Agenda item

Recommendation

It is recommended that the committee scrutinise and comment on the proposals within the attached cabinet report, ref CAB3413 which is to be considered by cabinet at its meeting on the 18 July 2023.

NOTE.

This report contains an exempt appendix, if members wish to discuss any part of this exempt paper, then the following applies:

(i)                  To pass a resolution that the public be excluded from the meeting during the consideration of the following items of business because it is likely that, if members of the public were present, there would be disclosure to them of ‘exempt information’ as defined by Section 100 (I) and Schedule 12A to the Local Government Act 1972 by virtue of paragraph 3 which is information relating to the financial or business affairs of any particular person (which includes the authority holding that information).

Councillor Tod, Leader and Cabinet Member for Asset Management introduced the report, ref CAB3413 which set out proposals for the Strategic Outline Case for Station Approach, (available here). Councillor Tod’s introduction included the following points.

1. The project aimed to transform the area next to the railway station into a vital transport hub, addressing various issues raised by the community.
2. The vision focused on creating a connected and sustainable development that was carbon neutral and served as an exemplar for low-carbon living and working.
3. The project would consider changing work patterns, housing patterns, and the evolving use of city centres.
4. High-quality design and positive placemaking were essential aspects of the development, complementing the existing character of the city.
5. The project emphasised co-creation with residents, businesses, and stakeholders to adapt to the period of change.
6. A capacity study was conducted, demonstrating the feasibility of development despite the economic challenges.
7. The study did not provide a master plan or answer transport questions but set the stage for the next phase of detailed planning and thinking.
8. The project follows a gated process with clear criteria for each stage.
9. The current report focuses on the five cases (economic, commercial, financial, management, and strategic) to progress to the next stage, which involved creating a master plan.
10. Various activities were undertaken during the last 12 months, including market analysis, parking surveys, stakeholder engagement, and consultation.
11. The area's gateway status and the importance of trees, green spaces, and improving the neighbourhood were highlighted.
12. The capacity study revealed potential development opportunities for specific sites, while network rail sites posed challenges due to parking replacement requirements.
13. The Strategic Outline Business Case was produced, supporting the recommendation to proceed with the next phase of developing a concept and an outline business case.
14. Despite the economic climate, the development work was deemed necessary, as it would be ready when conditions improved in the future.

The committee was recommended to comment on the proposals within the attached cabinet report, ref CAB3413 which was to be considered by the cabinet at its meeting on 18 July 2023.

The committee was supported by Emma Taylor, Project Lead, John East, Strategic Director – Place, Ken Baikie, Director of Regeneration and Dawn Adey, Strategic Director. The committee proceeded to ask questions and debated the report. In summary, the following matters were raised:

1. Concern regarding the time taken to reach this stage of the project.
2. Concern over the absence of the railway companies in the project and how it would impact the development of the transport hub aspects.
3. Clarifying the formation of the master plan team and whether it would consist of local or external experts.
4. Understanding the transparency and flexibility of the procurement process.
5. Whether the reference group would include cross-party members and understanding their role in shaping the project.
6. Understanding the provisions for pickups/drop offs at the railway station, as well as the ease of travel for people going from the city centre to their destination without having to change buses at the station.
7. Concerns about the dependency on Hampshire County Council's support and financial contribution.
8. Whether it could be considered to add the movement strategy and the interrelationship of other corporate projects to the risk management plan.
9. The project's viability in the current economic circumstances and whether the proposals would still be relevant in five years if the economic situation worsens.
10. Clarifying student accommodation needs, and whether the requirements of the University of Winchester and University of Southampton in Winchester were understood.
11. Whether there would be appropriate infrastructure connections to accommodate the potential development and maintain services for existing residents.
12. Concerns over residential car parking and whether alternatives could be considered, for example, parking permits for residents near the station to avoid conflicts with station users and local businesses.
13. Concerns regarding the viability of enhanced office space and its impact on the overall development, including the balance of parking.
14. Understanding the level of confidence in attracting tenants, considering the current vacancy rates in other office sites.
15. The financial projections and the management of the overall financial picture, given the city's recovery from COVID-19, changes in vacancies, and other ongoing developments in the area.
16. Welcomed the adoption of the Central Winchester Regeneration reference group approach, especially the inclusion of experts and members with knowledge of the entire district.
17. Concern that student accommodation could potentially fall under the council’s category of affordable housing and recommended that they remain distinct.

These points were responded to by Councillor Tod, Leader and Cabinet Member for Asset Management, Emma Taylor, Project Lead, John East, Strategic Director – Place, Ken Baikie, Director of Regeneration, and Dawn Adey, Strategic Director, accordingly and were noted by Councillor Tod, Leader, and Cabinet Member for Asset Management.

RESOLVED:

1.    That the report be noted.

2.    That the committee agreed to the following points:

a. Regarding Section 10, Risk Management, that the following items be considered for inclusion in the published risk assessment: “Dependency with the Movement Strategy” and the inter-relationship with other council regeneration projects.

b. Regarding the future provision of residential car parking, that consideration be given to balancing the potential need of residents requiring parking spaces within a “car-free development” and whether alternative options would be available to them.

c. That the cabinet considers all of the committee’s comments raised during the discussion of the agenda item.