Sheringham East Promenade
Public Conveniences
Feasibility Study
November 2010
Feasibility Study version 2
Contents
1. Introduction
Page 1
2. Background
Page 2
3. Current Provision
Page 3
4. Options appraisal
Page 5
5. Recommendations
Page 8
Appendices
A. Public Convenience Workshop
Page 12
B. Valuation of East Promenade Toilet Block, Sheringham
Page 15
C. Additional photographs
Page 17
D. Minutes of meeting 22/09/10
Page 19
E. Letter from Norfolk Constabulary
Page 22
Feasibility Study version 2
East Prom Public Conveniences
Sheringham, North Norfolk
1. Introduction
1.1. Sheringham, (population 7,200), is an attractive resort town nestling between the
sea and the Cromer ridge and is a popular location for retirement. The Victorian
town developed from a small fishing village as a result of the railway arriving in
1887 and quickly attracted a number of fine hotels and a golf course. As well as its
continuing tourist role, it acts as a local centre for retail, leisure and other services.
1.2. The LDF Core Strategy vision for Sheringham is:
Sheringham will prosper as a
local service centre and resort
town. These roles will have
been secured by protecting and
enhancing the appearance,
character and function of its
town centre, especially the
range of small shops, and the
environmental
assets
and
opportunities
for
outdoor
recreation within and around
the town. Additional housing
will have been provided as small-scale developments without compromising the
sensitive landscape setting of the town or its built heritage.
1.3. The Council owns and maintains 41 public toilets blocks across the district, with
higher numbers in the seaside resorts, reflecting the tourism needs of these areas.
In Sheringham, the District Council operates 4 public toilet blocks. The East Prom
Toilet block was closed in 2006 and temporary facilities have been provided for the
summer season since that time. The current provision in Sheringham is as shown in
the table below.
Public Convenience
Open times
Facilities
The Lees
Wks 44-11 daily, locked at 17:00.
Wks 12-43 daily, locked at 20:00
Lusher’s Passage
Wks 44-11 daily, locked at 17:00
Wks 12-43 daily, locked at 20:00
Station Approach
Wks 44-11 daily, locked at 17:00
Wks 12-43 daily locked at 20:00
East Prom temp
Weeks 45-11 Removed
Weeks 12-44 daily locked at 20:00
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Disabled facility
Hot water
Hand driers
Baby change
Disabled facility
Hand driers
Baby change
Disabled facility
Hot water
Hand driers
Baby change
Hand Dryers
Baby Table
Disabled
East Prom Public Conveniences
Sheringham, North Norfolk
Purpose of this Study
1.4. The East Prom Toilet Block is identified in the NNDC Asset Management Plan as
requiring a feasibility study to examine the options for provision of public
conveniences in this part of Sheringham.
1.5. This study aims to:
a) Identify and assess options for future provision of public convenience facilities
on East promenade, Sheringham;
b) Provide cost estimates of construction and on going running costs;
c) Make recommendation for a preferred option to cabinet;
d) Prepare outline business case and project plan and
e) Undertake Stakeholder Consultation
2. Background
2.1. The approach to Public Convenience provision has been informed by the work of
the Council’s Public Convenience Policy Panel (PCPP) which held meetings
between October 2004 and July 2006. The Council agreed a Public Convenience
Improvement Programme at its Cabinet Meeting in September 2008. A further
report was considered by Scrutiny Committee in May 2009. This sets out a
programme to upgrade of NNDC run toilets to DDA compliance and provision of hot
water as well as general refurbishment.
2.2. The Asset Management Plan for 2009/10 sets out the overall framework for
managing the district’s owned toilets. The objective of the public convenience
strategy is to provide good quality, clean, accessible, well-maintained toilets that
people want to use, within the Council’s budgetary constraints. The intention will be
to move towards more energy and water efficient facilities and to provide for DDA
compliance and mobility standards where ever possible. This will support the tourist
economy as well as providing an important facility for local people.
2.3. The now redundant toilet block situated up steps mid way along the east
promenade, Sheringham was construction circa 1910 with later post World War II
refurbishments.
2.4. In September 2006 the PCP Panel reported the following to Cabinet in relation to
the toilets on the East Promenade in Sheringham. “Old unit closed and now
replaced with summer temporary block fully DDA compliant”. When making its
recommendations the Panel considered other toilet facilities in the area and the
costs of bringing them up to standard, particularly in respect of DDA compliance.
Since the decision to close the building in 2006 it has consequentially fallen into
disrepair.
