Agenda item

12.1

The Executive Director, Resources and Executive Director, Place submitted a joint report seeking approval to negotiate the freehold acquisition by the Council of 18.7 hectares of land at the Former Norton Aerodrome, Lightwood from the Homes and Communities Agency (HCA) with the aim of delivering comprehensive restoration and effective long-term use of the site. The Local Growth Funding (LGF) would be used to finance the acquisition, demolition of the derelict buildings and holding costs pending future disposal(s) when the capital receipt will be used to repay the LGF so that it can be recycled.

12.2

RESOLVED: That Cabinet:-

(a)

approves the freehold acquisition of the former Norton Aerodrome from the Homes and Communities Agency;

(b)

delegates authority to the Director of Property and Facilities Management to agree the terms of acquisition with the HCA and instruct the Director of Legal Services to prepare and complete all necessary documentation to conclude the purchase in accordance with the agreed terms; and

(c)

notes that a capital approval submission for the expenditure has been submitted as part of the agreed monthly budget monitoring process to authorise and procure the necessary capital works and that the relevant Local Growth Fund authorities have been obtained under the agreed delegations.

12.3

Reasons for Decision

12.3.1

It would enable the Council to take initiatives to remove dereliction and contamination on a conspicuous and sensitive site.

12.3.2

The previously-developed part of the site has potential to deliver some new built development under national Green Belt policy and this could contribute to the Council’s strategic housing objectives.

12.3.3

It would allow the undeveloped area of the site to be maintained and enhanced to improve the recreational offer for the local community whilst ensuring the ecological issues are addressed.

12.4

Alternatives Considered and Rejected

12.4.1

Do Nothing

The Council could simply do nothing and take the risk that the HCA either sell the site to a developer or submit a planning application. If that was to happen then it is possible that development proposals might be put forward by a developer which are in conflict with Green Belt policy or which are at odds with the wishes of the local community.  It also potentially makes it more difficult to negotiate planning benefits and the provision of affordable housing (particularly if the developer has ‘over paid’ for the site). 

There is also a risk that the site would remain in a derelict state whilst the new landowner waited for economic conditions to improve. This could result in the Council having to try to acquire the site at a future date either by agreement or by Compulsory Purchase Order. This is likely to be a more expensive process and at worst could fail, resulting in blight of the area. 

12.4.2

Minimal Intervention

The Council would seek to develop a joint scheme with the HCA (who retain ownership).  However, the HCA have indicated that they no longer wish to have a maintenance liability. Any hopes they have for significant development (300+ dwellings) could only be delivered, if at all, through a Local Plan Review (which could take 4-5 years with no guarantee of the outcome) and the HCA are unlikely to be willing to wait that long. This would lead to the same risks as doing nothing.

12.4.3

Fund the Project by Alternative Sources

No alternative funding sources are available.

In summary, if the property is not purchased now then the HCA may sell the site on the open market potentially leading to continued blight and anti-social behaviour on the site. It would also be likely to make it more difficult for the Council to achieve its planning objectives for the site and maximise benefits for the local community. There is also a risk that a planning application could be submitted that is contrary to the current policies in the development plan. If the site is sold to a third party, it could also be necessary for the Council to attempt to buy it at a future date if the site remains in a derelict state. This could require a Compulsory Purchase Order. The time and costs involved in that would be much higher than if a purchase by agreement can be completed now.

12.5

Any Interest Declared or Dispensation Granted

None

12.6

Reason for Exemption if Public/Press Excluded During Consideration

None

12.7

Respective Director Responsible for Implementation

Laraine Manley, Executive Director, Resources and Simon Green, Executive Director, Place.

12.8

Relevant Scrutiny and Policy Development Committee If Decision Called In

Overview and Scrutiny Management.

12.1

The Executive Director, Resources and Executive Director, Place submitted a joint report seeking approval to negotiate the freehold acquisition by the Council of 18.7 hectares of land at the Former Norton Aerodrome, Lightwood from the Homes and Communities Agency (HCA) with the aim of delivering comprehensive restoration and effective long-term use of the site. The Local Growth Funding (LGF) would be used to finance the acquisition, demolition of the derelict buildings and holding costs pending future disposal(s) when the capital receipt will be used to repay the LGF so that it can be recycled.

12.2

RESOLVED: That Cabinet:-

(a)

approves the freehold acquisition of the former Norton Aerodrome from the Homes and Communities Agency;

(b)

delegates authority to the Director of Property and Facilities Management to agree the terms of acquisition with the HCA and instruct the Director of Legal Services to prepare and complete all necessary documentation to conclude the purchase in accordance with the agreed terms; and

(c)

notes that a capital approval submission for the expenditure has been submitted as part of the agreed monthly budget monitoring process to authorise and procure the necessary capital works and that the relevant Local Growth Fund authorities have been obtained under the agreed delegations.

12.3

Reasons for Decision

12.3.1

It would enable the Council to take initiatives to remove dereliction and contamination on a conspicuous and sensitive site.

12.3.2

The previously-developed part of the site has potential to deliver some new built development under national Green Belt policy and this could contribute to the Council’s strategic housing objectives.

12.3.3

It would allow the undeveloped area of the site to be maintained and enhanced to improve the recreational offer for the local community whilst ensuring the ecological issues are addressed.

12.4

Alternatives Considered and Rejected

12.4.1

Do Nothing

The Council could simply do nothing and take the risk that the HCA either sell the site to a developer or submit a planning application. If that was to happen then it is possible that development proposals might be put forward by a developer which are in conflict with Green Belt policy or which are at odds with the wishes of the local community.  It also potentially makes it more difficult to negotiate planning benefits and the provision of affordable housing (particularly if the developer has ‘over paid’ for the site). 

There is also a risk that the site would remain in a derelict state whilst the new landowner waited for economic conditions to improve. This could result in the Council having to try to acquire the site at a future date either by agreement or by Compulsory Purchase Order. This is likely to be a more expensive process and at worst could fail, resulting in blight of the area. 

12.4.2

Minimal Intervention

The Council would seek to develop a joint scheme with the HCA (who retain ownership).  However, the HCA have indicated that they no longer wish to have a maintenance liability. Any hopes they have for significant development (300+ dwellings) could only be delivered, if at all, through a Local Plan Review (which could take 4-5 years with no guarantee of the outcome) and the HCA are unlikely to be willing to wait that long. This would lead to the same risks as doing nothing.

12.4.3

Fund the Project by Alternative Sources

No alternative funding sources are available.

In summary, if the property is not purchased now then the HCA may sell the site on the open market potentially leading to continued blight and anti-social behaviour on the site. It would also be likely to make it more difficult for the Council to achieve its planning objectives for the site and maximise benefits for the local community. There is also a risk that a planning application could be submitted that is contrary to the current policies in the development plan. If the site is sold to a third party, it could also be necessary for the Council to attempt to buy it at a future date if the site remains in a derelict state. This could require a Compulsory Purchase Order. The time and costs involved in that would be much higher than if a purchase by agreement can be completed now.

12.5

Any Interest Declared or Dispensation Granted

None

12.6

Reason for Exemption if Public/Press Excluded During Consideration

None

12.7

Respective Director Responsible for Implementation

Laraine Manley, Executive Director, Resources and Simon Green, Executive Director, Place.

12.8

Relevant Scrutiny and Policy Development Committee If Decision Called In

Overview and Scrutiny Management.