Meeting documents

To Consider the draft Cabinet report of Director (MC) (reference 22/234). Attached.

The Chair invited the Head of Projects, Chris Bourne, to give his presentation as summarised below:-

Contents

Ø  Background

Ø  Development

Ø  Consultation

Ø  Site Options

Ø  Disposal Strategy

Ø  Summary of Cabinet Report

Ø  Any Questions

 

The Site

Ø  Located 1.5km to the south-east of Scarborough Town Centre

Ø  2.4ha in size

Ø  Situated within the Weaponness and Ramshill ward and falls within the Weaponness Conservation Area

 

The Officer informed the committee that there were important protections on the site as it was a conservation area. He brought into focus the red line boundary that delimited the development area, and noted there were no proposals to dispose of the Bowling Club.

 

Background

Ø  The site has not been in use for a number of years but was notably home of the Yorkshire Lawn Tennis Club, latterly becoming the Scarborough Sports and Tennis Centre.

Ø  Following Closure, a number of sporting facilities were replaced in the modern, fir for purpose multi-use Sports Village nearby at Ashburn Road.

 

Context

Ø  Weaponness Character Appraisal & Management Proposals (2007) -  Records and analyses various features of the area and provides a firm basis on which development proposals in Weaponness can be assessed.

Ø  Filey Road Sports Centre Development Brief (2011) – Provides a guide to future redevelopment and considers fully planning and other related issues falling within the remit of Scarborough Borough Council.

Ø  Previous planning applications – withdrawn.

Ø  Overall the site offers a premium residential address within a conservation area of the highest quality and is ready for sensitive redevelopment…

 

2022 Development Brief

Ø  Council commissioned 5Plus Architects to prepare a Development Brief

Ø  Prepared in discussion with the Local Planning Authority, Conservation Officer, Historic England, Lawn Tennis Association, Sports Development Officer, Tress & Countryside Officer and NYCC Highways

Ø  Based on Local Plan (Ref BR-034)

Ø  SWOT analysis- Gains understanding of strengths, constraints, opportunities and threats

Ø  Seeks appropriate and well-considered design and conservation-lead solutions

Ø  Appraisal of previous planning applications

Ø  Aspinall Verdi employed to undertake Market Appraisal and Valuations

Ø  Currently in draft form as the proposals are being shaped…

 

Stakeholder Engagement

Sports England/Lawn Tennis Association

Ø  Likely objection from Sports England if tennis facilities are not provided on or off site.

Ø  Requirement for 4 floodlit hard courts in the Council’s adopted Tennis Strategy (2019)

 

Historic England/Local Planning Authority

Ø  Retention of sports provision strongly encouraged by Historic England as it contributes to the sites historical significance

Ø  Historic England have no objection in principle to the conversion of the listed building.

Ø  Demolition of the grandstand is supported if the Pavilion is sympathetically re-used and an appropriate residential development is brought forward

Ø  Surface car parking to be kept to a minimum.

Ø  The built form of any development is to be respectful and mindful of the scale, form and character of the surrounding area

 

Design Options

Ø  A total of 4 design options have been prepared for the site, concurrent to discussions with key stakeholders

Ø  The preferred option is Option 4 which is proposed to be taken forward "in principle" within the associated Cabinet report

Ø  The four options are outlined in the following slides

 

Option 1 - Residential dwellings only

Ø  38 dwellings comprising the conversion of the listed pavilion to apartments, large semi-detached properties, town houses along the Filey Road frontage and mews houses to respect the form and character of the Grandstand

Ø  Discounted as doesn’t include for tennis provision within the existing site

 

 

Option 2 – Residential dwellings with tennis curts relocated for space efficiency

Ø  34 dwellings comprising the conversion of the listed pavilion to apartments, large semi-detached properties, town houses along the Filey Road frontage and mews housing respecting the form and character of the Grandstand

Ø  Tennis courts are provided and relocated/condensed to provide extra space for residential development

Ø  2 semi-detached dwellings are lost compared to Option 1

Ø  Space is created for parking spaces to serve the tennis courts

Ø  Discounted as it is cost prohibitive due to the earthworks required to relocate the tennis courts