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East Prom Public Conveniences
Sheringham, North Norfolk
2.5. Since the installation of the temporary toilet block some concerns have been raised
by users about its adequacy during peak summer periods. Several stakeholder
groups have voiced their concerns regarding long term provision of toilet facilities
on the East promenade, particularly in light of it being a popular location for beach
hut owners.
2.6. A workshop was held on 28th October 2009 at Odd fellows Hall to discuss the public
conveniences in Sheringham and the views of the participants have been
considered when making the recommendations outlined later in this document.
Details of invitees and the minutes from the meeting are available in Appendix A.
2.9. A meeting was held on the 22nd September 2010 in the Council Chamber to further
discuss the future of the redundant block and for the Council to present their
preferred option. Details of invitees and the minutes from the meeting are
available in Appendix D
3. Current Provision
East Promenade Toilet Block
3.1. In December 2009 a condition survey was carried out on the disused East
promenade toilet block. The survey noted that building appears to be in generally
structural sound condition. However it has generally been neglected since
closure.
3.2. If the recommendations listed below were carried out, the building could be
bought back into use. However although it would be possible to provide
accessible toilet facilities within the building, because of the elevated position of
the toilets in relation to the promenade it is not viable to provide level access to
the toilets to enable DDA compliance or suitable access for pushchairs.
Condition Survey Recommended Work
a) Replace broken roof tiles
b) Remove render from around window
reveals, seal junction between frame and
reveal and make good render
c) Cut out cracks in render and make good
d) Remove external bands of tiles and
render walls
e) Repair plaster to interior wall surfaces
and ceiling
f) Carry out internal redecoration
g) Carry out external redecoration
h) Carry out testing of the fixed electrical
installation
i) Test the soundness of the cold water
services
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East Prom Public Conveniences
Sheringham, North Norfolk
j) Replace light fittings with IP65 rated fittings incorporating emergency lighting to
illuminate exit routes
k) Replace corroded electrical conduit
l) Expose steel beams supporting first floor to check for defects
m) Relay fractured section of foul drain
n) Replace fractured waste pipe
o) Replace sanitary ware
p) Provide lagging to exposed cold water service.
East Promenade Temporary Facilities
3.3. The temporary toilet block is owned by NNDC and is expected to have a life
period of 15 years. Facilities include separate disabled toilet. Gents with 2 urinals
and 1cubicle, baby change and hand drier. Ladies with 2 cubicles, baby change
and hand drier. There is no provision of hot water.
3.4. NNDC pays an annual fee for its structure maintenance, installation in March and
removal in October and winter storage. Current costs for the running of the
temporary block are in the region of £5k for approximately 32 weeks. This
includes transportation and storage costs, utilities, cleaning and maintenance. The
running maintenance costs will increase as the building ages.
3.5. The temporary toilets are in position by Easter and are maintained throughout the
season and removed in October. They are closed daily at 20:00 hrs. The nearest
alternative toilet block offering comparable facilities is Lushers Passage in the
High Street, the West Promenade and Station Approach which are open all year
round.
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East Prom Public Conveniences
Sheringham, North Norfolk
Map showing sites of toilet facilities on the East promenade and Lushers Passage.
Other public conveniences in Sheringham
3.6. There are three other public conveniences that are owned and managed by NNDC
in Sheringham. The current status of other permanent conveniences in
Sheringham is outlined below.
Lusher’s Passage, Sheringham
The PCPP agreed to close this toilet site subject to an alternative use being found for the
building. Discussions are currently being held with an interested party over the future
management of the building.
Station Approach, Sheringham
This is a high usage car park adjacent to the main Station Road car park and North
Norfolk Railway. Recent improvement works have been carried out to this toilet facility.
Many of the improvements have been to bring the facility in line with Disability
Discrimination legislation. These works were completed in December 2009. Work
undertaken included:•
•
•
•
•
Improved lighting
The provision of hot water
New toilet seats
Tactile signage
Full internal and external decoration.
The Lee’s Archway, West Promenade
This facility is very well used, especially in the summer season with the large number of
tourists frequenting Sheringham beach. It is therefore important that these facilities are
kept and maintained to a high standard. Recent improvements have been made to the
toilets to meet the standards of the Disability Discrimination legislation including:
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East Prom Public Conveniences
Sheringham, North Norfolk
•
•
•
•
•
•
•
•
Provision of hot water
New light fittings
New baby change units
New tactile signage
Full internal and external decoration
General refurbishment works
New low level cisterns are replacing old style push button type cisterns
New wall tiling which will assist with the appearance of the facility and help to improve cleaning
and maintenance.
