Archived decisions

Hampshire County Council

Executive Member for Policy and Resources Item

18 June 2008

Land at the former Burnham Copse Infant School, Tadley

Report by the Acting Director of Property, Business and Regulatory Services

1

Introductory Summary

1.1

This report considers the Land Holding Strategy at Burnham Copse Primary School, Tadley. Approval is sought to apply up to 100% net capital receipt from the sale of the former Burnham Copse Infant School site plus adjoining County Council owned land towards the funding of works being undertaken to the adjoining former junior school buildings to form the permanent base of Burnham Copse Primary School. It further seeks approval to enter into legal agreements with Basingstoke and Deane Borough Council relating to planning obligations which will be sought in connection with the grant of outline planning consent for this surplus land. This approval is necessary at this time to allow planning matters to be finalised prior to marketing and subsequent disposal of the surplus area on the open market.

2.1

A capital receipt from the sale of surplus land at the former Burnham Copse Infant School is required to fund reinvestment for improvements to the retained primary school buildings, thus supporting the Corporate Strategies of:

1

Maximising wellbeing by maintaining a high standard of primary school provision in the area; and

2

Enhancing our quality of place by ensuring vacant surplus land is brought into productive use thus making effective use of the County Council's property resources.

3

Recommendations

a) That 1.38 ha (3.41 acres) of the former Burnham Copse Infant School and buildings site and adjoining land be declared surplus to County Council requirements to enable its sale for redevelopment;

b) Up to 100% of the net capital receipt be applied towards the funding of improvement works being carried out at the retained former junior school building to enable its future use as Burnham Copse Primary School site; and

c) The County Council enters into legal agreements with Basingstoke and Deane Borough Council relating to planning obligations sought in connection with the grant of outline planning consent for residential development on detailed terms to be settled by the Acting Director of Property Business and Regulatory Services (Interim Head of Estates).

4

Background

4.1

Following a request from the governing bodies of Burnham Copse Infant and Junior Schools, an amalgamation of the two schools was agreed and has been undertaken to form Burnham Copse Primary School with effect from January 2007. This school is currently operating from the Infant School buildings, including temporary buildings, while a scheme to re-model and improve the former Junior School buildings is undertaken. On completion of this scheme in the summer 2008 the infant school site will be surplus and its sale for residential development is intended to provide funding for the buildings works. It is currently programmed as a receipt for 2009/10.

4.2

A scheme to improve and extend the former junior school buildings was approved in April 2007 as part of the Children's Services Capital Programme at an estimated cost at that time of £2,700,000. When considering which of the school buildings and part of the site that the new primary school should be based in, the estimated cost of retaining and adapting either set of infant and junior school buildings was similar. However, the main playing field is immediately adjoining the former junior school buildings, is more remote, and is separated visually from the infant school building by the existing community centre. Following a site visit by Members, it was decided by Cabinet in December 2005 that the junior school buildings should be retained and used to preserve the integrity of a new primary school site and so as not to compromise security in terms of future playing field management and operation. This scheme is currently in progress with estimated completion in Summer 2008 at which time the former infant school buildings will be vacated. It was anticipated that the sale proceeds from the surplus infant school site should part-fund these works.

5

Infant School Buildings

5.1

The infant school was built in 1984 and its design was intended to provide a strong visual focus within a surrounding rundown area (and which has subsequently been redeveloped with new housing). It adjoins a modern community centre. The building consists of a tent-like classroom block and similar hall connected by a small glazed link. The design won the Education School Design award in 1986 together with other design and architectural recognition. However, the distinctive style, having been designed and sized specifically for infant age school use, is likely to be difficult to adapt or convert economically for other uses. There is no doubt that the building is of some architectural merit but its adaptability for other uses (similar to other infant school buildings) is poor.

5.2

Since the infant school site was earmarked as potentially surplus to the future primary school use, there has been interest expressed in its retention. In 2006, following representations made to Basingstoke and Deane Borough Council, local planners considered the inclusion of these buildings on to the Local List of Buildings of Architectural or Historic Interest. However, the Borough Council eventually decided against its inclusion on the list "as it was either considered to be of insufficient local architectural historic interest or there was insufficient information available to support the nomination".

5.3

Over an extensive period of time, many searches have been undertaken to find a potential re-use of the existing building. There is no current County Council service requirement in this locality and, although conversion to offices was explored, this was also not suitable. Informal enquiries have not revealed any other specific health or community requirements and demand for commercial use in this location is not likely, particularly bearing in mind the significant availability of property in nearby Basingstoke. There is an immediately adjoining community centre providing facilities for local needs. Tadley Town Council has previously asked to be consulted when considering the future or re-use of the infant school building.

5.4

Conversion to traditional residential use is not considered cost-effective or feasible, particularly when compared against the cost of new build. A study was undertaken with A2 Housing Group into the building's potential use as an Extra Care Project. Unfortunately, conversion of the structures is simply not viable, and the current buildings would not provide sufficient number of residential units for an Extra Care scheme and therefore much of the remaining site would need to be used as additional new build to augment this converted space. (Recent work on Extra Care developments within the county confirms schemes must be of 50+ units to be viable.) Even then it is unlikely such a project would attract Extra Care grant funding, as it will appear very expensive per housing unit created.

5.5

Given the potential sensitivities both locally and nationally to demolishing a school building of some merit, it is proposed to undertake a pro-active communication strategy involving the Local Member, Town Council, school community and local residents. This will explain the County Council's rigorous process in seeking alternative uses before it concludes that demolition and complete redevelopment is the best option. It will be explained clearly that the capital receipt is being used directly to fund the major refurbishment, extension and rebuilding of the larger Junior School building, transforming the environment for a modern primary school. In addition, an explanatory press release will also be arranged in due course.

6

Land Disposal

6.1

A Planning and Design Brief has not yet been prepared for this site pending a decision on the future of the former infant school building. This Brief is now required to assist Basingstoke and Deane Borough Council in its determination of an outline planning application to be made prior to the sale of the site. It is intended that the Brief will support the marketing process and assist in the selection of suitable purchaser/developer.

6.2

Following receipt of planning consent it is intended to market this site late 2008/09. Details of offers and schemes obtained following the marketing will be reported back to the Executive Member for approval of the preferred purchaser.

6.3

A Section 106 Agreement will need to be completed with Basingstoke and Deane Borough Council covering the usual developers obligations and contributions before outline planning consent can be granted for residential development on this site. Therefore this report seeks approval to the County Council entering into these commitments at this stage.

7

Consultation with local Member

7.1

Councillor Marilyn Tucker has been consulted on this project/scheme and a meeting is being arranged to discuss the project with her and her response is awaited, therefore.

8

Conclusion

8.1

No viable alternative use has been identified for the former infant school buildings. Also their retention would have a significant adverse effect on the potential capital receipt from the site. It is therefore proposed that the entire infant school site, together with the adjoining site, be declared surplus, that outline planning be sought on the basis of a cleared site and the site is marketed as soon as is feasible.

LINK(S) TO CORPORATE STRATEGY

Yes

No

Hampshire safer and more secure for all

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Maximising well-being

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Enhancing our quality of place

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