Part I
ITEM NO.
REPORT OF THE MANAGING DIRECTOR OF URBAN VISION PARTNERSHIP LIMITED
JOINT REPORT
TO THE LEAD MEMBER FOR PLANNING AND THE LEAD MEMBER FOR HOUSING
ON
6th NOVEMBER 2006
TITLE : THE LANGWORTHY HOTEL TOGETHER WITH ADJOINING LAND, LANGWORTHY
ROAD, SALFORD
RECOMMENDATIONS : It is recommended that Lead Member:(i)
approves the draft Development Brief, seeking expressions of interest, for the site
(ii) authorises the Director of Customer and Support Services to complete the necessary
legal formalities.
EXECUTIVE SUMMARY :
Salford City Council is seeking expressions of interest from developers to bring forward top
quality concepts for a high quality scheme for the retention and redevelopment of the
Langworthy Hotel, together with adjoining land. Additional land on Keswick Grove and
Osborne Street may also be made available should proposals be received which envisage a
comprehensive redevelopment of the wider area.
A draft Development Brief has been produced and is annexed to this report for approval.
BACKGROUND DOCUMENTS : N/A
(Available for public inspection)
ASSESSMENT OF RISK: Low
SOURCE OF FUNDING: All costs to be recovered from Capital Receipts
COMMENTS OF THE STRATEGIC DIRECTOR OF CUSTOMER AND SUPPORT SERVICES
(or his representative):
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1. LEGAL IMPLICATIONS
Provided by : N/A
2. FINANCIAL IMPLICATIONS
Provided by : N/A
PROPERTY (if applicable):
HUMAN RESOURCES (if applicable):
CLIENT CONSULTED:
Housing Team – Terry McBride HMR West
CONTACT OFFICER : Angela Martens 0161-779-6077
WARD(S) TO WHICH REPORT RELATE(S): Seedley and Langworthy
KEY COUNCIL POLICIES: Regeneration.
DETAILS :
Background:
Built at the turn of the last century the hotel has served the wider area for many years. In
1985 Whitbread’s undertook a refurbishment scheme and the hotel operated as a public
house from then until its sale in 1993. The property was then converted into hostel
accommodation.
Salford City Council acquired the property in 2000 on behalf of the Seedley and Langworthy
Partnership. It occupies a prominent position in the commercial village centre on Langworthy
Road but has stood vacant since its acquisition in 2000.
The residential terraced properties to the rear of the hotel were identified for clearance
following a Community Housing Study and in-depth community consultation undertaken by
the City Council. The study found that the properties had suffered from severe market
decline and as result the City Council resolved to acquire the properties and assemble the
land for redevelopment.
The Langworthy Hotel occupies a central location within the Seedley and Langworthy
Renewal Area, declared in June 2000, within the City of Salford. This area has been a focus
for regeneration and transformational funding since 2000 and has seen investment upwards
of £50m to date. This investment has come from numerous bodies including Salford City
Council, SRB, ERDF, NWDA, EP, HMRF and the Lottery.
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Details:
Salford City Council is seeking expressions of interest from innovative and creative
developers to bring forward top quality concepts for a high quality scheme for the retention
and redevelopment of the Langworthy Hotel, together with adjoining land shown edged red
on the attached plan. Additional land on Keswick Grove and Osborne Street (shown edged
blue) may be made available should proposals be received which envisage a
comprehensive redevelopment of the wider area.
The City Council own the majority of land within the area edged red and blue and intends to
make a Compulsory Purchase Order to secure good legal title and possession to the
remainder.
Prospective purchasers are required to submit two proposals for the site:
PROPOSAL 1
This must incorporate the privately owned shops, adjoining the Langworthy Hotel together
with associated accessways (shown edged/ hatched green on the attached plan), within the
development proposal. The City Council has no legal interest in these properties and it
would be the responsibility of the developer to enter into discussions with individual owners
direct to secure ownership. Financial offers must be on the assumed basis that the land is
within the City Council’s ownership.
Asking for proposals from prospective purchasers on this basis means that the Council will
be able to compare proposals on a like for like basis.
PROPOSAL 2
This must restrict the site area to that owned by the City Council (as shown edged red and
blue on the attached plan).
Submissions will be considered by a panel of interested parties including representatives
from Salford City Council, Urban Vision, The Seedley and Langworthy Trust and the North
West Development Agency.
The Langworthy Hotel and a number of former residential properties contained within the site
were acquired using NWDA/ SRB5 monies. Once a suitable developer is selected and the
sale completes clawback on both the NWDA/ SRB5 funded residential properties and the
Langworthy Hotel will be effected.
It has been agreed in principle that the level of clawback will be calculated based on how
much NWDA/ SRB5 money was used to acquire properties as a proportion of the whole
cost.
Depending on the extent of the development site (edged red only or red and blue) the
following percentages have been calculated:
On the basis of the smaller development site (edged red only):
NWDA =
SRB 5 =
SCC =
41.92%
3.81%
54.27%
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On the basis of the larger development site (edged red and blue):
NWDA =
SRB 5 =
SCC =
51.16%
9.55%
39.29%
The current open market valuation of the Langworthy Hotel will be deducted from the capital
receipt prior to the above percentages being applied.
Recommendation:
It is recommended that Lead Member:(i)
approves the draft Development Brief, seeking expressions of interest, for the site
(ii)
authorises the Director of Customer and Support Services to complete the
necessary
legal formalities
langworthy hotel
2.doc
Langworthy Hotel\ Langworthy Hotel\ Langworthy Hotel\
langworthy hotel appendix
APPENDIX
2.doc 3.doc LANGWORTHY PLAN.pdf
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