4. Options Appraisal
4.1. As part of this study the following options have been assessed and the details are
shown in the table below:
A. Do nothing
B. Refurbishment of existing block
C. Refurbish existing block, and provision of separate Disabled and Baby Changing
facility
D. Disposal to fund re-provision in alternative location on East Prom
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Options Appraisal
Option
Current Situation
Advantages
Disadvantages
A) Do nothing
The previous facilities have been
dormant for 4-5 years and the future
of permanent Public Conveniences
on the East Promenade needs to be
resolved. Some local stakeholders
are dissatisfied with the seasonal
temporary block.
The temporary facilities had a finite
lifespan and would need replacing
by 2020.
Lowest cost option
B)
Refurbishment
of existing
building
This would be a major project to
undertake as the existing building,
whilst structurally sound, does
require extensive works to
modernise the internal facilities as
well as external repair works.
A type 3 (invasive) Asbestos survey
was commissioned to determine the
presence of asbestos and the
building is found to be asbestos free.
An electrical survey would need to
be undertaken as there is a history
of faults and burn outs within the
existing system. To remove this risk
the possibility of installing a new sub
mains complete with upgraded
incoming supply needs to be
considered. Estimate of this work to
be in the region of £7,500 and would
necessitate a new mains cable
being installed down the cliff face
from the main road.
Popular building with some local
people and may be their preferred
location for a permanent facility.
The building will continue to deteriorate
further to a point where the building
becomes unsafe. When this point is reached
the building will have no resale value and
NNDC will be liable for the costs of
demolition and the return of the plot to brown
field status.
The temporary facilities will require
increased maintenance over the next ten
years. Demolition costs likely to be in the
region of £45k at the current time if cannot
be disposed of for alternative use.
The building’s age makes refurbishment
complex. Even though the refurbishment
would extend the life span, future
maintenance needs to be considered and
the location means that the building is fully
exposed to the elements.
It would be extremely difficult to incorporate
any Green technology into the existing
building.
Because of the nature of the approaches to
the entrances it is not considered possible to
install a Disabled toilet facility within this
building. Pushchair and access for lessabled people would also be extremely
difficult.
The integrity of the current electricity is
somewhat doubtful with prior to closure of
the block a history of power failure.
This could necessitate a new incoming
supply from the main road and would incur a
significant cost.
Currently no funding identified to do this
Feasibility Study version 2
Cost
Estimated
build cost to
be in the
region of
£75,000.
New
incoming
electricity
supply in the
region of
£7.500
East Prom Public Conveniences
Sheringham, North Norfolk
C)
Refurbishment
of existing
building with
the addition of
stand alone
disabled
and baby
change
facility.
D)
Sell existing
redundant
facility for
development.
A complete strip out of all existing
fittings and services within the
building and fit out. Extensive
external works are required which
would need to include a major
overhaul to the roof, replacement
windows and doors and repairs to
the pebble dash which is cracking or
the application of a new wall finish
system.
An adjacent site (to the West of the
existing toilets – previously an ice
cream kiosk) has been identified as
having potential to provide disabled
and baby change facilities in
addition to Option B) above.
In its existing condition and with
change of use for retail, holiday let
or residential it is estimated that the
property could be worth up to £100k
(see valuation Appendix B)
There may be existing restrictions in
the title - this has proved difficult to
determine due to the lack of
information available, however an
indemnity can be obtained as
protection against any claim by a
beneficiary in the future.
work.
Retains toilet provision in the
stakeholders preferred location.
Good access for disabled and less
abled persons.
Sufficient space to provide baby
change room and shower if required.
Puts a redundant NNDC asset back in
use.
Would provide new facilities in a
centralised location. Could possibly
incorporate some green technology,
and low maintenance design. Position
of the new build would be in the Lee of
the existing Anglia Water pumping
station (site currently occupied by the
seasonal block) therefore affording
some protection from the elements.
Capacity to open all year round.
NNCD could agree to ring fence
Capital receipt from the sale to fund
the development of new toilet facility.
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Exposed location.
Requires extensive renovation works.
Though the building has incoming electricity
the capacity and integrity of the supply would
need to be ascertained.
There is no incoming water supply but
NNDC have a suitable supply nearby.
The main problem to overcome would be the
removal of the sewage. The only option is
pump back up the cliff to the existing block.
This would entail a significant capital outlay
and would increase the ongoing
maintenance liabilities.
Currently no funding identified to do this
work.
From the stakeholder group meeting this site
may not be the preferred location.
Whilst NNDC Planning has stated that
change of use to a holiday unit would be
acceptable there is no on site parking
available and a lack of amenity space. This
may well deter any potential buyer.
Including
the pumping
system,
developmen
t is likely to
be in the
region of
£25,000, in
addition to
costs of
option B.