 

Option 3 – Residential dwellings with tennis courts at existing location

Ø  32 dwellings comprising the conversion of the listed pavilion to apartments, large semi-detached properties, town houses along the Filey Road frontage and mews housing respecting the form and character of the Grandstand

Ø  4 tennis courts are provided at the location of the existing hard courts

Ø  2 further semi-detached properties are lost when compared to Option 2

Ø  Option is viable but the preferred option provides the reuse of the existing sports facilities

 

Option 4 – Residential dwellings, tennis courts and sale of listed pavilion to Scarborough College

Ø  24 dwellings including large semi-detached properties, town houses along the Filey Road frontage and mews housing respecting the form and character of the Grandstand

Ø  4 tennis courts are provided at the location of the existing hard courts

Ø  Sale of the listed pavilion including sports hall extensions, multi-use sports court and car park to Scarborough College for proposed sporting, educational and boarding uses

Ø  Preferred option that provides a comprehensive mixed scheme and beneficial use for the listed pavilion building

Ø  Tennis provision retained

Ø  Involves recommissioning the sports hall rather than demolition

 

Disposal Strategy

Ø  1. Disposal of 4No. tennis courts on a long lease to a community trust

Ø  2. Disposal of the freehold interest of 0.78ha that includes the listed pavilion, sports hall, squash courts, sports court and car park to Scarborough College

Ø  3. Market the remaining 1.07ha for residential development

 

Disposal Strategy – Tennis Courts

Ø  1. The courts are to be floodlit and reinstated in line with Sports England/Lawn Tennis Association (LTA) requirements

Ø  2. To be operated under a Community Use Agreement, the terms of which are to be agreed by the Council and LTA

Ø  3. Courts are to be publically available and bookable online through the LTAs ClubSpark booking system.

Ø  4. The tenant is to work with the Council and LTA to ensure the courts are promoted locally

Ø  5. The tenant will be required to manage the day-to-day use and running of the facility

Ø  6. Draft Heads of Terms prepared and terms are being negotiated with the community trust

 

Disposal Strategy - Pavilion, sports buildings, sports court and car park

Ø  1. Interest expressed by Scarborough College

Ø  2. To treat directly with the college, the council need to achieve best consideration in line with an independent valuation

Ø  3. The listed building is at threat due to water ingress caused by damage to roof by trespassers. Vandalism is an ongoing concern

Ø  4. The college proposals include retaining the sports hall for sporting use and demolition of the squash court building to create a purpose built boarding facility. A mess area, changing and the Headmaster’s accommodation will be provided in the listed pavilion building

Ø  5. Discussions are ongoing in advance of the preparation of the draft Heads of Terms

 

Disposal Strategy - Residential Development

Ø  1. The Planning department has confirmed that it would be broadly supportive of the layout and density of the indicative proposals shown in the Development Brief

Ø  2. Care is to be taken with the architectural appearance, height and proximity of dwellings next to the listed pavilion

Ø  3. Local Plan/SPD requirements for affordable housing and S.106 to be considered

Ø  4. Marketing process to be careful and considered in order to achieve a final product that is sensitive to the requirements of the site and merits the demolition of the curtilage listed grandstand

 

Summary of Cabinet Report

Cabinet is requested to:

Ø  1. Adopt the draft Development Brief

Ø  2. Give ‘in principle’ approval to dispose of the freehold interest of 0.7ha of land comprising the listed pavilion, sports hall extensions, sports court and car park direct to Scarborough College

Ø  3. Grant ‘in principle’ approval to market the freehold interest of the remaining site for residential development totalling 1.07ha on the open market by way of an invitation to treat

Ø  4. Agree a marketing budget of £20,000 for the sale of the remaining land to be taken from the capital receipt

Ø  5. Approve, ‘in principle’, the long lease of 4No tennis courts to a community trust for community use on terms to be agreed by the Council and Lawn Tennis Association

 

Reasons for recommendations:

Ø  To rationalise the property portfolio

Ø  Realise a capital receipt

Ø  Securing a long term future for the listed pavilion building

Ø  Reinstating the provision of tennis for community use

 

Decision

Ø  This report is an "In Principle Decision" only as required by the Council’s Constitution

Ø  No decisions being made now

Ø  Members will receive a more detailed report at a later date to make any final decisions

Ø  Final decisions will be made by North Yorkshire Council

 

The Officer concluded his presentation and invited questions.

