AGENDA ITEM NO. 16
1.
REPORT TO:
Executive Board
REPORT NO:
CTAMO/05/07
DATE:
13 February 2007
LEAD MEMBER:
Councillor R J Dutton O.B.E.
(Economic Prosperity and Asset Management)
LEAD OFFICER:
Chief Transportation and Asset Management Officer
CONTACT OFFICER:
Denise Garland (Tel: 297214)
SUBJECT:
Request for a contribution from the sale of land at
College Hill Tanyfron, for the erection of a new Multi
Use Games Area (MUGA), Tanyfron and the
Enhancement of an existing MUGA at Brymbo.
WARD:
Brymbo
PURPOSE OF THE REPORT
To report the recommendation of the Joint/Member Officer Asset Management Working Group in
relation to the completed sale of land at College Hill, Tanyfron and the Local Member’s request for a
financial contribution from the gross capital receipt for the erection of a new Multi Use Games Area
(MUGA) and the enhancement of an existing MUGA within the ward of Brymbo.
2.
EXECUTIVE SUMMARY
2.1
The sale of the land at Tanyfron (as shown hatched on Appendix 1) was completed on 31t
March 2006. The total gross capital receipt was £2,611,001 resulting in an additional
£611,000 compared to the original estimate.
2.2
Councillor Shone, Local Member for Brymbo has requested that consideration be given to
topslicing the capital receipt achieved from the sale to specifically fund the erection of a new
MUGA at Tanyfron at an estimated cost of between £132K and £147K (depending upon
location) and upgrade the existing MUGA at Argoed, Brymbo at an estimated cost of £49k.
These costs do not include dealing with contaminants that may be present on site, obtaining
consents, provision of mains services, planning permission etc.
2.3
Proposed MUGA at Meadow View, Tanyfron or Caer Merfyn, Tanyfron
2.3.1
The two preferred locations for a new MUGA were confirmed as land at Meadow View,
Tanyfron and land at Caer Merfyn, Tanyfron. (As shown on Appendix 2).
2.3.2
2.3.3
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The Chief Planning Officer has considered the positioning of the proposed MUGA on these
two sites. He considers the positioning of the facility on land at Meadow View to be the most
appropriate as this will require the removal of fewer trees and be further away from the
boundaries of residential properties. Thus, it is less likely to cause disturbance, particularly if
floodlighting is installed.
Maintenance/revenue issues
i) These involve ensuring that:The playing surface is kept clean
The playing surface remains level
Drainage of surface water is maintained throughout the life of the pitch
The facility remains attractive and well-kept at all times
ii) The Environment Department carry out routine maintenance on the Council-owned play
area at Meadow View and have confirmed that they are able to carry out routine weekly
inspections of the new facility and arrange for floodlighting maintenance. This together with
an annual independent risk assessment and ongoing electricity costs would cost
approximately £1500 per annum, which would require a revenue budget.
2.4
Existing MUGA at Argoed, Brymbo (Appendix 3).
2.4.1 The MUGA has a bitumen macadam-playing surface, which is playable, but is now
approximately 25 years old. The playing surface would benefit from a new surface course, as
would the link footpath off Argoed.
2.4.2
Maintenance/revenue issues
i) The Environmental Department does not currently have responsibility in respect of this
facility, as it is not situated on Council land. The Environment Department’s Inspection and
Maintenance Team do, however, inspect and maintain the children’s play area located
adjacent to the MUGA.
ii) It will be necessary to ensure that:The playing surface is kept clean
The playing surface remains level
Drainage of surface water is maintained throughout the life of the pitch
The facility remains attractive and well-kept at all times.
iii) The Environmental Department have confirmed that they are able to inspect and maintain
the facility, but would require a revenue budget of approximately £1,000 per annum to do
this
2.4.3
Ownership details
The MUGA is situated on land outside the ownership of the council. Councillor Shone has
stated that Brymbo Development Ltd, the owners of the land would be willing to transfer the
land to Wrexham County Borough Council, Brymbo Community Council or the Brymbo
Tanyfron Regeneration Trust. However, no official approach to Brymbo Development Ltd
has been undertaken at this time and, therefore, any terms and conditions associated with such
a transfer are unknown and cannot be confirmed. Prior to committing expenditure it will be
necessary to establish ongoing arrangements for the availability of the Argoed MUGA to the
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public and the Council may need to consider securing a long-term lease or acquisition of the
field. Any associated legal and/or surveyors costs will also need to be met.