New build
costs likely
to be in the
region of
£75,000
dependant
on design
5. Recommendations
5.1. As shown in the appraisal in section 4, the options considered
Option
Approximate Construction Costs
A
Do nothing
B
C
Refurbishment of existing block
Refurbish
existing
block,
and
provision of separate Disabled and
Baby Changing facility
Disposal to fund re-provision in
alternative location on East Prom
Current revenue costs for 2010/11 are
expected to be in the region of £5,000.00
£85,000
£110,000
D
£80,000
The appraisal indicates that the best value option is option D, to dispose of the
derelict toilet facility for development to use the capital receipt for the development of
the new public conveniences.
5.2. There should be reduced running costs in future, with new build energy and water
efficient design. By incorporating modern building materials and techniques and
with the use of energy saving technology, it is anticipated ongoing revenue costs to
be reduced by up to 25%.
5.3. The temporary block is particularly suited to vandalism. The new building would be
designed and constructed to be more resistant to vandalism. The building would be
afforded better weather protection being in the lee of the existing Anglia Water
pumping station and careful selection of materials would further aid this. All of this
will help to reduce the ongoing revenue costs.
5.4. However, if the facility were to be open all year, there would be additional cleansing
and running costs compared to the current temporary block.
5.5. The detailed capital costs of the recommended option are broken down below.
Estimated cost for provision of new Toilet Block For Sheringham East
Promenade
Prepare site and insert starter bars etc to existing concrete
5,000.00
Build external walls using 140mm fairfaced 7.5 kn concrete blocks
11,300.00
Build internal walls using 100mm fairfaced 7.5 kn concrete blocks
3,713.00
Build in soft wood door frames as block work proceeds
93.80
Hang all doors
6,400.00
Fit Decra roofing system approved by Norfolk Police Secured by
7,800.00
Design.
Carry out all electric and mechanical work to all units (inc sanitary
ware)
Lay non slip epoxy floor to all areas as including skirting
fit Doc M Pac
Fit baby change bench
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17,900.00
4,200.00
1,500.00
400.00
East Prom Public Conveniences
Sheringham, North Norfolk
complete decoration of building internal and external, doors
Professional fees
Contingency sum
TOTAL
4,200.00
7,500.00
5,000.00
£75, 006.80
Advantages of the proposal
5.6. Provision of new self funded toilet facility with an estimated life span of 50 years
incorporating the following:
•
•
•
•
•
•
Unisex toilet cubicles with ambulant access for less abled persons or parent with
pushchair.
Stand alone baby change room with washing facility.
Shower facility as required for retention of the Blue flag award.
Drinking water fountain
Separate Gents urinal area.
Disabled facility.
5.7. Water supply, mains sewage connection and electricity are already on the site.
5.8. Provides more centralised location where majority of visitors congregate, near the
beach huts, concessionaries etc and could be opened all year round.
5.9. Opportunity to incorporate green technology into the design where possible that
would include low energy lighting on PIR detectors therefore achieving utility
savings.
5.10. Opportunity to optimise design for low maintenance, increased sustainability and
reduced running costs
Disadvantages of the proposal
5.11. At the Stakeholder meeting last October (see appendix A) the majority feeling was
for refurbishing the redundant East Promenade block. It was felt that a facility is
needed at that end of the Promenade so therefore option D may not be received
favourably.
5.12. Following consultation with Norfolk Constabulary Architectural Liaison Officer and
the Councils Community Safety Manager a letter has been issued by the Police
under section 17 consideration of the reduction of crime and disorder. See
See appendix E for details and recommendations
Proposed design for new toilet facility
5.13. Following is an impression of how the block could appear seen from the front
elevation with a flat roof detail. The alternate coloured doors would reflect the
beach chalets appearance and would open outwards for easier access. However,
this is an initial officer view, prepared to provide a basis for discussion. At this
stage, no pre-application consultation has been undertaken.
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Proposed external design of new toilet facility
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East Prom Public Conveniences
Sheringham, North Norfolk
Proposed internal design of new toilet facility
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Draft Project Plan
5.14. The following programme indicates project timescales:
1.
Site visit/data collection/ preparation of options
August 2010
2.
Feasibility Study completed
August 2010
3.
Meeting with Local Members
September 2010
4.
Consultation meetings with key stakeholders
September 2010
5.
Presentation to AMB
October 2010
6.
Cabinet Report
January 2011
If recommendation approved:
7.
Planning application for redundant block and new
proposal
Spring 2011 (early)
8.
Disposal
Spring 2011 (late)
9.
