10th January 2011
Cabinet
Agenda Item No_______7______
EAST PROMENADE PUBLIC CONVENIENCES, SHERINGHAM
Summary:
The current East Promenade toilet block in Sheringham has been
redundant since 2006 having been closed by North Norfolk District
Council due to the poor state of repair of the building. Since then the
Council has located temporary toilets on the East Prom to cover the
summer season.
However this arrangement is considered
unsatisfactory as a long term solution and the proposal is to dispose
of the redundant East Prom toilet block (possibly for holiday home
use), with the benefit of planning consent and construct a new set of
up-to-date DDA compliant toilets at a slightly different location on the
East Prom funded from the disposal of the old toilet block.
Conclusions:
The disposal of the old East Prom toilet block with the benefit of
planning consent for holiday use could allow the capital receipt to be
used to construct the new toilet block.
Recommendations:
To dispose of the old toilet block with the benefit of planning consent
for holiday use, ring fence the sale funds and use these to construct a
new set of public conveniences which are fully compliant with disability
discrimination legislation.
Cabinet member(s):
Ward(s) affected:
Cllr H Nelson, Cllr P Bevan-Jones,
Cllr B Hannah
Sheringham
Contact Officer, telephone number,
and e-mail:
1.
Jill Fisher, Corporate Asset Manager, 01263 516037,
jill.fisher@north-norfolk.gov.uk
Introduction
The East Prom toilets served Sheringham Promenade and Beach for many years until 2006
when the toilets were shut by North Norfolk District Council due to their very poor state of repair.
There were a number of inherent problems with the services within the building and they were
not fit for purpose any longer. Moreover they were unsuitable for modern day use as they did
not, and were not able to, comply with disability discrimination legislation.
10th January 2011
Cabinet
The final report of the Public Convenience Policy Panel (PCPP) in July 2006 recommended a
possible sale for residential use.
As a result of local concern regarding public toilet provision in Sheringham, in the interim period
the District Council has sited temporary toilets on the East Prom during the summer months for
the benefit of tourists and members of the public. A feasibility study was commissioned to
consider the options available.
2.
Options
The purpose of the feasibility study (September 2010 – see Appendix A) was to look into public
convenience provision in Sheringham, in particular public convenience provision at the East
Promenade as identified in the NNDC Asset Management Plan. The Asset Management Plan
for 2009/2010 set out the overall framework for managing the district’s publicly owned toilet
facilities. The public convenience strategy is to provide good quality, clean, accessible and well
maintained toilets that people want to use, within the Council’s budgetary constraints.
The feasibility study for the East Promenade Toilets aimed to:
•
Identify and assess options for future provision of public convenience facilities on
East Promenade, Sheringham
•
Provide cost estimates of construction and ongoing maintenance costs
•
Make a recommendation for a preferred option to Cabinet
•
Prepare an outline business case and a project plan
•
Undertake a stakeholder consultation
The study concluded the following options:
Option 1 - Do Nothing
This was not considered an acceptable way forward because the disused toilet block would
continue to deteriorate and new permanent toilet facilities were considered necessary in a
tourist resort like Sheringham.
Option 2 - Refurbishment of the Existing Block (£75,000)
The main problem with this option is that it would be impossible to make the building compliant
with Disability Discrimination legislation, due to its location with access only via a very steep
slope or steps. Furthermore, the building would need a considerable amount spending on it
(approx. £75,000) and the facilities could also be subject to criticism as they would not be DDA
compliant.
Option 3 - Dispose of Existing Toilet Block and Provide New Provision (£75,000)
Informal enquiries were made of the District Council’s planning department who were of the
opinion that the old building could be converted into a holiday home under current planning
policy. This would enable the old building to be sold (with the benefit of planning permission)
and a new building constructed with the sale proceeds of the old building.
This option would enable a former building to be re-utilised (and obtain a capital receipt) and
would allow a new set of toilets to be constructed that are fully compliant with modern disability
discrimination legislation.
10th January 2011
Cabinet
This was considered to be the most sensible option to pursue in respect of the public
convenience provision on Sheringham East Promenade.
3.
Stakeholder Consultation
A consultation was held on 22 September 2010 in which various local stakeholder groups in
Sheringham and local Ward Members were invited to discuss new public convenience provision
for the East Prom in Sheringham. There was wide ranging support for the disposal of the old
toilet block and construction of a new toilet block which would be compliant with modern
legislation. A number of detailed points were raised which have been addressed in the revised
feasibility study. The issue of a location further east of the existing location was explored but
the costs were prohibitive owing to high utility infrastructure costs.
4.
Next Steps with the Project
If Cabinet agrees to the disposal of the East Promenade block the programme would be as
follows, although as outlined in the Investment, Disposals and Acquisitions Policy the new
development would only proceed if the disposal recoups sufficient income to fund the £75,000
scheme.
Table 1: Proposed Action and Timeframe Table for East Prom Toilet Block
Action
Timeframe
Planning application for the redundant block Spring 2011 (early)
(to be turned into a holiday let) and new
proposal (for new toilet block) to be submitted
to the planning department for consideration.
Disposal of redundant toilet block (should
planning consent be granted for holiday reuse)
Spring 2011 (late)
Tender for the construction of the new build Summer 2011
toilet block to be submitted to suitable
contractors.
Construction of the new toilet block
Autumn 2011
N.B. These could be subject to change, depending on factors such as the ability to
secure planning consent (for either proposal)
5.
Financial Implications & Risks to the Council
Option 1 would not additionally cost the Council any significant capital outlay because nothing
would be planned in respect of the public convenience; however this would leave a redundant
building and continued reliance on temporary facilities. Option 2 would cost a significant
amount of capital outlay (approx £75,000) as there would be no funds to complete the works.
Option 3 however, whilst also costing in the region of £75,000 would have the least risk as the
disposal of the old toilet block would fund the project. The new facilities will only come forward if
the full amount is realized from the disposal.
6.
Sustainability
Cabinet
10th January 2011
It is envisaged that the new toilet block will incorporate as many sustainable building and
construction materials as possible, including low energy lighting (i.e lighting which only comes
on when the building is accessed), and toilet cisterns that reduce the consumption of water.
The toilets would be designed in such a way so as to ensure low maintenance costs and be
vandal proof. The new provision will be connected to mains drainage.
7.
Equality & Diversity
The new public conveniences will be constructed in accordance with, and if possible, over and
above, the requirements of the Disability Discrimination Act. This will allow less able members
of the public to access and use the new toilets with ease.
8.
Conclusion
Overall from the feasibility study and the stakeholder consultation the disposal of the old toilet
building and the building of a new toilet facility with the sale proceeds was considered to be the
most favourable option subject to sufficient funds being received as part of the disposal, and
therefore members of the Cabinet are recommended to support Option 3.