South Cambridgeshire Hall
Cambourne Business Park
Cambourne
Cambridge
CB23 6EA
T: 08450 450 500
F: 01954 713148
E: [email protected]
Do: 729500 Cambridge 15
Mincom: 01480 376743
www.scambs.gov.uk
DRAFT
GARAGE STRATEGY 2010/112013/14
Linked documents:
Asset Management Strategy
Income Maximisation Strategy
Asbestos Health and Safety Risk Assessment
Stock appraisal documents 2008
Housing Service Plan
Housing Business Plan
CONTENTS
Aims and Objectives
1. Garage Stock Overview and Demand
2. Rent
3. Repairs
4. Sales
5. Challenges and Opportunities
6. Approach and Action Plan
Appendices
Appendix 1 lists the garage sites by village location
Appendix 2 identifies those garage sites with the highest percentage of voids,
waiting list information indicating the degree of demand, and the asset appraisal
2008.
Appendix 3 Garage site evaluation sheet
Appendix 4 Action Plan
Aim and Objectives
The aim of the garage strategy is to ensure that garages and surrounding land
are managed effectively and efficiently thereby contributing to the built
environment, maximising rental income for the council and providing a valuable
resource for the public.
Objectives:
 To income flow to the HRA
 Contribute to the sustainability of neighbourhoods.
 Meet ASB objectives in terms of crime and fear of crime.
 Ensure value for money so customers receive the expected repairs and
maintenance at a competitive price.
1. GARAGE STOCK OVERVIEW AND DEMAND
1.1 South Cambridgeshire District Council has 1121 garages, located in 91
sites across the district. The sites are listed in appendix 1.
1.2 There is a waiting list for garages indicating a degree of demand; there are 89
active applications on the Orchard database. Of the 89, 40 are tenants and the
remainder are non-tenants. The following villages indicate the highest demand for
garages:
Village
Gamlingay
Linton
Waterbeach
Sawston
Whittlesford
Willingham
Thriplow
Little Abington
Comberton
Number of
applicants
8
8
8
7
5
5
5
5
4
Tenant
2
3
3
5
3
2
2
4
0
Non
tenant
6
5
5
2
2
3
3
1
4
1.3 Low demand is usually as a result of a combination of poor security, ASB,
poor stock condition, and undesirable locations e.g. high incidence of fly
tipping. High rents have also been cited recently as a reason. Also there is
likely to be sufficient parking in the area. Appendix 2 lists those sites with the
highest percentage of voids.
1.4 Out of the current garage stock as of the end of August 2009 there were
361 garages void equating to 32% of the garage stock. Of these 361 void
garages, 330 have been void for over a year. In addition there are 93 garages
that are void, but not lettable because of outstanding repairs and have
effectively been mothballed awaiting a strategic decision regarding their
future use. Therefore only 68% of the garages are generating an income for
the housing revenue account.
1.6 Where a site has a high number of voids and demand is low, it is usually
because the site is a remote location away from prospective tenants’
dwellings, hence there is a convenience factor at play, coupled with a
potential fear of crime. However, on occasions it could be that there are some
areas with both convenient on and off road parking, and therefore residents
do not feel the need to rent a garage. The financial implication of keeping the
garages and the garage sites in a decent condition has to be considered in
line with income generated from the garages.
1.7 Where there are long term voids and low demand, a marketing campaign
should be considered and that will include advertising the vacancies in the
South Cambs magazine, any future tenants’ newsletter, local parish or church
publications and actively encourage the take up of garages at a new property
sign up. More intense marketing would be considered for those sites where
the void rate is above 50%, or where the garage has been void for over a
year and is of a lettable standard.
2 RENT
2.1 Garages rents have historically remained low compared to other local
authority neighbours, but they have increased recently with increases ranging
from 8.6% to 4.4% over the past few years. The increase in year 2009/10 was
5.5%, and the following table shows how we compare with neighboring landlords.
Since 2006/07 rents have increased by 14.5%. Over the same period the retail
price index has moved from 4% to –1.3%. Therefore it would be fair to assume
that garage rents may appear expensive to consumers.
Provider
South Cambridgeshire District
Council tenants
South Cambridgeshire District
Council private customers
Luminous residents*
Luminous private customers*
Cambridge City residents
Cambridge City private customers
2008/2009 2009/2010
rent
rent
6.64
7.00
9.17+
VAT
9.67 + VAT
8.84
8.84 + VAT
£8.40
£15 plus £40
deposit
* Luminous charge a flat rate to tenants and non tenants, however they charge a
differential rate for storage
2.2 Rent arrears at the year end in March 2009 were £2688, on a debit of
£320,822, equating to 0.84% of the debit.