Tender for new build
Summer 2011
10. Construction
Autumn 2011
11. Opening
Christmas 2011
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East Prom Public Conveniences
Sheringham, North Norfolk
Appendices
Appendix A) Public Convenience workshop
Stakeholders invited
Interest
North Norfolk District Council
Sheringham Town Council
The Upcher Partnership - Sheringham
Area Partnership
Sheringham Enhancement Group
Owners of the building and project champion.
The standards and provision of Public amenities.
Strategic interest in social and economic
development of Sheringham.
Liaison group between the people of Sheringham
and various local bodies. Aims include to enhance
the Social Health, Environmental and Economic
benefits of Sheringham.
No provision of toilets within the Museum.
Localised interest.
The Mo Museum
Sheringham Evening Women’s
Institute
Sheringham Age Concern
Welfare facilities for the elderly and infirm.
Sheringham Chamber of Commerce
Localised business interests.
Sheringham & District Preservation
Society
Localised interest in old and historic buildings.
Preservation of local heritage.
YESU/New Wine Church
Local group interested in taking over management
of NNDC toilets at Lusher’s Passage.
North Norfolk Railway
Local Railway interested in taking over
management of NNDC toilets at Station Approach.
Minutes of the Workshop
Sheringham Public Convenience Workshop: Odd fellows Hall, Sheringham, 28 October 2009
Meeting notes
Present:
NNDC Councillors : Cllr. Peter Moore, Cllr. Brian Hannah, Cllr. Hilary Nelson, Cllr. Penny Bevan
Jones, Cllr. Eric Seward.
NNDC Officers: Jill Fisher, Peter Battrick, Richard Garfield, Richard Cook, Russell Tanner.
Invited guests :Richard Allen, John Pilling, Avril Millar, Judith Millar, Noel Gant, Trevor Eady, Janet
Farrow, Andy Bullen, Maggie Hayward, Diane Evans, Maureen Cook, Reg Grimes
1. Introduction
Cllr. Peter Moore, as Chair, asked for agreement on the terms of reference for the meeting – i.e.
that this was a private discussion to provide context and background for and comment on the
current situation regarding public conveniences in Sheringham, and seeking agreement for future
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East Prom Public Conveniences
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action regarding public conveniences in Sheringham in particular. He stressed that while the
provision of public conveniences is not a statutory duty of the District Council, NNDC consider that
they are important for both visitors and residents alike and does not want to lose any.
2. The current situation - overview
Jill Fisher, NNDC Corporate Asset Manager, having said that she recognises that there is a
particular problem in Sheringham and hopes that this can be seen as a new start gave a short
presentation looking at the current state of public conveniences in the town and outlined possible
future actions involving community groups and organisations.
Presentation key points
∙
Contract – budget constraints, costs of maintaining old buildings, increasing utility bills. But
need for Public Toilets, need to look at partnerships to continue provision.
∙
NNDC Public Convenience Policy Panel had agreed in 2006 to dispose of East Promenade
and Lushers Passage but deferred owing to local opposition.
∙
Public Convenience Improvement Programme
£ 470,000 investment. 27 blocks to be upgraded and DDA compliance. Works programme
August 2009 – August 2010
∙
Cleaning contract up for renewal April 2011. Opportunity to review regime and specification.
3. Stakeholder presentations
Short presentations were given by:
Noel Gant, Mayor of Sheringham, who commented on the dire state of public conveniences in
Sheringham and the potential impact on tourism, asking whether it would be possible for the Town
Council to take on responsibility for public conveniences in the town and whether shops or pubs
could offer toilet facilities to the public.
Cllr. Peter Moore said that this is something that would be worth talking about in more detail in the
future.
Maureen Cook, Sheringham Evening WI, who thanked NNDC for holding the workshop and for
its commitment to the future provision of public conveniences. However, she and her colleagues
are ashamed of the disgraceful state of public conveniences in Sheringham, particularly regarding
provision on the East Prom, where there is a need for year-round provision, not the temporary
provision currently available.
Richard Garfield NNDC Environmental Services Officer said that there had been lots of complaints
this year, especially regarding the state of the public conveniences on Station Approach. This had
been particularly affected by the increased number of tourists this summer. The cleaning
programme for 2010 will be reviewed in recognition of this year’s problems. NNDC is currently in
the process of renegotiating the cleansing contract and will ensure that the new contract contains
suitable penalty clauses if cleaning falls below the agreed standard.
Cllr Brian Hannah urged all those who received complaints to ensure that they were passed on to
NNDC.