Cllr Broadbent asked whether there would be boarding facilities for students of Scarborough College. Mr Bourne clarified that there would be accommodation for students and headmaster which would cater to the College’s international students. The Cllr thanked the Officer and praised the report for its provision of tennis courts.

The Chair inquired into whether Lawn Tennis had requested the inclusion of a grass court in addition to the hard courts. The officer replied that no request was received and that Lawn Tennis were aligned with the Council’s Sports and Tennis Strategy which proposed four hard courts due to their broader utility in all seasons.

Cllr Maw questioned what the density of housing in the ward was compared to the density of housing within the development, and whether fewer houses would reduce the value of the development. The Officer was not aware at that moment what the surrounding area’s density was but added that the housing density was lower than the recommended planning guidance, moreover that key stakeholder, Historic England and the Planning Authority had agreed to the number of Homes. Further, he confirmed that the value of the site would decrease with fewer dwellings. The Interim Project Director, Marc Cole, added that the density was in part due to Historic England’s preference for the site to mirror the existing horse-shoe shaped stadium, as well as this, the town houses were a reflection of the densities on the opposite side of Filey Road. The Chair commented that a developer could theoretically come forward with a proposal that had had fewer, higher quality homes at a higher overall value, to which Mr Cole remarked that the options within the brief presented were designed to be compliant of the numerous statutory agencies rather than to a price.

Cllr Swiers commented her preference for option 4 and was grateful to see the inclusion of the tennis courts. She requested if a buy-back condition could be made that ensures Scarborough College keeps to the redevelopment plan of the pavilion. The Deputy Monitoring Officer, Carol Rehill, stated that in determining the final terms with the college the Council could include a requirement for development to occur in accordance with the plan where failure would allow the Council to buy back the asset.

Cllr Maw sought clarification on whether a developer would attempt to purchase the site at a cheaper rate due to the restrictions on how many dwellings could be built. He also asked for an assurance that the developer would not seek concessions on criteria such as affordable homes due to the lower value of the land. Mr Cole explained that the development brief was prepared so that prospective purchasers were clear on what the council desired of the site. Moreover, the Councils affordable housing policy would be applicable to the site.

Cllr Bailey inquired into the total capacity of the boarding rooms and how this impacted the housing density. Mr Bourne was not aware the boarding capacity but clarified that it did not impact the density calculation. Mr Cole added that the boarding site was separate from the buildings of the northern end and that the total number of boarders was not set in stone as those exact details were not available at the ‘in principle’ stage, but concerns over the number could be fed into future discussions.

Cllr Riley also supported the condition regarding the pavilion’s redevelopment. He also felt that the density of housing was acceptable as it reflected advice from the Building Better Building Beautiful planning guidance, however he asked Officers to consider if the proposed buildings could be two-storeys rather than three. Though he shared some of the concerns raised by Members he was broadly in support of the proposals.

The Chair asked how up to date the tree survey was in the conservation area and if the development was within that area. Mr Bourne was not aware of the exact date but reassured the Chair that a future planning application would include a tree survey, moreover, that all trees were protected.

Cllr Smith inquired whether Scarborough College was provided the opportunity to acquire the tennis courts. Mr Cole explained that the Council was first approached by a community trust to run the tennis facility, followed by the college. The Officer believed it was important the tennis courts were managed by the community trust to ensure that the courts were available at all times for community use, which was a requirement from Sports England. Going forward it would be important for the trust and the college to have discussions regarding the sharing of facilities such as car parking arrangements.

Cllr Maw was pleased the proposals set out the restoration of the listed pavilion, retention of tennis facilities, and a capital receipt of £1.8m. He agreed with other Members that a condition regarding the timescales and a buy-back clause were important additions to any final agreement.

RESOLVED:

That Cabinet be informed at its meeting to be held on 13^th December, 2022 that the Committee is supportive of the proposals on the Former Sports Centre.