Report To Cabinet - Portfolio Holder
presenting: Finance and Property
6 December 2011
Subject:
Cemetery Provision into the Future:Proposals to acquire an option to purchase on land
adjoining North Waltham Crematorium
Status:
Open
Report Ref:
Ward(s):
Oakley and North Waltham
Key Decision:
Yes
Key Decision Ref: 758/FP
Report Of:
Head of Finance, Local Tax and IT
Contact:
Jason Christou, Asset Surveyor (ext. 2295)
Jason.christou@basingstoke.gov.uk
Appendices:
Appendix 1 - CONFIDENTIAL- Financial Implications
Appendix 2 - Plan of North Waltham Crematorium and
adjoining land
Papers relied on
to produce this
report
Cabinet report of 25 October 2011 on cemetery provision
into the future
SUMMARY
1
This Report
1.1
On 25 October 2011 Cabinet agreed the way forward with regard to the future
of cemetery provision by the council. It was noted that informal discussions
had taken place with the owner of farmland adjoining the existing
Crematorium, and that the owner would be willing to negotiate terms for the
sale of land to the council.
1.2
Officers were asked to investigate the feasibility of providing cemetery space
at this location, to assess whether an opportunity would be workable in
principle and to establish whether it would be capable of being secured.
1.3
The purpose of this report is to:
inform Cabinet of the outcome of these investigations and

seek approval to enter into negotiations for the purchase of an option
which would safeguard the ability to acquire the land at a later date,
should the council wish to do so.
1 of 6
2
Recommendation
2.1
It is recommended that Cabinet:(i)
Notes the relevance of the 25 October 2011 report, and the further
work being undertaken concurrently with the proposed work stream
identified in this report;
(ii)
Approves the undertaking of negotiations and entering into of an
option agreement to purchase land adjoining North Waltham
Crematorium, in accordance with the details included within this
report.
(iii)
Approves the costs associated with concluding the option agreement
and professional fees of the landowner and agrees that these costs
are funded from revenue savings in business units in 2011/12, as
reported in the half yearly budget monitoring report to Cabinet.
(iv) Delegates to the Head of Finance, Local Tax and IT to agree the
detailed terms for the option agreement and land purchase price
within the key limits set out in confidential Appendix 1. The option
agreement to be prepared by the council’s legal services, and to
include such other terms and conditions which protect the council’s
long term operational and property interests.
(v)
Notes that a decision on whether to exercise the option agreement to
purchase land adjoining the cemetery would be the subject of a future
Cabinet report following the consideration of other alternative options
for cemetery provision and a full financial appraisal including
recommendations for funding.
2 of 6
PRIORITIES, IMPACTS AND RISKS
Contribution To Council Priorities
This report accords with the Council’s Budget and Policy Framework
Council Plan Ref 2010-13:
3-Year Action Plan:
Other References:
Impacts
No
significant
impacts
Type
Impacts
for
BDBC
Some
impacts
Significant
impacts
√
Financial
Personnel
√
Legal
√
√
Impacts
Equality and Diversity
on
Rural/Urban
Wellbeing
Crime and Disorder
√
√
√
Health
√
Environment and Climate Change
√
Economic
√
Involving Communication/Consultation
Others
Partners
√
Risk Assessment
Number of risks identified:
Nil
Number of risks considered HIGH or Medium:
Nil
Strategic:
Already identified on Corporate Risk Register?
Operational:
Already identified in Service Plans?
Yes
No
√
Yes
√
No
GLOSSARY OF TERMS
Term
Definition
AONB
Area of Outstanding Natural Beauty
3 of 6
DETAIL/MAIN CONSIDERATIONS
3
Background
3.1
A report was presented to Cabinet in October 2011 on the future of cemetery
provision. This set out the work being undertaken by the cemeteries project
group concerning investigations into seeking a site for burial provision, given
that the council has decided to continue to provide burial space, once Worting
Road Cemetery reaches capacity in 8-10 years.
3.2
The investigations undertaken to date have included in the main, the potential
to provide further burial space on land within the council’s ownership; but also
what opportunities there might be to acquire private land. The suitability of
land for burial purposes will be assessed on a range of factors and which has
now been incorporated into a site criteria and scoring regime detailed in the
October 2011 report. This will enable comparison to be made between sites,
whether or not they are in council ownership.
4
Land at North Waltham Crematorium
4.1
In addition to the investigative work outlined above, land in private ownership
and adjoining the North Waltham Crematorium, was considered as potentially
suitable given an initial high level appraisal and its location next to the existing
Crematorium site.
4.2
The plan at Appendix 1 shows the extent of the current crematorium, outlined
red. This site is owned by the council on a freehold basis.
4.3
The adjacent land shown on Appendix 2 as outlined in green and blue is in
private ownership.
4.4
The October 2011 Cabinet report confirmed that informal discussions had
taken place with the private landowner regarding the land adjoining the
Crematorium. The landowner has confirmed that he is prepared to consider,
in principle the terms for the sale of land which might include the entering into
of an ‘option to purchase’ agreement for an agreed period, whilst the council
completed its investigations on the suitability (or otherwise) of council owned
land.
