Report to Portfolio Holder for
Communities, Service Delivery and
Improvement
30 September 2015
Subject:
Use of Section 106 contributions -Top of theTown
Community Facilities Feasibility Study
Status:
Routine Matter for Decision
Report ref:
Ward(s):
Eastrop
Key Decision:
No
Key Decision / Ref:
Report of:
Head of Community Services
Contact officer:
June Balcombe
Community Development Team Leader
Email: june.balcombe@basingstoke.gov.uk
Tel: 01256 845477 - Ext 2477
Appendices:
None
Papers relied on to
Relevant section 106 agreement
produce this report:
1
Executive Summary
1.1
This report is to request approval to release Section 106 developers’
contributions secured for community infrastructure for the Eastrop Ward.
1.2
The Council has a legal and accounting obligation to allocate funds collected
in accordance with the requirements of Section 106 Agreements and as part
of this process Ward Members and Parish Councils are consulted on how best
to allocate the available funding.
1.3
It is requested that up to £15,000 is released from the capital programme in
order that a feasibility study can be carried out to develop a new community
facility and associated provision in the Top of Town area.
2
Recommendation
2.1
It is recommended that:
2.1.1
In accordance with the relevant Section 106 Agreement, developer
contributions of up to £15,000 are rephased from 2017/18 to 2015/16 and
released from the Replacement/ Refurbishment of Community Facilities
Capital scheme to carry out a feasibility study for the development of a new
community facility and associated provision in the Top of Town area.
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PRIORITIES, IMPACTS AND RISKS
Contribution to Council Priorities
This report accords with the council’s Budget and Policy Framework and directly
supports the Council Plan priorities for improving economic vitality, maintaining a
reputation for quality arts and leisure and supporting active healthy and involved
communities.
GLOSSARY OF TERMS
Term
Definition
MAIN CONSIDERATIONS
3
The Proposal
3.1
The council’s policies with regard to obtaining and allocating Section 106
contributions are set out in the Local Plan. The Council seeks to secure
financial contributions via new development, towards the provision and
enhancement of community facilities and to encourage improved access to
them.
3.2
For larger developments, consideration is given to the community
infrastructure needs within that development. Contributions from smaller
developments may be pooled from a number of sites, in order to provide
appropriate benefits to the infrastructure in areas which are likely to bear the
impact of the additional housing.
3.3
The existing Carnival Hall and Irish Centre on Council Road would require
extensive and costly repair and maintenance in the future. A new community
centre could be partly funded by the residential development of the existing
sites at Carnival Hall and the Irish Centre or Brinkletts Yard together with
S106 funds available for the improvement of community facilities in the area.
3.4
The following principles in the council’s adopted Community Buildings
Strategy apply to this project:

Management committees of community buildings assessed as being in
poor or satisfactory conditions should be encouraged to review options
with appropriate stakeholder investment, relocation, or other
intervention to avoid the need for decisions made in crisis.

All new community buildings should be specified with the highest
appropriate energy efficiency measures; management committees of
existing buildings should be encouraged to improve energy efficiency
where possible.

Any decision by the council relating to the provision of community
buildings arising from housing growth, regeneration schemes or
potential rationalisation of provision, should be taken following an
options appraisal. This would consider amongst other things whether
refurbishing or extending an existing facility is worthwhile, or a new
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larger building may be more advantageous to a wider community than
the existing provision within the relevant catchment area (where land to
build such a facility exists or can be obtained).
3.5
The fundamental aim of the strategy is that buildings are fit for purpose and
can effectively serve the local community. In this case this could be achieved
by:






