EAST DORKING REGENERATION MASTERPLAN PRESENTATIONTOSTAKEHOLDERS17thSeptember2018

THE OBJECTIVE

Toprovideaviableandrealis/cMasterplanfortheEastDorkingRegenera/onSitethatisrobustandabletoevidenceandunderpinpolicyformula/onandlandalloca/onforthedra>LocalPlan

THE BRIEF

TheCouncilCabinetprovidedtheteamwithamasterplanbriefto:

•  RegeneratetheeasternendofDorkingTownCentre,crea/ngjobsandeconomicbenefittothetowncentrebusinesses.Thistoincludetheprovisionofahotel

•  CreateaCrac/vehousingincludingaffordableunits

•  BringPippbrookHousebackintoviableuse,consistentwithitssignificanceasadesignatedheritageasset

•  IdenNfycommerciallyviableandrealis/cproposalsthatappealtolocalresidentsandareaPracNvetopotenNalinvestors/deliverypartners

•  CreateanaCrac/veandwelcomingenvironmentandimprovingconnec/vitybetweenthesta/onandthetowncentre

•  ComplimentandenhancingthecurrentleisureusesandallowingexpansionandservicingofDorkingHalls

•  CreateagatewaytotheTownCentrefromtheA24/25roundaboutandimprovingpedestrianaccessibilitytoDorkingHalls

•  Ensurethatthecivicofficesonthesitewilleasilysharethesitewiththeproposedusesandthatthereissufficientcarparking

BACKGROUND INFORMATION ON PIPPBROOK HOUSE

•  AttheCouncilMeeNngon22ndJuly2014MembersinstructedthatPippbrookHouseshouldbemarketedforsalebutwithnoaddiNonallandunlessitwasrequiredforoperaNonalpurposes

•  On9thSeptember2014thisdecisionwasupheld

•  SubsequentdiscussionswithprospecNvebuyersresultedinnointerestinthepropertyduetothecostofpuXngitbackintorepairandthelowvaluesthatcouldbegeneratedundertheplanningdesignaNoninthelocalplan

•  Thepropertyhasremainedlargelyvacantforover4yearsexceptforthebasementwhichMVDCusesforstorageandintermiPentshorttermuse

•  Thebuildingisdeteriora/ngandarecentesNmatetoputitbackintobasicrepairis£1.6m(2018)or£4.7m(2018)tobringitintooperaNonaluseforcommunity/businessuse(excludingcarparking)

•  ArecentvisithasindicatedfurtherdeterioraNon

•  In2014aquesNonnairesenttoresidentsindicatedthat81%wereinfavouroftheCounciltakingacNontoreducethefinancialburdenofthebuildingonCouncilTaxpayers

PROCESS TO DATE

•  July2014-MembersinstructedthatPippbrookHousebedisposedof,withoutthefinancialassistanceofanyenablingsites

•  October2017-theCabinetinstructedtheappointmentofamasterplannerandforabrieftobedrawnupinconsultaNonwiththeCabinetMemberandDorkingMembers.ThiswasdoneandtheconsultaNonexpandedtoincludestakeholders

•  February/March2018-FurtherconsultaNonandpresentaNonwithMembersandthepubliconarangeofop/onsthatconsiderpoten/alusesandspaNalarrangementsforthesite

•  March2018-AssessmentofthefinancialviabilityandpracNcalimplicaNonoftheopNons

•  JunetoAug2018-So>markettes/ngwithpotenNalofficeusers,residenNaldevelopersandcarehomeproviderstounderstandwhatthemarketwouldbelikelytosupport

•  Sept2018-EngagementwithCHIPinviNngthemtosubmitproposalsseXngoutabusinesscasetorepairandmaintainPippbrookHouseandkeepitincommunityuse

•  ApriltoOct2018-FurtherMemberconsultaNon(CouncilCabinet)anddirecNontofocusonfeweropNonsformoredetailedconsideraNon

•  Oct2018-CabinetinstrucNonrequestedthattheDracMasterplanbebroughtbacktotheCabinetfollowingconsultaNonwiththePippbrookWorkingPartyandDorkingMembersandthishasagainbeenextendedtoincludeotherstakeholders