Trevor Eady, North Norfolk Railway, said that this year had been a very busy one, with 102,000
visitors to the railway between January and September 2009. The 1940’s weekend had been
enjoyed by 12,000 people over just two days, so, as the Railway does not have appropriate public
conveniences of its own, it was not surprising the Station Approach conveniences had been
overwhelmed on occasion. He suggested that the Railway could take responsibility for the facilities
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East Prom Public Conveniences
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and would like to discuss this idea in more detail with NNDC, and at the very least he will ensure
that NNDC is aware of the dates of popular events so that the cleaning schedule can be amended
appropriately.
Richard Allen, New Wine Church (YESU) leader, outlined the work of YESU, and said that they
would like to take over the public conveniences building in Lusher’s Passage, taking responsibility
for its improvement, upkeep and maintenance and making use of the first floor space to expand
YESU’s own work facilities.
Cllr. Peter Moore commented that NNDC welcomed the proposal and that currently the Council
was looking at any possible legal issues before any detailed discussions took place.
Maggie Hayward, Age Concern, said that at the moment the public conveniences let the town
down and that a way should be found to ensure that they are both clean and comfortable for the
use of both visitors and residents alike.
Open Forum
The following points were made:
•
•
•
•
•
•
•
•
•
•
NNDC need to undertake proper cleaning and maintenance now, not just next year.
There should be hooks on doors
There should be larger cubicles
Walkers, residents and visitors alike, require year-round provision on the East Prom
That one way forward would be to seek partnerships – but not to allow NNDC to ‘wriggle
out’ of provision of public conveniences in this way
That if pubs etc offer their facilities they will have to be of a good standard and clearly
signed
That if the facilities were smart, well maintained and clean people would be willing to pay a
charge
That new facilities could be negotiated as part of a planning provision
That NNDC would like to hear from the Community where they think the real demand is for
provision of public conveniences – Jill Fisher commented that it could be possible to
provide additional temporary facilities in peak periods for example at Station Approach car
park if the demand is there
What is planned for the closed East Prom toilet building? Cllr Moore said that NNDC is
currently arranging a structural survey as the building appears in poor condition, but that
whatever the findings, it is not an appropriate site for public toilets
Summary
The following points were agreed.
1. That negotiations regarding future responsibility for the Station Approach and Lusher’s Passage
facilities should continue with North Norfolk Railway and YESU
2. NNDC should talk to Sheringham Local Area partnership and Sheringham Town Council
regarding the idea of a Community Toilet scheme
3. NNDC will thoroughly investigate and discuss in detail the East Prom. issues
4. NNDC Environmental Services will continue to find ways to solve the cleaning issues
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5. Jill Fisher intends to place a full report with recommendations before NNDC Cabinet in early
2010, following which a further meeting of this group will be arranged
6. It is important to maintain the communication channels between the various parties to ensure
good planning can take place
7. NNDC will investigate provision of hooks on doors and hand / grab rails where possible
Cllr. Eric Seward stated that ‘this (current situation with reference to the cleanliness of the
conveniences) cannot be allowed to continue.’
Cllr. Peter Moore expressed his thanks to everyone for attending and for their most positive
contributions to the discussion.
PB 2.11.09
Appendix B)
Valuation of East Promenade Toilet Block, Sheringham
1. Background:This valuation will look at the redundant District Council toilet facility located on the East
promenade in Sheringham, Norfolk. The valuation is required in connection with a
feasibility study that the District Council is carrying out, and for the possibility of marketing
the property for sale in the future as a development site.
2. General Description:The toilet block is believed to have been constructed around 1900. It consists of a pitched
roofed property with clay pantiles, solid walls and a pebble dash render to the exterior of
the building. The floors are of a solid construction, the windows are aluminium glazed and
the doors are of a timber construction.
3. Planning & Development:Informal consultations have been carried out with the planning department at the District
Council and it would appear that the change of use of the building to holiday
accommodation would be acceptable. However because of the restrictions in respect of
parking and amenity areas, full residential planning consent would appear to not be
acceptable to the planning department.
Sheringham is a bustling seaside resort with a vibrant tourist trade and it is likely that there
would be a high demand for a converted building as a holiday cottage within very close
proximity to the beach.
4. Basis & Method of Valuation:Feasibility Study
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The property has been valued on the basis of looking at recent property transactions of a
similar nature in the immediate and surrounding area, and taking into account the current
market for residential properties used as holiday cottages in the Sheringham area.
Costs of refurbishment to a holiday property have also been taken into account having
liaised with the Project Manager at the District Council.
The Project Manager believes that it would cost approximately £40,000 to bring the
cottage up to a holiday home standard and a further £10,000 to remove the asbestos that
is present in the building. Therefore it is considered that £50,000 would need to be spent
on the building to convert it from a disused toilet block to a fully functional habitable holiday
cottage.
