Agenda Item No
The Vale of Glamorgan Council
Cabinet Meeting: 22 April 2013
Report of the Leader
Proposed Disposal of Land for Medical Centre, Former St Cyres School, Dinas Powys
Purpose of the Report
1. To seek authority to enter into an option agreement with Brackley Investments for the disposal to them of approximately 0.77 acres of land at the former St Cyres School site for the purpose of providing a new Medical Centre.
1. That the Director of Resources is authorised to enter into an option agreement for the disposal of approximately 0.77 acres of land at the former St Cyres School site for the purposes of them providing a new Medical Centre, on terms and conditions to be agreed in consultation with the Leader.
2. That the Head of Legal Services be authorised to enter into the option agreement for the sale of the land to Brackley Developments for the purpose of providing a Medical Centre and complete and execute all necessary legal documentation required to complete the disposal at the appropriate time.
Reasons for the Recommendations
1. In order to secure the required authority to allow for the option agreement to be entered into for the sale of this land and to allow the Medical Centre to be constructed.
2. In order to complete all necessary documentation to allow the disposal to be completed.
2. Brackley Investments have approached the Council in respect of their wish to purchase land located on the former St Cyres School Site in Dinas Powys for the purposes of providing a new Medical Centre for the Community to replace the Medical Centre currently located on Cardiff Road. The land they are interested in purchasing is hatched black on the plan attached as Appendix A.
3. Officers have met with Brackley Investments, Doctors from the Medical Centre and officers from NHS Wales Shared Services Partnership to further discussions in this regard.
4. Brackley are proposing that the Council enter into a purchase option agreement with them for a 12 month period to allow them to work up a planning application for the development of a proposed new Medical Centre. They have requested that the Council also agree to extend this option period should the planning process take longer than the initial 12 month period. The Freehold interest in the land would be transferred to the purchasers on exercise of the purchase option.
Relevant Issues and Options
5. The Council has sought external valuation advice in relation to the value of the 0.77acre site for Medical Centre use and Heads of Terms for the Option and disposal of this site will be certified by a Chartered Registered Valuer.
6. Should Cabinet agree to entering into a purchase option in favour of Brackley Investments, it is recommended that the Council requests that the purchaser will use best endeavours to submit a planning application in respect of the new Medical Centre within 6 months of the date on which the Option is exchanged. It is also recommended that if the option agreement be extended beyond the initial 12 month period, an external valuation report be sought to confirm that the value of the site remains as previously valued.
Resource Implications (Financial and Employment)
7. The proposed purchasers will be required to make a contribution of £2,500 towards the Councils costs in relation to the sale.
8. The Council will receive £1 for entering into the option agreement and a full capital receipt on completion of the disposal of the land.
9. The purchase of the site is dependent on approvals being received by the Welsh Government (WG). Officers are advised that the Bid Submission document is targeted to be submitted by Cardiff and Vale University Health Board to the WG by the end of May 2013. On receipt of the recommendation by WG, the bid will be reviewed and scrutinised by the Capital & Estates team of NHS Wales who will make a recommendation to the Health Minister as to whether the scheme should be approved and funding allocated. On recommendation of the Capital & Estates team the Health Minister will undertake a final review of the submission and determine whether funding should be allocated to enable the development to proceed to completion.
Sustainability and Climate Change Implications
10. TAN 22 requires that all public buildings with a footprint in excess of 100 sq.m. achieve a BREEAM rating of Very Good. Brackley have confirmed that they are fully conversant with the requirements of delivering a building to the BREEAM standard required by the Welsh Government that will benefit from sustainability measures such as low energy fittings, good use of natural light and natural ventilation and use of recycled materials. Officers have been advised that the aim of the Medical Centres design is to reduce the impact on the environment both during the construction phase of the development and subsequently once the new building is in operation.
Legal Implications (to Include Human Rights Implications)
11. In accordance with S123 of the Local Government Act 1972, the Council is obliged to secure best consideration for all property disposals. There are exemptions to this, however the Council is not relying on such exemptions in this particular case.
Crime and Disorder Implications
12. Whilst the site remains vacant it may attract anti-social behaviour such as fly-tipping and unlawful occupation of the site.
Equal Opportunities Implications (to include Welsh Language issues)
13. There are no equal opportunity implications as a direct result of this report.
14. To manage public money and assets well.
Policy Framework and Budget
15. This is a matter for Executive decision.
Consultation (including Ward Member Consultation)
16. A public consultation exercise was undertaken between 12 November 2012 and 18 January 2013 in respect of the future of the surplus former St Cyres School site. 477 Vale residents responded to the consultation. A large number of residents felt that Dinas Powys required a new Health Centre and that the former St Cyres School site would be a suitable location for this use. The results from the consultation exercise were reported to Scrutiny Committee (Corporate Resources) on the 19th March 2013 with a reference to Cabinet on the 8th April 2013.
17. Local Ward Members have been advised of this report. A joint response has been received from the Local Members which is as follows:
"The community has been well served by the existing facilities however there is a desperate need for a modern, substantial centre that is able to offer a wider range of facilities appropriate for a community of approximately 10,000 residents. The existing site is cramped and unable to function as a modern Medical centre. We are aware that many alternative sites for a new centre have been examined. Most of the sites are on the periphery of the community. We have looked at all these sites and consider that the proposed site off Murch Crescent is the most suitable and practical of the available locations. One issue that will have to be addressed is that of transport. The site is at the top of a relatively steep hill and elements of the community without transport might experience difficulty in climbing the hill. The community will wish to be assured that this matter will be adequately addressed. We note that this venture will involve significant investment which we welcome".
18. The specific Ward Member comments relating to Transport considerations have been forwarded to the Director of Development Services for consideration by the Planning Department during the Planning process.
Relevant Scrutiny Committee
19. Corporate Resources.
Lorna Cross, Group Estates Officer, 01446 709307
Rob Thomas, Director of Development Services
Mark White, Major Projects Manager
Mike Walsh, Legal Property and Contract Team Leader
Director of Resources