SCENARIOS

OVERVIEW

Mainissuesthathavebeenconsidered

• Thecontextofthesitewithinthetown

• Thepoten/alusesonthesiteandinparNcularthefutureuseofPippbrookHouse

• Thedegreeofinterven/ononthesitewithregardstodevelopment

• TheimplicaNonofboththeseissuesoncarparkingprovisionandthecostofprovidingspaces

• Theviabilityandfinancialriskofdevelopmentscenarios

Ourchallenge‘todeliverafinanciallyviable,realis/canddeliverableschemethatprovidesalongtermsolu/onforPippbrookHouseandalsodeliverseconomicandcommunitybenefits’

CONTEXT OF THE SITE

•  TotheeastofDorking’sretailcentre

•  OntheroutefromthemainrailwaystaNonandthetown

•  ThecivicfocusforthetownwiththeCounciloffices,PippbrookHouse,DorkingHallsandtheSportsCentre

•  Theeastern‘gateway’intoDorking

•  OnelevatedlandwithviewstoBoxHill

USES CONSIDERED

Rangeofusesconsidered:

•  Retailorfood/drink:notappropriateasitwouldcompetewiththetowncentreoffer

•  Office/smallbusinessspace:DetailedconsideraNonofthepotenNaltoconvertPippbrookHousetoanofficehubbutprovidershaveshownliPleinterestduetopoorconfiguraNonofthespace,lowceilingheights(upperfloors)costofrepairsandcarparkingneeds

•  Hotel:DemandidenNfiedthroughSCCHotelSoluNonsReport(2015)whichshowedasignificantshorhallinhotelroomsinthecounty.Anecdotalevidencethatlocalcompanieswouldliketoseeamid-rangehotelinthetownforcorporatebusinessandconferencefaciliNesandsomeposiNvedialoguehastakenplacewithpotenNaloperators

•  Residen/al:InterestfromdevelopersandgeneratesvaluethatcanassistregeneraNon

•  Residen/alcarehome:Interestfromproviders,generatesvaluethatcanassistregeneraNonandcouldallowpublicaccesstoPippbrookHouse

•  Communityuses:ConsideredaspartofaconversionofPippbrookHouse.ResidenNaldeveloperswerenotsupporNve.AlternaNveopNonsarebeingpursuedbyCHIPanddiscussionswithCHIPwillconNnueinparallelwithcrystallisingoftheDracLocalPlan

SCENARIOS

•  SeveralscenariospreparedtotestavarietyofusesandlevelsofintervenNon

•  Scenariosalsoincludewiderbenefitsincludingpublicrealmimprovements

•  Viabilityassessmentcarriedoutforeachscenario

•  Aminimalinterven/onscenario(basicrefurbishmenttoPippbrookHousetokeepwaterNght)alsoassessed

•  So>markettes/ngcarriedouttounderstandpotenNalinterestfromtheproperty/developmentmarket

•  ScenariosnarroweddownthroughdiscussiontothosethatmeettheobjecNvesoftheCabinettobothprovideaviableandrealis/cplanandtodeliverwidereconomicandcommunitybenefits

SCENARIO 1: MINIMAL CHANGE

Summary

•  BasicrepairstomakethebuildingwaterNghtandpreventfurtherdeclineinthebuildingscondiNon

•  NoaddiNonaldevelopment

SCENARIO 2: MEDIUM INTERVENTION

Summary

•  RefurbishPippbrookHousetoprovide14apartments(orcommunityusesubjecttoCHIPprovidingarobustbusinesscase)

•  Residen/alannextoPippbrookHouseproviding4apartmentsand2houses

•  Developa79bedhotelonReigateRoadfrontage

•  Threestoreyapartmentblocktothewestofsiteproviding20apartments

•  Relocatelossofcarparkingspaceswithinasurfacecarparkontheeasterntenniscourts(106spaces)andalight-weightdeckoverpartoftheReigate Roadcarpark(88spaces)

•  ImprovetheseXngofPippbrookHouse

•  StreetscapeimprovementsonReigateRoad

Summary

•  RefurbishPippbrookHousetoprovide 14apartments(orcommunityusesubjecttoCHIPprovidingarobustbusinesscase)