2.3 The annual rent loss to housing revenue account as a result of garages
being in too poor a condition to let was £41,000 in 2008/09 and anticipated to
be £50,000 in 2009/10. The rent loss on all void garages was £145,000 in
2008/09 and anticipated to be £175,000 in 2009/2010.
3. REPAIRS
3.1 Repairs spending to date on all garages is as follows:
Financial Year
2007-2008
2008-2009
2009-to date
2010-11 budget
Garage repair costs
£42,736
£17,211
£13,668
£20,000
3.2 Garage sites with a high numbers of repairs will be reviewed as part of part of
this strategy in line with improvement and redevelopment considerations.
3.3 A number of sites have received improvements works and all sites are
included in the cyclical external painting programme and as a result are
surveyed.
3.4 Those garages with asbestos concrete roofs will need to be included in
any future asbestos risk register.
4. SALES
4.1 Garages are not sold when tenants exercise their right to buy unless they are
within the curtlage of the property. If a garage is included in the tenancy, it is not
included in the right to buy, and the new owner is clearly informed that the garage
does not form part of the sale and after one year the rents increases to the owner
occupier higher rate. As a result there are no ownership issues within garage
sites and the Council retains control of the all the sites.
5. CHALLENGES AND OPPORTUNITIES
5.1 In producing this garage strategy a number of key challenges and priorities
have been identified and they will ensure that our garage stock maximises rent in
the future, provides value for money, sustains local communities and provides
development opportunities for affordable housing.
5.2 As an example of what can be achieved - during the last five years a garage
site has been developed at Rivey Close, Linton to provide a four bedroom house
adapted for the disabled. Planning permission has been obtained to provide a
three bedroom bungalow and a four bedroom house both adapted for the
disabled at the garage site at Evans Way, Sawston. A similar application has also
been submitted for the site at Queens Close, Over. The Council is working
closely with Papworth Trust to bring these schemes forward which are designed
specifically to meet the needs of disabled people.
5.3 The main options for action are as follows:


Do nothing – take rent from those garages that people are willing to let
and spend no money on those that are vacant
Identify those garages that have a strong demand and ensure that
investment in the fabric of those garages is sufficient to maximise the
percentage let and maximises the rental charges that the Council can
levy. This option may lead to investment in some garages that are
currently vacant on the basis that an income stream will be created that
would more than pay back that investment.



Identify those sites that can be sold as potential development sites to
raise money and/or to enable affordable homes to be built
Identify those sites that are adjacent to existing Council homes that
together may be useful as a development site that would assist with the
development of new affordable homes through remodelling or would
allow for the replacement of obsolete stock.
Identify sites where the garages could be demolished and the site
remodelled as a parking site.
5.2 Marketing - Where there are a high percentage of void garages on an estate
and where there is no possibility of re-development, these garage sites are to be
marketed within the local community. Various methods of marketing need to be
used, such as:










Mail shots to properties within the locality
Advertising through the local press
Advertise in community publications
Advertising in South Cambs magazine
Advertising in Home-Link
Advertising on the Internet
Village voice/parish magazines
When letting a property place information on available garages within the
letting pack
Refer to ‘selling’ points e.g. close to transport infrastructure
Advertise ‘commercial lettings’.
5.3 Improve demand by commercial letting
- Use different tenancy
agreements for storage to individuals, and commercial organisations and charge
the appropriate commercial rate. The garages would need to be fit for purpose in
storage.
5.4 Minimise risk through an effective improvement programme - If there
has been a stock condition survey the garage sites a detailed improvement
programme based on condition and remaining life span of components needs to
be prepared. The improvement programme needs to be in the asset
management strategy and the business plan with identifiable budgetary
resources. The current 5 Year Housing Maintenance Plan projects spending of
£20,000 per annum for revenue expenditure. There is no allocated capital
expenditure allowance.
5.5 Highlighting redevelopment possibilities - It is important to consider the
re-development of garage sites where there are high void levels, where the
garage site requires a high investment to improve the area or where there is
genuine re-development possibility and that there is an established need within
that locality for additional homes.
5.6 Resident and community involvement - Resident and community
involvement is essential to deliver this strategy and the following need to be
involved and consulted with:







Tenants
Local residents
Involved residents and tenants
Community groups
Parish councillors
Ward councillors
Village voices
5.7 Involvement through consultation with local residents living close to garage
sites, tenants renting the garages, also the local resident associations, parish
councils, area forums, tenant working parties, and Tenant Participation Group.