5. The Market:The residential market has started to improve over recent months as the economy has
started to stabilise. There has been more availability of finance from lending institutions
and banks recently and this in turn has enabled the residential sector to start to recover.
The market for holiday homes in Sheringham is strong Sheringham is a thriving seaside
town and resort and it is believed that there would be a number of individuals who would
be prepared to purchase a property that had the benefit of planning consent for a holiday
home and even more so with the proximity to the beach.
6. Comparables
Beck Cottage
55a Beeston Road, Sheringham, Norfolk
£105,000 Freehold
Type: Holiday Cottage
The Anchorage
33 Co-operative Street, Sheringham, Norfolk
£155,000 Freehold
Type: Holiday Cottage
Marine Cottage
7 High Street, Sheringham, Norfolk
£150,000
Type: Holiday Cottage
Barcham’s Yard
Barcham’s Yard, Sheringham, Norfolk
£169,950
Type: Holiday Cottage
These comparables show that a refurbished holiday cottage is likely to achieve around
£145,000-£150,000 in the market today (average). Therefore with the costs of converting
the derelict toilet block standing at around £50,000, it is reasonable to assume that the
building as it stands should be valued at around £100,000.
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7. Valuation:It is my opinion that the current Market Value of the site known as Toilet Block, East
Promenade, Sheringham is fairly reflected by the figure of:£100,000 (One Hundred Thousand Pounds)
Appendix C)
Additional photographs
Previous toilet facilities from promenade
Previous toilet facilities from cliff steps
Disused Ice cream Kiosk – possible development opportunity as disabled/ baby change
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Appendix D)
Minutes of the meeting of 22nd September 2010
Sheringham East Prom Toilets
Consultation meeting 22 September 2010
Present: Cllr Peter Moore (chair), Cllr Penny Bevan Jones, Cllr Brian Hannah, Cllr Hilary
Nelson, Jill Fisher, Russell Tanner, Tom Mayes, Richard Cook, Peter Battrick (NNDC)
Maurice Argent (Access North Norfolk Action), Joyce Corless, Avril Duke-Millar, Judith
Miller (Sheringham Enhancement group), Leslie Braithwaite, Diane Evans, Angela Millard
(Sheringham Evening WI), Janet Farrow (Upcher Community partnership), Maggie
Haywood (Age Concern), Barry Starling (Sheringham Chamber of Commerce)
Cllr Peter Moore opened the discussion saying that NNDC felt that it is important to have
public toilets available on Sheringham East Prom, but stressed that provision of public
toilets is not a statutory obligation on district councils and that the cost of providing
improved facilities on the East Prom could only be funded by money raised by the disposal
of the former toilets building.
Jill Fisher gave an update on recent and proposed NNDC expenditure in Sheringham on
toilets and car parks and said that a feasibility study had been undertaken regarding the
provision of toilets on the East Prom, which had identified three options:
• Do nothing
• Refurbish the former toilets in the existing building
• Dispose of the existing building to fund a new facility.
She stressed that nothing had been decided, hence this meeting to discuss the
possibilities with Sheringham residents and representatives.
Russell Tanner outlined a possible design approach to a new build, on the site of the
existing temporary facilities on the East Prom, saying that for him the benefits were that it
would provide an all-year-round facility, separate baby changing, a shower, a design
appropriate for the location (reflecting the appearance of a line of beach huts), full DDA
compliance and it would be ‘green’.
