Agenda Item 16
North Lodge Park Development Proposal
Summary:
This report examines the current provision in, and options
for the future to improve, North Lodge Park
Conclusions:
North Lodge Park has long been a valuable asset to the
people of Cromer and visitors to the town. It no longer
serves the whole population well and improvements are
required to widen the offer, especially to families and
younger people.
This proposal will provide a high quality play area and open
up other space that allows for a wider variety of activities but
it is recognised this requires up to £197,000 of capital
investment. However, there would be revenue savings as
indicated of £21,000 pa.
Recommendations
a)
That Officers are authorised to progress with a
development
scheme for North Lodge Park as
described in the report.
b)
That Cabinet agrees to a capital expenditure of
£197,000 for the scheme, to be financed from capital
receipts.
c)
That Officers are authorised to enter into negotiations
and complete legal contracts and, where necessary,
planning applications in respect of:
1)
2)
3)
Cabinet member(s):
Ward members
Contact Officer:
Telephone number:
e-mail:
The financial offer from Cromer Town Council
to fund the toilets and the Park
The transfer of the existing toilet buildings to
the Sea View Pre-school
The transfer of the existing bowls green to the
Town Council at no future cost to North Norfolk
District Council.
All
All
Karl Read
01263 516002
Karl.Read@north-norfolk.gov.uk
1.
Background
1.1
North Lodge Park has been a public park since the late 1920s. In 1974 the
Park and Lodge were transferred to North Norfolk District Council following
Local Government Review and the Lodge itself sold to Cromer Town Council
in 2005.
1.2
In 2006 North Norfolk District Council proposed to convert a substantial portion
of the Park into a municipal car park, an aspiration of some local traders and
as a revenue generating initiative for the Council. The value placed on the
park as public open space by much of the community was underestimated and
a referendum was provoked which overwhelmingly rejected the car park
proposal.
1.3
The Council then resolved to consider a scheme of improvement and
investment for the park which would not include a municipal car park and
proposals were drafted in conjunction with local stakeholders.
1.4
A draft concept design was produced to include retention of key historic
features, provision of a play area, horticultural areas, a performance space
and new more meaningful path layout. The putting greens would be deleted in
favour of more inclusive use and the ad hoc car parking provision would be
rationalised with a small parking are for exclusive use of the Town Council.
1.5
Unfortunately it was not possible to attract the wide support for the scheme
that would be necessary to secure essential external funding.
Many
stakeholders simply wanted the Park to remain the same with very minor
changes. This approach would not address aspects of modern inclusive
leisure nor would it be sufficient to attract the external financial support
needed to remedy those problem areas where significant investment was
required.
1.6
In recent years, the park has taken on a rather ‘tired’ appearance and
numerous complaints have been received regarding quality of the offer the
Council provides.
1.7
The current revenue budget (grounds maintenance and toilet provision) for the
Park is £75,761 so the saving represents 28% reduction in overall costs.
2.
Future Development Proposals
2.1
Opportunities exist and there is local demand to improve the park’s offer and
popularity and to develop a better year-round amenity for both local people
and visitors.
The Council’s Local Development Framework has identified that whilst Cromer
does not have a deficiency in public open space per se, there is a need to
improve the quality and accessibility of existing provision.
Play Area and Outdoor Gym
2.2
It is widely known that there is a shortfall in leisure provision for children in
Cromer. Therefore, one of the main aims of this project is to provide a good
quality play provision for the young people of Cromer and those visiting the
town.
The Council has been supplied with drawings of two options of play areas.
Both include outdoor gym equipment that could be used by adults. The
design of both gym equipment and play within the same area allows for
parents to exercise whilst their children are playing in a safe environment.
This would also help provide community gym equipment in a town where none
exists.
To encourage good community uptake of the facilities, it is proposed to run a
programme of supervised sessions to the public that provide motivation to
those participants from within the existing mobile gym programme run by the
Council.
Putting Greens
2.3
Cromer is currently very well provided for putting greens; there are four in
operation. These are very expensive to maintain and exclude other informal
uses of that land for an activity that is very seasonal. The Putting Green in
North Lodge Park is only well used during the school holidays and does not
cover the cost of the additional grounds maintenance required.
It is envisaged that forgoing the putting activity in the Park will render the grass
areas available for a wider variety of recreational pursuits and reduce ongoing
revenue costs.
Toilets
2.4
The existing toilets in the park are in poor condition and would require
significant investment to bring them up to modern standards. They are also
badly located being in a corner of the park immediately adjacent to Sea View
Pre-School facility for young children.
Originally, it was planned to close the toilets when the Rocket House facility
opened nearby. However, it is clear that if we are planning to improve the
park that a toilet facility within it is a necessity. It is proposed that new toilets
will be provided near to the new play area and the existing toilets will be
closed and the land absorbed into the Sea View Pre-school facility.
Officers are currently in discussions with the Sea View Pre-School on the
handover of the toilets. The Nursery is keen to take ownership of these
buildings and convert into storage. It is proposed that within this scheme, the
toilet buildings are gifted to the pre-school as part of their long term lease with
the Council at no additional cost to the pre-school.
It has been agreed in principle that a contribution to the cost of maintaining the
new toilets and the Park will be undertaken by Cromer Town Council and the
Town Council has made a resolution to that effect. This will require a formal
long term contractual agreement to be signed.
Planting and Grounds Maintenance
2.5
There will be less reliance placed upon annual planting with more emphasis
on perennial plants trees and shrubs. This will provide a modest saving each
year from the grounds maintenance budget.
