Agenda Item No
The Vale of Glamorgan Council
Cabinet Meeting: 1st July, 2013
Report of the Cabinet Member for Adult Services
The former Bryneithin Residential Care Home
Purpose of the Report
1. To outline the options for delivering older people's accommodation with care which are being appraised by the Cabinet Working Group looking at potential uses of the vacant Bryneithin site.
2. To obtain Cabinet authority to undertake consultation with key stakeholders and the local community regarding the options.
3. To seek Cabinet authority to commission specialist consultants/contractors to implement ground/site investigations and topographical surveys.
1. That Cabinet notes the progress made with the ongoing review of options for delivering older people's accommodation with care, which are being appraised by the Cabinet Working Group looking at potential uses of the Bryneithin site;
2. That Cabinet grants the Working Group authority to consult with key stakeholders and the local community regarding the options for the future use of the site and to receive other proposals that would assist in meeting older people's need for care and support.
3. That Cabinet authorises the Director of Resources to commission specialist consultants/contractors to undertake ground/site investigations and topographical surveys.
Reasons for the Recommendations
1. To ensure Cabinet is updated regarding the activities of the Cabinet Working Group and the progress made with identifying and appraising options for the future use of the site;
2. To enable key stakeholders an opportunity to engage in the process;
3. To enable specialist ground/site investigations and topographical surveys.
4. The site of the former Bryneithin Residential Care Home is located on the west fringe of Dinas Powys, alongside Dinas Powys Tennis Club and St Andrews Major Primary School. The site extends 2.75 acres; it is in the freehold ownership of the Vale of Glamorgan Council. The site map is set out in Appendix A.
5. At the Cabinet meeting of 8th April 2013 (Cabinet Minute C1293 refers), members were informed of the closure of Bryneithin Residential Care Home and that a corporate project group would be established to consider future use options for the Bryneithin site which would assist the Council in meeting the social care needs of older people. At the meeting, it was established that the options appraisal exercise would be conducted in the context of there being no funds available from the Council's capital programme and that the project group would seek to engage with relevant stakeholders, including the Cardiff and Vale University Health Board.
6. Cabinet resolved "That the arrangements to generate possible options for the Bryneithin site to assist in meeting older people's need for care and support, once it has been vacated be approved" [Cabinet Minute C1293 (2)] and "That a Cabinet working group be established, led by the Cabinet Member for Adult Services to oversee and be involved in all future options for the Bryneithin site and any consultation with the relevant stakeholders" [Cabinet Minute C1293 (7)].
Relevant Issues and Options
7. A Cabinet Working Group has been established comprising the Leader, Deputy Leader and Cabinet Member for Adult Services and senior Council officers supported by a Major Projects Manager from the Project Management Unit coordinating a multi-disciplinary team of officers.
8. The Cabinet Working Group has met, considered the site and identified a number of potential options for the future use of the Bryneithin site, all of which would satisfy Cabinet Minute C1293(2) by potentially meeting older people's need for care and support. These are listed below, in no particular order.
Private Residential Development For Older People;
Registered Social Landlord Residential Development For Older People;
Private Extra Care Facility;
Registered Social Landlord Extra Care Facility.
9. As part of the appraisal exercise, it is intended to consult key stakeholders and the local community on the above options and to invite any other ideas for development options for the site that would assist in meeting older people's need for care and support. Following this exercise and along with other due diligence by the Cabinet Working Group, a final list of options will be reported for consideration by a future meeting of Cabinet. Initial discussions with the Cardiff and Vale University Health Board have already been held and further discussions will take place as may be required.
10. A key issue will be the suitability of the site in respect of each option. The site consists of 2.75 acres of land. 1.3 acres to the north of the former home is situated outside the Residential Settlement Boundary, of which 0.9 acres is dense and sloping woodland. Planning policy would presume against development outside the Residential Settlement Boundary and any proposal to develop this part of the site would need to demonstrate why an exception should be made. The remaining 1.45 acres of the site within the Residential Settlement Boundary includes a narrow tree-lined access lane measuring 0.45 acres. It runs from the public highway (St Andrews Major Road) to the edge of the front lawns of the former home.
11. It is intended to commission specialist contractors/consultants to undertake ground/site investigations and topographic surveys of the site. This survey information will be required to assist with securing an end use for the site.
12. As reported to the Cabinet meeting of 8th April and in accordance with Cabinet Minute C1293 (5), authority was granted for the Director of Social Services to make arrangements for securing the Bryneithin site, including the demolition of the buildings if necessary, in consultation with the Leader, the Cabinet Member for Adult Services and the Managing Director. As reported previously, extensive security arrangements are in place but these are expensive and a drain on the Council's limited resources. Taking into account a wide range of factors (revenue implications, costs of refurbishment, future likely capital receipts, health and safety risks and also to ensure that the site is readily available for sale at the appropriate time and as soon as the proposed final use option has been decided), it has been decided to pursue demolition of the buildings on the site.
13. The priority is to secure an option for using the site that meets older people's needs for care and support. However, if it is not viable to redevelop the site in this way, the Cabinet Working Group has considered tentatively the potential fall back option of marketing and disposing the site for residential development. This would be a last resort but could raise a capital receipt for Social Services for possible investment in other facilities in the Vale that meet older people's need for care and support.
Resource Implications (Financial and Employment)
14. The cost of the specialist ground/site investigations and topographical surveys including in house technical salaries will be funded from the Directorate's current budget or capital receipts.
Sustainability and Climate Change Implications
15. There are no sustainability and climate change implications as a result of this report. Any future redevelopment of the site will address such matters during the design and statutory planning process.
Legal Implications (to Include Human Rights Implications)
16. The site is in the freehold interest of the Vale of Glamorgan Council. In May 2013, Legal Services completed an updated preliminary review of the title and they report that there are no restrictive covenants affecting the land. The land is subject to a right of way at the lower end of the access lane near to St Andrews Major Road which would have to be accommodated within any redevelopment.
Crime and Disorder Implications
17. The empty premises at the site bring increased risk of vandalism and theft. It is necessary to provide appropriate security measures and to find alternative uses as soon as possible.
Equal Opportunities Implications (to include Welsh Language issues)
18. There are no equal opportunities issues arising directly from this report.
19. This report contributes to the following corporate objective: "working with partners to meet the diverse needs of our residents in ways that will safeguard and support those who are most vulnerable and in greatest need; help people to keep fit and healthy; and increase social cohesion and equality of opportunity for all."
Policy Framework and Budget
20. This is a matter for Executive decision.
Consultation (including Ward Member Consultation)
21. The relevant ward Members have been asked to provide observations for inclusion in the report.
Relevant Scrutiny Committee
22. Social Care and Health Scrutiny Committee.
Cabinet Report 8.04.13 - The Closure of Bryneithin Residential Care Home
Cabinet Report 8.04.13 - The decision by 'Crossroads in the Vale' to transfer their day care service
Cabinet Report 16.11.11 - Social Services Commissioning Strategy for Older People's Services
Scrutiny Committee (Social Care and Health) 8.18.12 - Update report on Bryneithin and Ty Dyfan
Cabinet Minute C1876, 5.11.12 - Update report on Bryneithin and Ty Dyfan (Ref)
Lance Carver, Head of Social Services
Director of Development Services
Operational Manager, Legal Services
Estates Group Officer
Senior Group Accountant
Philip Evans, Director of Social Services