Cabinet
12 March 2012
Agenda Item No_____9________
NORTH WALSHAM TOWN CENTRE: REGENERATION AND INVESTMENT
OPPORTUNITIES
Summary:
North Walsham’s town centre has for many years suffered from a lack
of investment. Recently, however various actions have been taken to
improve key sites and other schemes are in the pipeline. North Norfolk
District Council is now determined to drive improvement and take
advantage of development proposals through a series of initiatives
and interventions in partnership with North Walsham Town Council
and others. This report identifies a series of actions that are
considered necessary to help address these challenges.
Conclusions:
It is necessary to take appropriate and timely action in order to make
informed decisions which will influence future investment in North
Walsham town centre. The evidence, support and advice identified in
this report should be procured as soon as possible. The procurement
of a commercial property advisor (under a framework contract) will
also assist in the implementation of other property related projects
elsewhere in the District.
Recommendations:
It is recommended that authority be given to procure the retail
demand/ capacity study, the property advisor framework contract; and
the design brief/ architectural feasibility report outlined in paragraph
1.9 of this report, within the budget limits identified.
Cabinet member(s):
Ward(s) affected:
All
North Walsham West, North Walsham North and North
Walsham East
Robert Young – Coast & Community Partnerships
Manager, 01263 516162,
robert.young@north-norfolk.gov.uk
Contact Officer, telephone number,
and e-mail:
1. Introduction
1.1 North Walsham’s town centre has for many years suffered, in particular, from a lack of
retail investment. The many vacant shop units and consequential environmental
degradation (and poor impression created) impacts negatively on the vitality of the
town centre as a whole, further deterring investment. The challenges that the town
faces have been well documented of late and North Norfolk District Council is now
determined to help the town to address these, through a series of initiatives and
interventions in partnership with North Walsham Town Council and others.
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12 March 2012
1.2 A number of improvements have, however, recently been undertaken in the town, such
as the re-surfacing of the Vicarage Street Car Park and the installation of new toilet
facilities to replace those at Church Walk (near St Nicholas’s Court). Other projects
also in the pipeline include the improvement of Mundesley Road Car Park, Market
Place traffic management improvements and improvements to the taxi rank. A total
capital sum of £215,000 has been made available for these projects. Sites which have
long been vacant and derelict, within the town centre and beyond, also now have
developer interest and the Council has been working to ensure that these translate into
material improvements for the town.
1.3 The Council’s commitment towards North Walsham is voiced in the Annual Action Plan
– Draft for Consultation – agreed by Cabinet in February this year, which states (inter
alia) that in order to “Encourage communities to develop their own vision for their future
and help them to deliver it:
•
We will work with the key organisations with an interest in North Walsham to
implement the actions and interventions identified through the ‘Leadership of
Place’ project.
•
We will utilise our resources, statutory powers and influence to realise
opportunities for North Walsham town centre.”
1.4 Whilst this document is still out for consultation, these particular actions are based on
the approach established through the ‘Leadership of Place’ initiative and there is
undoubtedly an urgent need to take action. This report therefore outlines the initial
actions that have been identified and the steps that should be taken to begin to
address the problems of North Walsham town centre.
1.5 The Leadership of Place project developed a partnership action plan for North
Walsham, which included a range of public, community, economic and environmental
improvements that aim to create opportunities, deliver efficiencies and stimulate
community pride in North Walsham.
1.6 A key issue for North Walsham is the large number of vacant shop units in the St
Nicholas Court precinct, which, together with the adjacent derelict building at 4 Market
Street (Church Walk), has become run-down and blights a prominent part of the town
centre. A study was therefore undertaken to help understand the issues and explore
the possible future solutions for this part of the town. The study makes a number of
recommendations to the Council, which were supported by the Leadership of Place
Steering Group. Two key recommendations contained in this study have been carried
forward as recommendations to Cabinet in this report (to undertake a feasibility study
into retail demand and capacity; and to explore the physical design feasibility of
upgrading the external ‘public’ areas of the precinct).
1.7 The reasons for North Walsham town centre’s decline could be many and varied. It has
however reached a critical stage where the issues need to be understood, the
problems solved and the obstacles overcome. There is anecdotal evidence of latent
demand amongst multiple retailers of the sort found in other comparable market towns,
and one reason cited for their lack of a presence in North Walsham is the absence of
units of a suitable size in the primary retail frontage. In addition, sites suitable for new
development are thought to be constrained. These assumptions have, however, never
been tested and sufficient resources have yet to be directed towards achieving the
desired outcomes.
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12 March 2012
1.8 It therefore recommended that evidence is gathered and resources are used to help
realise opportunities for the town in order to:
i)
reinvigorate North Walsham Town centre, reducing the number of vacant units and
increasing the presence of multiple retailers;
ii)
make more effective use of key town centre sites, potentially including St.