Bowls Green
2.6
Cromer Town Council has expressed an interest in developing a formal
garden area in the park to commemorate the Queen’s Diamond Jubilee. It is
proposed that this would be provided by the redeveloping the bowls green to
provide a formal garden with a seating area offering fine views over the sea. In
turn, this would also provide additional savings on grounds maintenance. This
will also require a legal agreement.
Skateboard facility
2.7
In early March, the Council was made aware of a campaign to promote a
skateboard facility in North Lodge Park.
Clearly, discussions with other stakeholder groups were well advanced by this
time, especially if improvements are to be made by this summer season, and it
is not considered appropriate to place a skate park on the land proposed for
the play area. In addition, such development would also require planning
permission which would further delay matters and it is considered that the
Council should proceed with the planned improvements now.
Officers and relevant local members are working with the campaign group to
look at other potential locations for a skate park in Cromer. It may be possible
to site a skate park elsewhere in North Lodge Park and this will also be
discussed with the group and other stakeholders, with a view to helping them
move forward with their aspirations.
3.
Timescale
3.1
The provision of the play area/gym could be achieved within 8 weeks of all
orders being placed, so could be complete by early summer 2012. No
planning permission would be required for this development.
3.2
It is envisaged that the improvements to the shelters in the Park, which were
reported separately to members, as part of the capital budget planning, could
be undertaken in a similar timescale.
3.3
Any new toilets would require planning approval so would be built after the
main summer season 2012.
3.4
Changes to grass and planting would be undertaken across winter/spring to be
complete for spring 2013.
3.5
A Diamond Jubilee Garden would require design and the timing of this has not
been agreed at this time.
4.
Finance issues
Capital expenditure
4.1
The cost of the play area and outdoor gym will not exceed £115,000. This
would allow for a 14 station outdoor gym, 10 pieces of play equipment plus a
three metre fence surrounding the perimeter. This play area includes
installation of ‘wetpour’ safety surfacing around each piece of play equipment
to meet the relevant safety standards.
4.2
The maximum cost of new toilets is estimated at £82k, based on a recent new
build the Council procured at Happisburgh. The proposal is to provide a small
toilet facility near to the play area for the convenience, especially of parents
with children. Costs will be further reduced as a local architect has offered his
services free of charge to design the new facility.
4.3
Once drawings are available we shall go out for quantity surveyor advice to
provide more accurate costs for the toilet block and associate works.
4.4
There is a small cost to change the planting to become more sustainable.
However, this cost can be absorbed within the current ground maintenance
contract.
4.5
In addition, there is a possibility of attracting grant funding in relation to the
outdoor gym. It is impossible to estimate the level of any additional funding at
this stage however, so a worse case position has been taken at this time of a
maximum cost of £197,000.
Revenue Savings
4.6
The change of the putting area to informal recreational grassing will provide a
saving of approximately £10,000 per year on the grounds maintenance
contract.
Changing the bowls green to a formal garden with both capital and revenue
costs for this being paid by the Town Council will save £3,500 from the
grounds maintenance budget
Cromer Town Council has resolved to make a contribution to the running costs
of the new toilets and the park. This would also save the Council £10,000 per
year.
The above savings are offset by loss of income from licence fees to operate
the bowls and putting green. The total revenue savings are therefore £21,000
per year.
5.
Reputational Issues
5.1
Cromer residents are extremely passionate about North Lodge Park.
Therefore it is critical that whatever is provided within the Park does not
detract from its heritage value and so adversely affects the reputation of the
Council and other stakeholders involved.
There is however, a clear need to improve the quality of the park as one of the
Council’s prominent leisure assets and to this end, officers have for some
time been undertaking informal discussion and consultation with local Elected
Members (including the portfolio holder for leisure), Cromer Town Council and
Cromer Preservation Society.
Initial work has also been done with the Council’s Legal team regarding the
Town Council proposals and the pre-school lease.
It is accepted that it is unlikely that any proposal will meet with universal
satisfaction but in terms of a compromise the proposal has general support of
the stakeholders involved in discussions.
6.
Equality and Diversity
6.1
Access to this facility would be inclusive. Sensitive marketing of the new play
area and gym would ensure that all sectors of the community are engaged
with. This will identify any gaps in provision and maximise usage, ultimately
increasing recreational participation.
7.
Sustainability Issues
7.1
There will be various environmental sustainability improvements arising from
the proposals. Less reliance on annual planting and replacement with
sustainable, perennial planting regimes is a positive move forward. Likewise,
the replacement of putting and bowling greens with more general grassed
areas.
7.2
It is anticipated that modern, smaller toilets will also reduce our water usage
on the site and that there may be small savings in electricity use.
8.
Conclusions
8.1
North Lodge Park has long been a valuable asset to the people of Cromer and
visitors to the town. It no longer serves the whole population and so
improvements are required to widen the offer, especially to families and
younger people.
This proposal will provide a high quality play area and open up other space
that allows for a wider variety of activities but it is recognised this requires up
to £197k of capital investment. However, there would be revenue savings as
indicated of £21,000 pa.
9.
Recommendation
a) That Officers are authorised to progress with a development scheme for
North Lodge Park as described in the report.
b) That Cabinet agrees to a capital expenditure of £197,000 for the scheme,
to be financed from capital receipts.
c) That Officers are authorised to enter into negotiations and complete legal
contracts and, where necessary, planning applications in respect of:
1)
2)
3)
The financial offer from Cromer Town Council to fund the toilets
and the Park
The transfer of the existing toilet buildings to the Sea View Preschool
The transfer of the existing bowls green to the Town Council at
no future cost to North Norfolk District Council.