•  Residen/alannextoPippbrookHouseproviding4apartmentsand2houses

•  Developa79bedhotelonReigateRoadfrontage

•  Threestoreyapartmentblocktothewestofsiteproviding20apartments

•  Developeither12townhousesor32apartmentsontheeasterntenniscourtsite

•  Relocatelossofcarparkingspaceswithinanewmul/-storeycarparkontheReigateRoadsite(334spaces)

•  ImprovetheseXngofPippbrookHouse

•  StreetscapeimprovementsonReigateRoad

SCENARIO 3: HIGH INTERVENTION

•  PublicrealmimprovementsonReigateRoad

•  EnhancedpedestriancrossingsonReigateRoad

•  EnhancedpublicspacewithintheheartofthePippbrooksiteandconnecNonthroughthesitetotherailwaystaNon

•  HotelprovidesforovernightstaysandpatronageoftowncentrerestaurantsandDorkingHalls

•  Increasedoverallprovisionofcarparking

•  Newresidentscontributetotowncentrelocaleconomy

•  Affordablehousing

•  PutPippbrookHousebackintorepairanduse

•  BuildingsretainedtotherearofDorkingHallsbutallowingfuturechange

ADDED VALUE

FINANCIAL ASSESSMENT / DELIVERY

•  Thefinancialassessmentofeachscenarioshowstheamountofcouncilsurplus/subsidyrequiredeachyeartoallowforcomparison

•  The“donothing”scenarioofretainingthesite,includingPippbrookHouse,andcarryingoutbaserepairs,istheminimumthatMVDCisrequiredtodo

•  IfcommunityuseistooccupypartofPippbrookHouseitisclearthiswillonlybeachievedbyCHIPdeliveringarobustbusinesscaseorreNrementlivingproviderslocaNngcommunalfaciliNeswithinthegroundfloorrooms

•  InalltheopNonsitisassumedthatPippbrookHouseissold

•  AnyfuturedesignaNonofresidenNaluseonthesiteshouldincludethepotenNalforelderlycare

•  AdisposalstrategywillberequiredtominimisedisrupNoninthetownwithregardstotrafficmanagement,carparkingandconNnueduseofthecivicameniNesaroundthesite

FINANCIAL REVIEW AND MARKET ENGAGEMENT

FINANCIAL ASSESSMENT RESULTS

MasterplanScenario Descrip/onNo.ofResiden/al

UnitsNetRevenue/Subsidy LevelofInterven/on

3

•  RefurbishPippbrookHouseasresidenNal•  ResidenNalatPippbrookannex•  Hotel•  Apartmentsatwesternplot(includingaffordablein

accordancewithpolicy)•  Townhousesateasterntenniscourts(orapartments)•  MulNstoreycarparkonReigateRoad

14houses38flats

Total:52units£20,000p/a High

2

•  RefurbishPippbrookHouseasresidenNal•  ResidenNalatPippbrookannex•  Hotel•  Apartmentsatwesternplot((includingaffordablein

accordancewithpolicy)•  Parkingoneasterntenniscourts+deckonReigateRoadsite

2houses38flats

Total:40units£10,000p/a Medium

1 •  BringexternalenvelopeofPippbrookHouseuptoareasonablestandard Nil -£105,000p/a Minimal

POSSIBLE NEXT STEPS

•  Con/nuetoliaisewithCHIPtoestablishiftheirambiNonsforPippbrookHousecanbesupportedbyarobustbusinesscasetoguaranteetoprotectandrepairPippbrookHousewithoutimpacNngontheotherdevelopmentobjecNves

•  TotakethereducedopNonstotheCabinetlaterintheyearforapproval

•  FinaliseaMasterplanthatcanbeusedtoinfluenceandinformtheDra>LocalPlan

•  ThroughtheDracLocalPlanprocessthesitewillbere-designatedforalternaNveusesasopposedtotheexisNngPolicyDT10

•  Agreeabudgettoenableadisposalanddevelopmentstrategytobecompletedincludingadviceonphasing

•  MarkettheparcelsoflandandreportoffersbackforfurtherconsideraNonanddecisionsonwhichparty(ies)andunderwhatcondiNonsMVDCwishestoproceed

•  TheCouncilwillassesstheoffersinthelightoftheCouncil’sobjecNvesofcreaNngemployment,housing,economicprosperity,communityaspiraNonsandfinancialimplicaNons