2.5
The Joint Asset Management Working Group 9 January 2007 agreed “that a report be
submitted to the Executive Board for consideration, indicating their support, in principle, for
inclusion in the current capital programme the provision of an additional MUGA in the
Brymbo Ward, and an upgrade of an existing MUGA at Argoed, Brymbo and detailing the
financial implications of the proposals”.
3.
RECOMMENDATIONS
3.1
That the Executive Board notes the information contained within the report with regard
to the sale of the land at College Hill, Tanyfron, and the suitability and cost of the
proposed new MUGA at Tanyfron and refurbishment of the existing MUGA at Brymbo
3.2
That the Executive Board:i)
ii)
iii)
endorses the resolution of the Asset Management Working Group at its meeting
on 9th January 2007
authorises the Chief Transportation and Asset Management Officer working
with the Chief Legal and Democratic Services Officer to identify the most
appropriate method of acquiring a suitable interest in the site of the existing
MUGA at Argoed
authorises the Chief Transportation and Asset Management Officer to submit a
requisite planning application for the new MUGA facility at Meadow View,
Tanyfron
all with a view to reporting back to Executive Board for it to consider the possible
inclusion in the capital programme of the provision of an additional MUGA in the
Brymbo Ward and upgrade of an existing MUGA at Argoed, Brymbo subject to
acquiring a suitable interest in the land at Argoed Brymbo and obtaining planning
permssion for the facility at Meadow View.
REASONS FOR RECOMMENDATIONS
To give consideration to enhancing the existing facility of Argoed and to provide a replacement
facility in Tanyfron.
To allow future consideration of the possible topslicing of the capital receipt received for the sale of
land at College Hill Tanyfron to deliver the new and refurbished facilities and the future revenue and
maintenance liabilities for the facilities.
Martin Wright
Chief Transportation and Asset Management Officer
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4.
BACKGROUND INFORMATION
4.1
At the Joint Member/Officer Asset Management Working Group on 30th November 2005, the
Chief Finance and Performance Officer informed Members that the forecast surplus in the
Capital Receipts Programme would be allocated to school improvements to replace the SBIG
allocated to the Rhos Schools Project. That is, £1.1m in 2007/08, £1.1m in 2008/09 and £45k
in 2009/10. These figures were based on the anticipated capital receipts being realised at
their estimated valuations.
4.2
The local Member commented upon a projected capital receipt of £2,000,000 in respect of
disposal of land at Tanyfron and requested that consideration be given to “top slicing” the
proceeds realised for reinvestment in the Brymbo/Gwersyllt/Coedpoeth Enterprise Resource
Centres. He referred to severe anti-social behaviour problems at Tanyfron and also the need
to provide sport facilities. Members were also reminded of the decision of the Executive
Board (4/10/2005) that any future capital receipts be invested to enable improvement works
to be undertaken in other schools in the County Borough.
4.3
It was resolved that the issues raised in the Local Member’s representations in respect of sale
of land at Tanyfron and the proposal to “topslice” be deferred, pending a report on the actual
sale of the land.
4.4
The sale of the land at Tanyfron (as shown hatched on Appendix 1) was completed on 31 st
March 2006. The total gross capital receipt was £2,611,001 resulting in an additional
£611,000 compared to the original estimate.
4.5
A condition was made before the sale of the land at Tanyfron that a scheme for playing fields
improvements at Tanyfron C.P. School be commenced. The Scheme was part funded from
NOF funding and has now been completed at a cost of £72k.
4.6
Appendix 4 compares the capital receipts position reported to the Asset Management Group
in November 2005 with the current position. In November 2005, anticipated receipts were
£18,968k and receipts required for funding approved projects were £16,904K, giving a
forecast surplus of £2,064k. The current position as reported to the Joint Asset Management
Working Group on 9 January was of anticipated receipts of £21,312k, requirements of
£21,292k, and a forecast surplus of £20k.