6. APPROACH AND ACTION PLAN
6.1 The Action Plan attached as Appendix 4 is based on the following principles:








The strategy is closely linked to the asset management strategy.
Prioritise houses over garages so that priority will given to developing
the site for social housing rather than to retain the garages
Develop a cost benefit analysis model based on future income and
expenditure over the long term.
Any site not demonstrating value for money as above will be subjected
to a thorough and detailed appraisal. The appraisal will embrace issues
of community sustainability, demand, void rates, ASB and vandalism
and parking availability.
The housing management team to review demand for the sites by
identifying waiting list and application trends, specifically the use of
high demand sites by non-tenants.
Review the garage tenancy agreement to remove restrictions and all
their use as a storage facility notwithstanding health and safety issues.
Review the current rent levels; consider a realistic market level for
commercial and non-tenants, and a low cost option for tenants.
Ensure appropriate consultation with local residents, local community
groups, parish councils and elected members.
Appendix 1
Garage Sites by Village
Address Line 1
Address Line 2
Address Line 3
MAGNA CLOSE
GREAT ABINGTON
CAMBRIDGE
CHURCH CLOSE
LITTLE ABINGTON
CAMBRIDGE
CLIFDEN CLOSE
ARRINGTON
ROYSTON
MAYS AVENUE
BALSHAM
CAMBRIDGE
PRINCES CLOSE
BALSHAM
CAMBRIDGE
ROBIN CLOSE
BAR HILL
CAMBRIDGE
MALTHOUSE WAY
BARRINGTON
CAMBRIDGE
THE FILLANCE
BASSINGBOURN
ROYSTON
KNUTSFORD ROAD
BASSINGBOURN
ROYSTON
HALL CLOSE
BOURN
CAMBRIDGE
WALLERS CLOSE
GREAT & LITTLE CHISHILL
ROYSTON
BAKERS CLOSE
COMBERTON
CAMBRIDGE
BUSH CLOSE
COMBERTON
CAMBRIDGE
HARBOUR AVENUE
COMBERTON
CAMBRIDGE
SILVERDALE AVENUE
COTON
CAMBRIDGE
COOLIDGE GARDENS
COTTENHAM
CAMBRIDGE
HILL VIEW
DRY DRAYTON
CAMBRIDGE
BLAKELAND HILL
DUXFORD
CAMBRIDGE
LACEYS WAY
DUXFORD
CAMBRIDGE
RECTORY ROAD
DUXFORD
CAMBRIDGE
FRANKLINS CLOSE
ELSWORTH
CAMBRIDGE
GREENFIELDS
ELTISLEY
ST. NEOTS
THE ORCHARD
FEN DRAYTON
CAMBRIDGE
DOVE HOUSE CLOSE
FOWLMERE
ROYSTON
ST VIGORS ROAD
FULBOURN
CAMBRIDGE
GRAYS ROAD
GAMLINGAY
SANDY
MURFITT WAY
GAMLINGAY
SANDY
ST VINCENTS CLOSE
GIRTON
CAMBRIDGE
CROMEDITCH CLOSE
GRANTCHESTER
CAMBRIDGE
NUTTERS CLOSE
GRANTCHESTER
CAMBRIDGE
SLADWELL CLOSE
GRANTCHESTER
CAMBRIDGE
STULPFIELD ROAD
GRANTCHESTER
CAMBRIDGE
WIDNALL CLOSE
GRANTCHESTER
CAMBRIDGE
MEADOW WAY
HARSTON
CAMBRIDGE
QUEENS CLOSE
HARSTON
CAMBRIDGE
CHESTNUT CLOSE
HASLINGFIELD
CAMBRIDGE
MEADOWLANDS
HILDERSHAM
CAMBRIDGE
DUXFORD ROAD
HINXTON
SAFFRON WALDEN
ST AUDREYS CLOSE
HISTON
CAMBRIDGE
AUDLEY WAY
HORSEHEATH
CAMBRIDGE
HEREWARD CLOSE
IMPINGTON
CAMBRIDGE
ST ANDREWS WAY
IMPINGTON
CAMBRIDGE
CHALKLANDS
LINTON
CAMBRIDGE
PALMERS CLOSE
LINTON
CAMBRIDGE
RIVEY CLOSE
LINTON
CAMBRIDGE
TOWER VIEW
