Agenda item

1.      That feedback provided by the Scrutiny Committee at its meeting on 3^rd July 2023 be noted.
 

2.      That the Strategic Outline Case for Station Approach be considered and the recommended approach to progress the project as outlined in Option 3 of section 13.3 in report CAB3413 be agreed.

3.      That authority be delegated to the Strategic Director with responsibility for the Station Approach project, in consultation with the Leader and Cabinet Member for Asset Management to finalise the brief to procure the concept masterplan as outlined in points 4 and 5 below.

4.      That the procurement and subsequent award and entering into a contract of a multi-disciplinary team to produce a concept masterplan for Station Approach be agreed as outlined in sections 3.2 and 14 of the report.

5.      That an evaluation model of 70% Quality / 30% Cost for the procurement of a multi-disciplinary team to produce a concept masterplan for Station Approach be agreed as stated in section 3.2 of the report.

6.      That the release of £295,000 from the Regeneration Reserve to fund stage 2 of this project be approved, as set out in section 12.5.3 of the report.

Councillor Tod introduced the report and explained the council’s careful and considered approach to understand whether a viable scheme was able to be progressed.  He referred to the detailed stages of the work and information gained, and the conclusions now reached as set out in the report.

Dr Nicholas Dennis spoke during public participation as summarised briefly below.

He highlighted potential loss of revenue due to delays in the project, highlighting that some areas were currently fenced off and the old registry office building and office buildings in Andover Road remained empty.  He also pointed out that both the North Walls Police Station site and the former recreation centre at River Park were yet to be developed.  He believed that if there were net costs required to proceed with the Station Approach proposals, residents would not be happy for this to be achieved from making savings elsewhere.  In summary, he considered that the council should focus on smaller scale, achievable projects and postpone this scheme.

At the invitation of the Leader, Councillors Wallace and Godfrey addressed Cabinet as summarised briefly below.      

Councillor Wallace

He highlighted that Station Approach was a great opportunity to accelerate the transition of Winchester into a more environmentally friendly and sustainable city.  The area was an important local transport system hub and as transport was the largest contributor of Green House Gases emissions in the district, transport improvements should be at the centre of the project.  Regarding buildings, the council must be ambitious in aspiring to achieve the best possible development for the city that achieved the council’s environmental, social and governance objectives. This should include adaptable/flexible modularised buildings to meet changing demand and technologies. 

Councillor Godfrey

He noted that budget for consultants to complete the concept masterplan has been increased but he queried its adequacy, especially as it was 18 months until the next decision milestone.  He also asked whether underlying studies work that had been previously undertaken could be re used.  He was also unclear of the involvement of the rail companies in the master planning phase and subsequent development. Finally, he referred to the critical success factors required to be achieved for the project to continue.  He queried if there had been any indication of the shortlisted options in the scope of the masterplan being capable of providing such an affordable scheme or providing the land value equivalent to its current land value?

Councillor Tod, together with the Interim Strategic Director, Director of Regeneration and the Project Lead responded to the points raised by members of the public and councillors.  In particular, the following points were clarified:

·       The council did not wish for there to be decommissioned and unproductive sites in its ownership – the empty office buildings (not in the council’s ownership) were reflective of the lack of modern, flexible spaces that were required by businesses. 

·       A priority of the project was for there to be a connected, sustainable low carbon development with transport at its centre and the project was also key to the overall vision regarding repurposing city centre parking.

·       The council had set very ambitious green ambitions as part of the Regulation 18 Local Plan and this would also apply to any development put forward by the council. 

·       There was a desire to ensure that the project’s consultancy budget remained sufficient to take forward to master planning. Some of the previous work undertaken (such as that for the Carfax site) would be utilised as was still valid. 

·       There was flexibility between specific budget headings, so funds could be moved around cost estimates matured.

·       Decisions regarding affordability and viability would be taken at further steps throughout the life of the project, having regard to the market situation at these times. 

·       Liaison with Network Rail would be necessary throughout the life of the project (notably at the next stage regarding the area as a transport interchange) and would be achieved without formal partnership arrangements.  

Cabinet received the questions and comments raised by the Scrutiny Committee at its meeting on 3 July 2023 and Councillor Tod invited the chairperson (Councillor Brook) to address the meeting.  He thanked the committee for its valuable input, and he responded to each of the points made.  The Strategic Director confirmed that student accommodation was a specific policy consulted upon as part of the Regulation 18 Local Plan and that it would not fall under the council’s category of affordable housing.

Officers present responded to questions from Cabinet Members, including confirming that a detailed risk register was to be brought to the Cabinet Committee: Regeneration Committee in October 2023 for review.

Cabinet agreed to the following for the reasons set out in the report and outlined above.

RESOLVED:

1.          That feedback provided by the Scrutiny Committee at its meeting on 3 July 2023 be noted.
 

2.          That the Strategic Outline Case for Station Approach be considered and the recommended approach to progress the project as outlined in Option 3 of section 13.3 in report CAB3413 be agreed.

3.          That authority be delegated to the Strategic Director with responsibility for the Station Approach project, in consultation with the Leader and Cabinet Member for Asset Management to finalise the brief to procure the concept masterplan as outlined in points 4 and 5 below.

4.          That the procurement and subsequent award and entering into a contract of a multi-disciplinary team to produce a concept masterplan for Station Approach be agreed as outlined in sections 3.2 and 14 of the report.

5.          That an evaluation model of 70% Quality / 30% Cost for the procurement of a multi-disciplinary team to produce a concept masterplan for Station Approach be agreed as stated in section 3.2 of the report.

6.          That the release of £295,000 from the Regeneration Reserve to fund stage 2 of this project be approved, as set out in section 12.5.3 of the report.