4.7
A significant factor in the reduction in surplus receipts is the additional £1,700k expenditure
approved by the Executive Board for the Environment Waste Management PFI project.
4.8
Due to the reduction in the anticipated surplus in capital receipts, the total receipt for
Tanyfron is now needed for reinvestment in the capital programme. If capital receipts are
allocated to MUGA’s in Tanyfron, receipts will need to be diverted from currently approved
schemes (Appendix 4, column D).
4.9
The Local Member, Councillor Shone is concerned that given the ongoing developments in
Tanyfron and Brymbo there is now a deficit of open space/playing fields within the Brymbo
Ward. In particular, Councillor Shone states that the figures quoted by the Planning survey
include land at Brymbo Sports Club, which is accessed by a membership arrangement and
therefore, should be excluded. Councillor Shone has now requested that consideration be
given to topslicing the capital receipt achieved from the sale of land at College Hill to
specifically fund an upgrading of the existing MUGA at Argoed, Brymbo and the erection of
an additional MUGA at Meadow View, Tanyfron.
4.10
Site
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An assessment of existing Open Space/playing facilities within the Brymbo Ward is
summarised below:
Informal Green Space
Area (ha)
Total Informal Green Space according
to Planning Survey
Residential development on land at
Rose Way, Tanyfron
Possible residential development on
land at Argoed Brymbo
Total
Surplus/Deficit (ha)
(Standard = 2.00ha)
3.82
-0.41ha
-0.48
2.93
+0.93
** NB this figure does not include the area of open space which will be required as part of the
development of land at Rose Way Tanyfron or the informal green space requirements which have
been determined as part of the former Brymbo Steel works site development. Therefore the amount
of surplus informal green space will be greater than the figure indicated.
Site
Youth/Adult Playing Fields
Area (ha)
Total Youth/Adult Playing Fields
according to Planning survey
Total
Area designated as part of the Brymbo
Sports Club
Total if excluding Brymbo Sports
Centre
Surplus/Deficit (ha)
(Standard = 5.35ha)
6.97
+1.63
4.03
-2.41
** NB Brymbo Sports Club - Although the facilities are accessed by a membership arrangement,
membership is open to all the community at a nominal annual fee.
Site
Children’s Equipped Playgrounds
Area (ha)
Total Childrens Equipped Playgrounds
according to Planning survey
Total
Surplus/Deficit (ha)
(Standard = 0.67ha)
0.73
+0.11
** NB this figure does not include 3 areas designated for playgrounds (equipped) which have been
determined as part of the former Brymbo Steel works site development. Therefore the amount of
surplus children’s equipped playgrounds will be greater than the figure indicated. The figure does
include the removal of an existing facility at Mountain View, Brymbo.
4.11
Establishment of a new MUGA at Tanyfron
After discussions with Councillor Shone the two preferred locations for a new MUGA were
confirmed as land at Meadow View, Tanyfron and land at Caer Merfyn, Tanyfron. (As shown on
Appendix 2). It should be noted however that no ground or drainage investigations have been
undertaken prior to the preparation of this report, and at both locations it will be necessary to
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demonstrate that the use of floodlights will not cause glare or disturbance to nearby properties from
light spilling beyond the play area.
If a new MUGA were to be erected at one of these locations then ongoing Maintenance procedures
would need to be established to ensure that:
The playing surface is kept clean
The playing surface remains level
Drainage of surface water is maintained throughout the life of the pitch
The facility remains attractive and well-kept at all times
The Environment Department has stated that they are able to carry out routine weekly inspections of
the new facility and arrange for floodlighting maintenance. This together with an annual
independent risk assessment and ongoing electricity costs would cost approximately £1500 per
annum.
A summary of the suitability of these sites is given below.
4.11.1 Land at Meadow View
The site slopes gently in an east-west direction and consists of mown grass next to a
fenced child’s play area. There are overhanging branches, which will require lopping
on the northern and western boundaries.