LINTON
CAMBRIDGE
NEW CLOSE
LITLINGTON
ROYSTON
HADDOWS CLOSE
LONGSTANTON
CAMBRIDGE
FORDHAM WAY
MELBOURN
ROYSTON
HIGH STREET
MELBOURN
ROYSTON
MEDCALFE WAY
MELBOURN
ROYSTON
ELIN WAY
MELDRETH
ROYSTON
HOWARD ROAD
MELDRETH
ROYSTON
CANNONS CLOSE
GUILDEN MORDEN
ROYSTON
HURDLEDITCH ROAD
ORWELL
ROYSTON
MEADOWCROFT WAY
ORWELL
ROYSTON
GLEBE CRESCENT
PAMPISFORD
CAMBRIDGE
EVANS WAY
SAWSTON
CAMBRIDGE
FALKNER ROAD
SAWSTON
CAMBRIDGE
THE GREEN ROAD
SAWSTON
CAMBRIDGE
HAYFIELD AVENUE
SAWSTON
CAMBRIDGE
HUNTINGDON ROAD
SAWSTON
CAMBRIDGE
LYNTON WAY
SAWSTON
CAMBRIDGE
ORCHARD ROAD
SAWSTON
CAMBRIDGE
PLANTATION ROAD
SAWSTON
CAMBRIDGE
SAFFRON ROAD
SAWSTON
CAMBRIDGE
DAVEY CRESCENT
GREAT SHELFORD
CAMBRIDGE
MACAULAY AVENUE
GREAT SHELFORD
CAMBRIDGE
BEECH CLOSE
LITTLE SHELFORD
CAMBRIDGE
BARRONS GREEN
SHEPRETH
ROYSTON
GOG MAGOG WAY
STAPLEFORD
CAMBRIDGE
HERRINGS CLOSE
STOW-CUM-QUY
CAMBRIDGE
WHITTON CLOSE
SWAVESEY
CAMBRIDGE
CHERRY HINTON ROAD
TEVERSHAM
CAMBRIDGE
MARSHALLS CLOSE
TEVERSHAM
CAMBRIDGE
SHERALDS CROFT LANE
THRIPLOW
ROYSTON
SCHOOL LANE
TOFT
CAMBRIDGE
HARTLEY CLOSE
WATERBEACH
CAMBRIDGE
HORSESHOE LANE
WESTON COLVILLE
CAMBRIDGE
RIDGEWAY CLOSE
WHADDON
ROYSTON
THE LAWN
WHITTLESFORD
CAMBRIDGE
ORCHARD TERRACE
WHITTLESFORD
CAMBRIDGE
BRICKHILLS
WILLINGHAM
CAMBRIDGE
WILFORD FURLONG
WILLINGHAM
CAMBRIDGE
WILES CLOSE
WATERBEACH
CAMBRIDGE
WHITTON CLOSE
SWAVESEY
CAMBRIDGE
BUSH CLOSE
COMBERTON
CAMBRIDGE
ELIN WAY
MELDRETH
ROYSTON
Appendix 2
Garage Sites with Highest Void Levels
Garage Site
Hurdleditch Road
Orwell
Total
Void
%tage
3
3
100.00%
Unlettable
Number
on list
HSO
0
Uzma
Asset
Appraisal
2008
Waiting List
Comments
no one on the waiting list
majority empty
meeting with
development
on Tuesday numbers 1,2,4,6,7,8,9,12,14,16,19 and
15th Sept
21in disrepair, no one on the waiting list
Haddows Close
Longstanston
21
18
85.71%
12
0
Gail
Fordham Way
Melbourn
14
12
85.71%
4
3
Uzma
not in the
plans
4,7,8,9 unlettable, 3 people on the waiting
list
not in the
plans
17,19,20,22,23,24
17,19,20,22,23,24 unlettable, one person could be demolished
on the waiting list
poor condition
Elin Way
Meldreth
8
6
75.00%
6
1
Uzma
High Street
Melbourn
14
10
71.43%
9
2
Uzma
Meadowcroft Way
Orwell
13
9
69.23%
3
0
Uzma
majority empty
poor and vacant
not in the
2,4,5,6,7,9,11,13,14 unlettable, two
could be demolished
plans
people on the waiting list
poor and vacant
parking
spaces have
been provided
on the estate
making the
garage site
obsolete, the
site has
development
potential but numbers 3, 8 and 23 in disrepair, no one
no planning
on the waiting list
poor condition
Huntingdon Road
Sawston
38
26
68.42%
Magna Close
Great Abington
15
10
66.67%
14
Lynne
3,10,14,18,21,23,24,25,27,28,29,34,37,38
unlettable, two people on the waiting list
1 person on the waiting list. A huge area
of land surrounds the site, and
development potential.