Nicholas’s Court precinct, Vicarage Street car park, New Road car park, Bank
Loke/ Black Swan Loke and other land and buildings owned by NNDC; and
iii) establish a dialogue with owners of key town centre businesses to identify synergy
between their aspirations and those of NNDC and other stakeholders.
1.9 In order to take this forward it is recommended that as a first step the Council
undertakes to:
a. Commission a retail demand and capacity study to determine:
•
The actual demand for new development of retail outlets within the town
and its catchment (both at the present day and in the foreseeable future)
and what factors might influence that demand
•
The demand for new development of commercial leisure/ food & drink
outlets within the town and its catchment
•
The capacity of the town centre to accommodate such development either
through the redevelopment of sites or the re-use/ adaptation of existing
buildings,
b. Procure (through a framework contract) a property advisor for the Council to work
‘collaboratively’ with to help to unlock potential and realise opportunities (with North
Walsham identified as a specified project) by:
•
advising on the realistic options for various sites and what measures the
Council might take in helping to realise them
•
advising on the optimum use of sites within the Council’s control, to assist
with meeting the objectives for the various localities
•
advising on ways in which the Council can effectively use its assets or its
statutory powers and influence to facilitate investment and development
opportunities involving its own and third party land
•
acting on behalf of the Council in negotiations with landowners, developers,
retailers and commercial operators in relation to acquisitions, disposals and
other property transactions
•
realising public and private sector development and investment
opportunities and where appropriate assisting in the establishment of
partnerships to deliver these
c. Commission a design brief/ architectural feasibility study into the possible solutions
to enhance the ‘external’ areas of St Nicholas Court precinct.
1.10 The results of these studies / reports will be shared with Cabinet in due course, with
recommendations as to possible future courses of action.
1.11 The property advisor (in b. above) is likely to be engaged to advise on projects in North
Walsham initially but also later in other locations.
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12 March 2012
Risks
2.1 It is anticipated that this work will lead to sound recommendations about the future use
of land and property in North Walsham (and subsequently other localities) therefore
helping to manage any risks associated with acquisition and/ or disposal of such
assets.
2.2 As well as helping to manage financial risks, the recommended course of action will
help to reduce any reputational risks associated with the apparent decline of North
Walsham town centre.
2.3 As individual actions are progressed, further risks will be identified and form part of the
project management arrangements developed for the integrated programme of projects
developed for delivery in North Walsham.
3
Sustainability
3.1 There are no sustainability issues raised by this report, although clearly the objectives
of the initiatives detailed in this report seek to make better use of existing assets and
invest in the future sustainability of North Walsham town centre.
4
Financial Implications
4.1 Cabinet, at its meeting in July 2011, supported an application for revenue funding for
implementing the Leadership of Place action plan from the ‘Ideas into Action’ fund,
which was subsequently approved by the LSP Board. This provided a fund totalling
£60,000, of which only £3,910 has so far been spent. A ceiling for the retail demand
and capacity study should be set at £10,000 and for the design brief/ architectural
feasibility study, at £3,000. The value of the framework contract for the property advisor
will depend on the extent of the interventions taken forward as a consequence of the
recommendations. This contract will therefore be awarded principally on the basis of
quality, together with an appropriate consideration of fees and rates, and will be
managed so as to be within the remaining budget. The contract will include ‘break
clauses’.
4.2 It is therefore expected to achieve the work within the budgetary provision and
measures will be put in place to manage it thus.
4.3 These commissions will follow the adopted procurement procedures, involving
competitive tendering where appropriate. As projects are developed there may be
further financial support required although this is most likely to be investment from
capital funding.
5
Equality and Diversity
5.1 There are no equality and diversity issues raised by this report, although clearly in
moving projects forward equality issues would be considered and form part of the
decision-making as appropriate.
6
Crime and Disorder
6.1 There are no anticipated impacts on Crime and Disorder arising from the
recommended actions set out in this report; however the ultimate objective of
regenerating North Walsham town centre should make a positive contribution towards
addressing crime and disorder issues in the town.
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12 March 2012
Recommendation
7.1 It is recommended that authority be given to procure the retail demand/ capacity study,
the commercial property advisor and design brief/ architectural feasibility report
outlined in paragraph 1.9 of this report, within the budget limits identified.
8
Conclusion
8.1 It is necessary to take appropriate and timely action in order to make informed
decisions which will influence future investment in North Walsham town centre. The
evidence, support and advice identified in this report should be procured as soon as
possible. The procurement of a commercial property advisor (under a framework
contract) will also assist in the implementation of other property related projects
elsewhere in the District.