded to ensure the long-term viability of the building and its

retention as part of the fabric of the community of Carshalton.

This study suggests significant scope to house and develop EcoLocal’s existing local community

activity as well as support community functions at The Lodge and in the wider Ecology Centre

grounds, particularly as the Old Rectory can no longer be used for these purposes.

9.0 CONCLUSION On the basis of this report, EcoLocal Trustees are very keen to move ahead with the next steps of the project. Sutton Council needs to agree to an extension date in order to enable the charity to carry out more detailed work on the next steps outlined below. The initial financial assumptions indicate that the project is viable subject to Sutton Council agreeing to transfer the asset to EcoLocal at an affordable cost (as done elsewhere in the country). This would require a combination of evaluated benefits and actual cash equivalent to the market value of the property.

This report contains only initial financial assumptions. Further work is required to provide detailed estimates, and to identify any phasing of the construction if this should be necessary. It is proposed that any surplus generated through the build costs stage of the project should be directed to community use through the charity, except insofar as these funds might be required to contribute to the cash element of the asset transfer referred to above. Sutton Council will need to assess how it wishes to manage / value a community asset transfer of The Lodge to the EcoLocal charity should it agree to EcoLocal moving ahead with this exciting project. If this project were to go ahead to completion, EcoLocal would be in a position to move from its current premises in Mill Lane. Note: There are an increasing number of examples of community asset transfers being completed elsewhere in the country, where assets suitable for community use are given to the local community. EcoLocal can be contacted for more information and links to examples.

10.0 NEXT STEPS To include:

o Sutton Council consideration of this report

o EcoLocal Trustees consider this report

o Carry out a traffic survey for existing usage

o A pre-planning meeting

o Further meetings with local interested individuals and groups

o Town Planning Application

o Structural / measured surveys

o Detailed design work and costings (possibly phased)

o Business plans for each key component of the project (as outlined above)

o Community / Economic Benefits analysis

o Further more detailed advice on legal structures, property titles and restrictions,

covenants on land and buildings sub-letting, leaseholder responsibilities, terms of the

lease, charity requirements, investment vehicles and tax efficiency will be sought.

Agenda Item

14


11.1 APPENDIX ONE – Drawings

Agenda Item

14

(Council Offices)

Stone Court

Posts

TCB

LB

34.8m

Court

Ashley

(covered)Anne Boleyn's Well

35.4m

34.4m

34.2m

Pond

The

Gate House

Sl

War Memorial

34.8m

Ford

The Lodge(Council Offices)

36.9m

Old Rectory

The Barn

The Greyhound

Weir

36.0m

Pond

14-3628-PR-003A, 004B, 005B, 006A.DWG

100mm ON ORIGINAL DRAWING0 20 40 60 80

Site location plan - Scale 1:500

A 16.06.14 LC Amendments following 13.06.14 meeting RH

Agenda Item

14

Ram

p U

p

1

2

3

4

5

6

7

8

1

DIS.

2

3

4

5

6

7

8

DIS.

DIS.

DIS.

14

13

9

10

Fire Exit

Ram

p U

p

NewGardenAccess

9

VISITOR

14-3628-PR-003A, 004B, 005B, 006A.DWG


4. Example of glazed courtyard

3. Example of glazed courtyard

2. Example of glazed link structure (New Chapel entrance)

1. Example of glazed link structure (New Chapel entrance)

5. Example of straw-bale construction (new classroom)


B 16.06.14 LC Amendments following 13.06.14 meeting RH

Agenda Item

14

BasementGround Floor

Up

Ramp Up

Up

Up Dn

Fire Exit

Fire ExitUpHatch

Fire ExitRamp Up

5no.People

3no.People

Meeting Room/Storage

3no.People

Approx 24no.People

Office

Storage

Office

Storage

Storage

Storage

Storage

Workshop

Shower/changing/drying Room

Storage

Office

Storage

Storage

Ramp Up

Flexible Meeting Room

Kitchen

Lobby

Hatch

New railing/low level fence

NewGardenAccess

Remove existingtrees

Remove existingtrees

WC'sDIS.WC WC'sKitchenette

Up

Unit 5Unit 6Unit 7

Unit 1Unit 2

Unit 9

1 Bed 2 Person1 Bed 2 Person


2 Bed 4 Person

2 Bed 3 Person

51mĮ

58mĮ

70mĮ

70mĮ

73mĮ

64mĮ

9 Units 15 Bedrms 26 People

Private Residential Accommodation Schedule

Ground Floor

First Floor

Second Floor

Totals

Unit no. Bed Type Person Gross Int. Area Amenity Area

Unit 3 1 Bed 2 Person 61mĮ



9.5mĮ

662m²

Accommodation Summary

Unit Type Unit Quantity Person Quantity

1 Bed / 2 Person2 Bed / 3 Person

34

612

9 26TOTAL

2 Bed / 4 Person 2 8

14-3628-PR-003A, 004B, 005B, 006A.DWG



B 16.06.14 LC Amendments following 13.06.14 meeting RH

Agenda Item

14

External Balcony

First Floor Second Floor

Up

Up

UpUp

Up

Unit 5Unit 6Unit 7

Unit 1Unit 2

Unit 9



2 Bed 4 Person

2 Bed 3 Person

51mĮ

58mĮ

70mĮ

70mĮ

73mĮ

64mĮ

9 Units 15 Bedrms 26 People

Private Residential Accommodation Schedule

Ground Floor

First Floor

Second Floor

Totals

Unit no. Bed Type Person Gross Int. Area Amenity Area

Accommodation Summary

Unit Type Unit Quantity Person Quantity

1 Bed / 2 Person2 Bed / 3 Person

34

612

9 26TOTAL




9.5mĮ

662m²

2 Bed / 4 Person 2 8

14-3628-PR-003A, 004B, 005B, 006A.DWG



Agenda Item

14


11.2 APPENDIX TWO – 3D Visualisations of Proposed New Ecolocal Entrance

Agenda Item

14


11.3 APPENDIX THREE – Carshalton Village Conservation Area

Agenda Item

14

Agenda Item

14


11.4 APPENDIX FOUR – Site Boundaries

Agenda Item

14

Agenda Item

14

initial feasibility study - sutton a _initial... · resources toward carrying out a feasibility...

Documents