addressing the requirements of the increasing ageing population
and the increase in demand from the growing diverse
communities;
lowering the running costs, therefore the trustees could focus on
how they can develop services to meet the needs of local people;
removing ageing structures with a new modern low maintenance
structure;
improving the quality and functional efficiency of community uses,
with a facility that is designed to be flexibly used;
relocating to an appropriate place / or rebuilding on current site
which would support the economic vitality of the town centre, and
in particular Top of the Town; and
considering and incorporating additional complementary uses in
the same facility that add value for the community and the town.
3.6
In order to take forward the option appraisal for development of a new
community building there is a need to engage a consultant to look at ways in
which a new building could be developed and to draw up scheme plans for
consideration.
3.7
The feasibility study would include a financial and development appraisal for a
new community centre and associated uses at Brinkletts Yard and Council
Road sites. It would take into account the results of the study looking at
potential requirements for a youth hub in the town centre, the outcomes of
which will be reported to CEP committee spring/summer 2016
3.8
The provision of an enhanced flexible facility, in a location close to other town
centre uses, will also assist with the implementation of the council’s Top of the
Town Concept Master plan 2014, whose Vision is that “Top of the Town will
become a more vibrant destination for the town with a mix of shops, cafes,
and activities within its attractive historic streets and spaces”.
4
Options Analysis
4.1
Options for projects depend largely on the scope of funds available, the needs
of the particular area and any constraints identified in relevant S106
Agreement. Options have been discussed with ward members to reach
agreement on the options that achieves the greatest benefits for that particular
community.
4.2
Five options have been evaluated as locations for a new community centre:


Option 1: Do nothing.
Option 2: Brinkletts Yard
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


Option 3: Existing Council Road sites
Option 4: Existing town centre car parks.
Option 5: Reuse or redevelop existing buildings or land in Top of the
Town.
4.3
There are two preferred options for where a community centre serving Top of
the Town area might be provided. The other three options have been
excluded on the basis of no other land or buildings in the area would meet the
needs or would not be viable.
4.3.1
Option 2 - Brinkletts Yard
4.3.2
Option 3 - Redevelop existing Council Road sites
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Corporate Implications
5.1
Financial Implications
5.1.1
The feasibility work as detailed in this report is estimated to be £15,000. This
can be met from secured developer contributions included in the 17/18 capital
scheme, Replacement/Refurbishment of Community Facilities as detailed
below;
Sources of Section 106 Funding
S106 Ref
BDB
70844
Developer/Site
Area of Benefit
Amount £
HCC, BewleyHomes,
Sector Trust Co.Ltd.
Brook House, Alencon
Link
Upon or in the
locality of the site
38,572
Purpose of developer contributions
as set out in the S106 Agreements:
Financial contribution towards providing,
running and maintaining community
facilities
5.1.2
If approved it is recommended that £15,000 is rephased from 2017/18 to
2015/16.
5.1.3
As part of the work, indicative costs will be produced for each option and
officers will then consider financial viability and funding options.
5.2
Risk Issues
5.2.1 The main risks associated with this proposal are:



obtaining adequate development financing;
stakeholder concern and opposition to keep current facilities occupiers
and users of the Irish Centre and Carnival Hall; and
concern from local land and property owners adjacent to Brinkletts Yard.
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5.3
HR Issues
5.3.1
None specific
5.4
Equalities
5.4.1
The centres are open to all, but in particular are used extensively by the Black
and Minority Ethnic community, as well as faith groups and older people. This
proposal is likely to have implications for the protected characteristics groups
and the council’s Public Sector Equality Duty (Equality Act 2010). It is
therefore recommended, once the detail of the feasibility study is developed,
that an equalities assessment is carried out to consider the impact of the
proposed changes on current service users and local community groups.
5.5
Legal Implications
5.5.1
There are no legal constraints to developing the Carnival Hall, Irish Centre
and Brinkletts Yard sites either in the short or longer term.
5.6
Any Other Implications
5.6.1
None
6
Communication and Consultation
6.1
A meeting has been held with the management committees of both the Irish
centre and Carnival Hall, at which the proposal to undertake a feasibility study
as described in this report was discussed.
6.2
The proposal to undertake a feasibility study put forward is supported by the
relevant ward members and the two management committees of the current
community facilities
6.3
As part of the feasibility study further consultation will be carried out with ward
members and key stakeholders including the management committees of both
facilities..
7
Conclusion
7.1
There is an opportunity to improve community facilities in the Top of the Town
area. The existing Carnival Hall and Irish Centre on Council Road are
estimated to have expensive repair and maintenance bills in the future. Of the
options for the potential locations for a new facility, the favoured options at
present are Brinkletts Yard or the existing Carnival Hall and Irish Centre sites.
A new community centre could be partly funded by the residential
development of the existing sites at Carnival Hall and the Irish Centre or
Brinkletts Yard together with S106 funds available for the improvement of
community facilities in the area.
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