majority empty
poor condition
2
Simon
1
poor condition
Murfitt Way
Gamlingay
12
8
66.67%
8
4
Uzma
field to the
east of village 4 people on the waiting list, all garages in
has potential
a state of disrepair
Falkner Road
Sawston
18
12
66.67%
6
2
Simon
43,45,51,53,55,57 unlettable, 2 people on
the waiting list
poor and vacant
Barrons Green
Shepreth
6
4
66.67%
1
Uzma
1 person on the list, poor condition
demolish/development
poor condition
43
5
26
3
60.47%
60.00%
0
1
Lynne
Gail
22,23,24,25,26,27,33 in poor condition no
one on the waiting list
1 person waiting
Macaulay Ave
Great Shelford
Silverdene Avenue
Coton
7
Blakeland Hill
Duxford
30
18
60.00%
5
1
The Fillance
Bassingbourn
21
12
57.14%
0
Sladwell Close
Grantchester
17
9
52.94%
2
one or two
garage blocks
could be
replaced by
development.
And additional
parking
Simon
provided.
2,5,12,16,30 unlettable 1 person waiting
North of The
Fillance has
potential for
development,
the garage
site could form
part of 106
Uzma
agreement
no one on the waiting list
Gail
2 people on the waiting list
majority empty
Princes Close
Balsham
8
4
50.00%
0
Lynne
no one on the waiting list
Rectory Road
Duxford
22
10
45.45%
3
1
Ward
recommending
no
Simon development
Medcalfe Way
Melbourn
32
14
43.75%
3
3
Uzma
13,28,29 unlettable, 3 people waiting
Wilford furlong
Willingham
14
6
42.86%
4
1
Gail
3,4,22,28 unlettable, 1 person waiting
poor and vacant
no one on the waiting list
majority empty
Malthouse Way
Barrington
Additional sites:
majority vacant
majority vacant
17
371
7
227
Coolidge Gardens
Tower View
41.18%
61.19%
0
Cottenham
Linton
possible future
development
to southern
end of
Malthouse,
but
considered to
be marginally
in the flood
plain. Also
some way
from the
Uzma garage site.
Block 29-42
Block 1-5
7,14,17 unlettable 1 person waiting
Asset Management Strategy
Appendix 3
Garage Site Evaluation Form
AFFORDABLE HOMES GARAGE SITE EVALUATION
Village
Site
Planning
Constraints
Asset management strategy
Cyclical maintenance and costs
Asbestos and health and safety risk
Potential annual rental income
Housing management
Issues
Marketing options
Page 13 of 16
Asset Management Strategy
Evaluation
Parish Council considerations
Recommendation
Assessed by and date
Page 14 of 16
Asset Management Strategy
Appendix 4
Action Plan
ref
Objective
Actions
Officer
G1
Review demand for all garages
Refresh Appendix 2 – list of
highest void areas
Laura Rawlings
Feb 2011
G2
Review rent levels
Survey of neighbouring districts
Laura Rawlings
Feb 2011
G3
Produce a cost benefit analysis model with Develop tool
which to undertake the review.
David Purnell
March 2011
G4
Explore options for commercial letting and Survey of national examples.
storage.
Identify barriers to overcome e.g.
limitations posed by current
garage tenancy agreement
Laura Rawlings
March 2011
G5
Initiate stock condition survey of garages
to identify future spend needs.
Commission survey and produce
analysis of spending profiles
David Purnell
July 2011
G6
Ensure that all garages with asbestos are
included within Asbestos register.
Add to register following survey
David Purnell
Sep 2011
Page 15 of 16
Deadline
Asset Management Strategy
G7
Undertake a programme to evaluate future Cost benefit analysis to be
viability of the highest void sites identified undertaken using tool developed
in G1.
in G3
Laura Rawllings
Sep 2011
G8
Identification of potential sites for
redevelopment or sale
Laura Rawllings,
Schulyer
Newstead
Nov 2011
G9
Take forward sites for sale
G10 Take forward sites for redevelopment
Analysis of demand and cost
benefit work and site visits
Standard sale process
Using Council’s protocol
Jenny Clarke
Jan 2012
Steve Annetts,
Schuyler
Newstead
Jan 2012
G11 Develop marketing strategy to improve
uptake of garages and to target particular
sites where necessary.
Work closely with Communications Anita Goddard
team
G12 Review progress,
Update action plan and identify
Laura Rawlings &
next cohort of garages to be taken HSMT
through full review
Page 16 of 16
May 2011
March 2012