The Chief Planning Officer has considered the positioning of the proposed MUGA on
this site. He considers the position as shown on Appendix 2 to be the most
appropriate as this will require the removal of fewer trees and be further away from
the boundaries of residential properties. Thus it is less likely to cause disturbance,
particularly if floodlighting is installed. The games area should be ideally located 3.5
metres from the northern boundary of the site beyond the spread of the tree canopy in
order to protect two lime trees situated close by. If this matter is pursued further, it
will be necessary to demonstrate that the use of floodlights will not cause glare or
disturbance to nearby properties from light spilling beyond the play area.
The existence of a right of way has also been taken into consideration with the
positioning of the proposed MUGA.
The space available between the existing playground and site boundaries is such that a
games area can be accommodated by altering the position of the playground boundary
fence on the western edge. The size of the MUGA would enable the provision of a
standard basketball court and non standard 5 a side football pitch to be marked out if
required.
An access and perimeter footpath will also need to be created which could consist of
either paving slabs or bitumen macadam surfacing to allow spectators and participants
to approach the play facility from a safe to walk on surface. It would also reduce the
possibility of any dirt, dust, or other contaminants, being transported onto the playing
surface. This will also improve accessibility for disabled users. The provision of
lighting along such footpath should also be considered.
4.11.2 Land at Caer Merfyn
This site would be more difficult to develop than that at Meadow View. The site is
situated on a lower plateau of a former shale tip. The area would need to be reduced
by approximately 1 m to form a level surface. There is no formalised access for
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wheeled traffic. Access would have to be made along a footpath off Meadow View,
which would require a closure during construction. An additional cost of £15,000
should be added to the civil works at Meadow View.
Due to the site being set at a higher level than nearby residential properties, and in
spite of the fact there are trees along the boundary, the Chief Planning Officer is
concerned the siting of the MUGA in this location has greater potential to affect the
amenity of nearby properties than the Meadow View option in terms of both noise and
flood lighting.
A breakdown of the estimated costs for the erection of a MUGA at both locations is detailed on
Appendix 5
4.12
Refurbishment of Existing MUGA at Argoed (As shown on Appendix 3)
The existing bitumen macadam-playing surface is playable, but is now approximately 25
years old. The playing surface would benefit from a new surface course, as would the link
footpath off Argoed. However, access to the site would be required across a field in the
ownership of Brymbo Developments and due to the nature of the ground, this would be
difficult to achieve at any time other than during the summer months.
The existing floodlights (2 no.) will require servicing during any work carried out at the
facility
Ongoing Maintenance procedures are established to ensure that:
The playing surface is kept clean
The playing surface remains level
Drainage of surface water is maintained throughout the life of the pitch
The facility remains attractive and well-kept at all times.
The Environmental Department does not currently have responsibility in respect of this
facility, as it is not situated on Council land. To inspect and maintain the facility would
require a revenue budget of approximately £1,000 per annum.
Prior to committing expenditure it will be necessary to establish ongoing arrangements for the
availability of the Argoed MUGA to the public and the Council may need to consider
securing a long-term lease or acquisition of the field. Any associated legal and/or surveyors
costs will also need to be met.
The adjoining land has outline permission for residential use, and although a detailed
planning application has not yet been submitted there may be an opportunity as part of any
open space provision to seek a contribution towards the upgrade of this existing facility.
A breakdown of the estimated costs for the upgrade of the MUGA is detailed in Appendix 6
5.
CONSULTATION
5.1
Consultation has taken place with the Planning Department, the Legal and Democratic
Services Department, the Finance and Performance Department, the Operational Manager
Highways Planning and Local Members. Any comments have been reported within the main
body of the report
6.
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SCRUTINY COMMITTEE COMMENTS
This matter has not been considered by a Scrutiny Committee.
7.
IMPLICATIONS
7.1
Policy Framework.
The Community Strategy and Corporate Objectives
One of the objectives of the Community Strategy is to increase the availability of safe leisure
and cultural activities and more opportunities for play and creativity
7.2
Budget/Finance - Costs of the proposal are an estimated £196K. (This excludes any costs
for dealing with contaminants that may be present on site, obtaining consents, provision of
mains services, planning permission etc.
Additional revenue costs of up to £2,500 per annum are estimated.
7.3
Legal - Any legal implications are identified in the body of the report.
7.4
Staffing - There are no direct staffing implications as a result of this report.
BACKGROUND PAPERS
LOCATION
WEBSITE INFO.