Jill Fisher said that if an option was agreed then the implementation timescale could be:
Cabinet – January 2011
Planning – spring 2011
Disposal of old facility (necessary to cover costs of new facility) – late spring 2011
Tender – summer 2011
Construction – autumn 2011
Open – Christmas 2011
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Discussion
In the subsequent discussion the following points were made, with all attending
contributing:
• All agreed that the provision of public toilets on the East Prom was essential
• Considerable support for constructing a new facility on the East Prom
• Strong support for the proposed design approach (e.g. all year round opening,
cubicle doors opening direct on the prom and the provision of a shower, increased
number of cubicles) but a request that the new facility should have the appearance
of a pitched rather than a flat roof, while recognising the need to make it less prone
to vandalism than the previous toilet building, and deterioration in the harsh weather
conditions experienced in such a location
• Reassurance that discussions had taken place with the emergency services to
ensure that the proposed design and location would allow access for emergency
vehicles
• Suggestion that provision be provided for Life Guards or life saving equipment
• Suggestion that funds be recouped through employing a concierge and charging a
fee for use – Cllr Peter Moore said this had been considered, but it was unlikely the
additional costs would be recouped and felt that introducing charging would be
unwelcome amongst local and regular users
• Concern was expressed by some regarding the exact location, suggesting a site
further east would be better. Russell Tanner explained that this would considerably
increase the potential costs of construction and future maintenance. A question was
also asked about whether any more changes were planned for the prom – Russell
Tanner said he would speak to the NNDC Coastal Engineer
• Concern was expressed by some about the level of money that might be raised
from the sale of the ‘old’ building, would it cover the cost of a new facility, but if it
raised more than was initially required would this be allocated to provide an even
better provision in a more suitable location on the prom, and could it be guaranteed
that any funds raised would eventually be spent on a new provision? Cllr Peter
Moore said that he was not in a position to guarantee anything, but that he was able
to give as much reassurance as he possibly could on this last point
• Concern was also expressed about the future of the old toilet building, with a
request that specific conditions be put on its sale to safeguard its future appearance
at such an important sea-front location. Tom Mayes said that this would be possible
•
•
There were a number of comments on specific design details – Russell Tanner said
that it was too early to look at the detail of fixtures and fittings yet, but further
consultation would take place before anything was finalised and Jill Fisher said that
there will be further consultation within the planning process
Cllrs Nelson, Bevan Jones and Hannah all welcomed the proposal for a new facility
and the design approach, particularly the provision of access for all
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•
The Sheringham Enhancement Group commented that they were particularly
pleased with recent improvements in the overall cleanliness of public toilets in the
town. Russell Tanner commented that the old building had been costly to maintain
and that a new, greener, building, even one open all year round, would be no more
and probably up to 25% less costly to maintain
Following a full discussion Cllr Peter Moore thanked all for attending and contributing so
much, saying that this was a very important issue for NNDC and the town of Sheringham.
He added that it was disappointing that the Town Council had not responded to their
invitation, but it was important that early discussions should still take place with the Town
Council to ensure they were fully aware of the proposals and able to contribute fully to the
process. He promised that all would be kept aware of future progress.
Copies of the Feasibility Study were distributed to all attendees.
Peter Battrick
22 September 2010
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Appendix E)
Letter from Norfolk Constabulary
Miss Teri Munro
North Norfolk District Council
Holt Road
Cromer
Norfolk
NR27 9EN
Community Safety Dept,
Breckland Council Offices
Elizabeth House,
Walpole Loke,
Dereham,
Norfolk NR 19 1EE
Date 28 October 2010
Your Ref:
Our Ref:
01362 690696
Tel:
Email: beckettk@norfolk.pnn.police.uk
www.norfolk.police.uk
Non-Emergency Tel: 0845 456 4567
Dear Teri
Proposal to Erect New Public Toilets
Sea Front, Sheringham
Thank you for allowing me to comment on this proposal. Following our meeting I would wish the
make the following observations in regards to Section 17 – consideration of the reduction of Crime
and Disorder.
Physical Security
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Secured by Design does not provide a set of standards specific to this type of building so a degree
of flexibility and common sense is necessary in deciding what a reasonable standard should be. The
building should be fitted with door sets, windows and locking mechanisms that are LPS 1175
Security Rating Level 2 or equivalent. It would appear that the doors discussed would easily satisfy
this requirement.
The design of the building should avoid the use of glass.
The proposed ‘Decra’ roofing system would be a prudent product to use, especially considering the
gradient of the ground behind the building.
Guttering
Guttering and downpipes are a regular target for offenders and so efforts should be made to make
these features as robust as possible. If possible, the rainwater drainage should be designed
internally. Alternatively, flush fitting, square profiled pipes and guttering should be used.
Lighting
In order to maintain the opportunity for natural surveillance during the hours of darkness,
appropriate lighting around the buildings should be considered. Regardless of the existing street
lighting, a uniform spread of low level, white light around the outside of the buildings should be
built into the design.
Internal Fittings
Once again, there are no specific standards in relation to Secured by Design for the internal fittings
of public toilets. It would be expected that these would be vandal resistant in so far that they are
made from a robust material such as steel. The hand washing facilities should be built in to the wall
and as much as possible, all piping should be hidden.
Low energy, vandal resistant lighting should be built flush into soffits and solar sensors should be
used to ensure the correct level of illumination at all time of the day and night.
Consideration should be given to using timer locks limiting the period of use per person.
If you would like to discuss any points in this letter further then please do not hesitate to contact me
on 01362 690696.
Yours sincerely
Keith Beckett (PC462)
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Architectural Liaison/Crime Prevention Officer
Operational Partnership Team
Tel: 01362 690696
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