Hampshire County Council

Executive Member, Policy & Resources Item

14 February 2002

Fort Gilkicker, Gosport

Report by the Director of Property, Business and Regulatory Services

1

Summary

1.1

The following decisions are sought:

That:

1. Approval be given to the proposals for inviting interest in the future of Fort Gilkicker as set out in the report.

2. The Director of Property, Business and Regulatory Services (Head of Estates Practice) be authorised to agree a disposal brief and seek expressions of interest.

2

Reason(s)

2.1

Fort Gilkicker is currently vacant and unused and action is needed to identify possible future uses that are sustainable and will therefore protect and conserve the building.

3

Other options considered and rejected

3.1

Retention of the Fort by the County Council, but this is inappropriate in the absence of any specific County Council use.

4

Conflicts of interest declared by the decision-maker or a member or officer consulted

4.1

Not applicable

5

Dispensation granted by the Standards Committee

5.1

Not applicable

6

Reason(s) for the matter being dealt with if urgent

6.1

Not applicable

Approved by:

..........................

Date of decision:

.........................

Councillor T K Thornber

Hampshire County Council

Executive Member, Policy & Resources Item

14 February 2002

Fort Gilkicker, Gosport

Report by the Director of Property, Business and Regulatory Services

1

Introduction

1.1

The Phoenix Trust has withdrawn from its approved agreement with the County Council for the residential conversion of this historic Fort. There is now a need to identify possible alternative uses and disposal methods, and also a basis for judging any new proposals received. This report considers possible disposal mechanisms, and identifies the important characteristics of this historic building that should be retained.

2

Background

2.1

The County Council acquired Fort Gilkicker from the Ministry of Defence in 1986 in order to protect it and to seek to ensure appropriate alternative use after its military use ceased. It comprises a massively constructed granite structure of semi-circular design, and is of national significance as a Scheduled Ancient Monument and a Grade II* Listed building. Its position on the very southernmost tip of the Gosport peninsula, surrounded by The Solent and by open undeveloped land, means that it is a visually prominent building on the seaward gateway to Hampshire.

2.2

The Phoenix Trust had prepared an imaginative residential conversion scheme which would have provided 17 dwellings, an education centre, a museum and public access. However, even with significant grant aid from various sources, the conversion project was barely viable, and a report to the Executive Member Policy and Resources on the 12 December confirmed that the Phoenix Trust had withdrawn.

3

Disposal Options

3.1

The County Council had intended to grant a long lease to the Phoenix Trust in order to retain control over future use. It is proposed that this principle should be continued into any new disposal arrangements, if possible, although any lease should, of course, protect the Council from any future liabilities and expenditure.

3.2

It is proposed that the County Council seek to agree a Brief with Gosport Borough Council in order to guide potential developers and ensure that any future refurbishment proposals meet certain general principles. It would then be possible to invite interest in the Fort using agents with practical experience of handling the disposal of unusual buildings. In the absence of an agreed Brief, it is likely that proposals will be received which could not be delivered through the planning process and would involve abortive officer time.

3.3

Gosport Borough Council owns the majority of the undeveloped land near to the Fort, and indeed controls access to it. It will be necessary, and indeed appropriate, to involve the Borough Council closely in any future proposals.

3.4

It should be noted that as the Phoenix Trust proposals were only marginally viable with major grant funding, that alternative commercial interest is likely to require more intensive development to achieve a financially viable scheme. Should there be any further interest from the developers associated with the Phoenix Trust, these would be considered against the principles below. Achieving an appropriate balance between the conservation of the Fort`s historical features and a commercially viable scheme will be a challenge which will need to be worked up with the Borough Council.

4

Guiding Principles for Future Schemes

4.1

The location and prominence of the building means that its external appearance is of major significance. Any changes to the exterior must be sympathetically handled and particular consideration needs to be given to the earth bank that surrounds the Fort on all but the northern entrance area.

4.2

Any new structures within the Fort should be limited in scale, and should not detract from the central parade ground and its historic significance.

4.3

Any proposal needs to be sustainable and must provide a proper mechanism for future care and maintenance of the main structure.

4.4

The Fort is of historic interest but also serves to provide a "viewing platform" for activities on the Solent. Any proposals should preferably recognise these two issues.

4.5

Any new use should not generate significant additional vehicular traffic. Access is provided using a narrow track running through a golf course. Substantial vehicle movement would be inappropriate.

5

Summary

5.1

Any future disposal of Fort Gilkicker needs to reflect the historic value of the building and be considered against the criteria outlined in the report, but it will be important to generate new interest in a conversion scheme now that the Phoenix Trust has withdrawn, and if a Brief can be agreed with the Borough Council, marketing could be undertaken on that basis.

Recommendation

That:

1

The proposals for inviting interest in the future of Fort Gilkicker as set out in the report be approved, and the Director of Property, Business and Regulatory Services (Head of Estates Practice) be authorised to agree a Disposal Brief and seek expressions of interest.