4.5
Site suitability
4.5.1
It would only be worth the council pursuing an option to purchase if a potential
site met most of the criteria detailed in the October 2011 report, and that there
were no overriding issues that would make the land unsuitable for burial
purposes.
4.5.2
The site identified adjacent to the crematoria is that outlined green on plan,
extending to 6.63 ha (c.16.4 acres). Based on current burial practice within
Basingstoke and demographic trends, this would cater for burials for about
100 years (about 13,940 graves). There is however, potential to acquire a
further area of land of some 4 acres, to include for example part of the area
outlined blue, which could include other forms of burials, such as green burial
practice.
4 of 6
4.5.3
The land outlined green (and if required, a further area for example within the
land outlined blue) is considered to be suitable given the application of a
range of site criteria as detailed below, and to which other council owned sites
will be assessed in accordance with the on-going work approved by Cabinet in
October 2011.
4.6
Physical characteristics
4.6.1
The site is a gently sloping parcel of land in agricultural use for seasonal
crops, (grade 2 and 3) and if acquired for burial purposes would effectively
make a more suitable land arrangement by ‘squaring off’ the boundary with
the Crematorium. The sub soil is understood to be chalk at various depths
which is a good soil medium for grave excavation. Although the land is near
to the Stockbridge Road and M3, it is at sufficient distance to enjoy a degree
of tranquillity, given its setting in a rural environment. There are no apparent
ecological constraints and no water courses evident, and the site is not within
the AONB. The site could also potentially be used for ‘green’ as well as
traditional burials.
4.7
Planning issues
4.7.1
The current use of the land is for agriculture, so planning permission would be
required for a change of use to a cemetery particularly as it would be
considered to be development within the countryside. The site has no
development designation.
4.7.2
Whilst there are a range of policies that would have to be satisfied for
development of a cemetery in this location, it is considered that these could be
overcome with sensitive design practice and mitigation works. Importantly, as
the planning permission was forthcoming for the adjoining crematorium site it
is considered that similar material planning considerations would apply to a
cemetery. The land previously had planning permission for a golf course,
which indicates that other non-arable countryside uses would be able to
address countryside policies.
4.8
Transport and accessibility
4.8.1
Access into the site would be via the existing crematorium access and then
via an access spur which has already been constructed.
4.8.2
The site is in a well-recognised location in terms of those visiting the
crematorium site and had good access to the A303, A33 and M3. Whilst there
is good vehicular access, it is recognised that the nearest bus route is only
available from North Waltham Village. Nonetheless, if the council chose to
implement a cemetery, discussions with the bus operators could establish
whether a bus service was needed and whether an appropriate bus route
could be established to link the site with the town.
4.9
Operational and service infrastructure
4.9.1
There is potential for shared maintenance or management of a proposed
cemetery with the adjacent crematoria, which could involve costs savings,
however, this would be subject to further negotiations with Dignity, the
crematoria management company. In the absence of such an agreement, it is
likely that machinery will need to be acquired although it should be noted that
5 of 6
this would be the case if the council were to establish a cemetery site
elsewhere in the town.
4.9.2
There is the potential to connect to utility services which serve the
crematorium site as opposed to making new connections to the nearest
available services which would have a significant costs implication.
5
Financial details and terms for entering into an Option to Purchase
5.1
An option to purchase would offer the council the security of being able to
deliver a cemetery, should a suitable site not be identified within the council’s
land ownership.
5.2
All aspects of the financial details are within the confidential Appendix 1. In
summary, there would be one-off costs associated with the agreement of an
option, which would only be recoverable should the council decide to buy the
land within the timescale set out in the option agreement. The costs of the
option agreement can be funded from revenue savings in business units in
2011/12, as reported in the half yearly budget monitoring report to Cabinet.
5.3
A decision on whether to exercise the option agreement to purchase land
adjoining the cemetery, would be the subject of a future Cabinet report
following consideration of other alternative options for cemetery provision and
a full financial appraisal including recommendations for funding. The capital
cost of land purchase and other construction costs associated with building a
cemetery could be funded from uncommitted resources reserved for
community infrastructure as set out in the Medium Term Financial Strategy.
6
Next steps
6.1
Officers would advise the landowner of the council’s willingness to enter into
an option to purchase, subject to detailed terms being agreed. It is anticipated
that the landowner would then appoint a surveyor to undertake negotiations,
and a legal representative to advise on title.
6.2
Upon completion of negotiations, the council’s legal services would prepare
the option to purchase agreement to include such terms as would be
delegated to the Head of Finance, Taxation and IT, provided that there are no
objections from the relevant Members or S151 Officer.
6.3
During the period of the option (c. 2 years) the council would continue to
investigate the suitability of other sites including council owned land. If an
alternative site is identified, then the council would allow the option to expire
but would forfeit the cost of the option.
6 of 6