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FOR SALE0.5 HECTARE DEVELOPMENT SITE AT
CARPENTERS DOWN AND SHETLANDROAD, BASINGSTOKE
OFFERS INVITED BY 30 SEPTEMBER 2014
USE YOUR LEFT AND RIGHT KEYBOARD ARROWS TO NAVIGATE
AGENTSHCC PROPERTY SERVICES
CULTURE COMMUNITIES AND BUSINESS SERVICESHAMPSHIRE COUNTY COUNCIL
CONTACT - Richard C. Kenchington FRICS IRRV (Hons),Senior Estates Surveyor,
Redbridge Hill Fire Station, Walnut Grove,Southampton SO16 4GZ
Email [email protected]
Telephone 07793758810File Reference 1FS/20
Offers should be sent to the above address in a plain envelope with no indi-cation of the sender to arrive not later than 30 September 2014 and
marked “Offer for the HFRA land at Carpenters Down, Basingstoke”
VENDORS
HAMPSHIRE FIRE AND RESCUE AUTHORITYHEADQUARTERS
LEIGH ROADEASTLEIGHHAMPSHIRE
The vendors are a Combined Fire Authority which covers theadministrative areas of Hampshire County Council, Portsmouth
City Council and Southampton City Council
VENDORS DECISION TO SELLThe Hampshire Fire and Rescue Authority on 26 September 2007 received the following recommendation from the Asset Man-agement Working Group that met on 4 September 2007 which was adopted by Minute 208.
Disposal of land at Carpenters Down, Popley, Basingstoke
4.1 The land at Carpenters Down, Basingstoke was originally acquired in 1976 as a possible site for a second fire station to serve Basing-stoke and the surrounding area. At that time, it was envisaged that plans for the major development at Chineham might lead to an opera-tional demand for firefighting and rescue resources to be located in the north-east of Basingstoke. This was based mainly on theassumption that the resources based at the existing fire station at West Ham Close (on the western side of the town) would eventuallybecome stretched both in terms of increased numbers of incidents and also in terms of potentially unacceptable response times to thenorth-east of the town.
4.2 At its meeting on 24 October 2001 the Finance and General Purposes Committee considered a feasibility report on the potential tobuild a new fire station on the site and this was to be the subject of a detailed project appraisal to the Authority as soon as it was consid-ered possible to include the scheme in a future capital programme. In the event, this was not pursued and the Authority embarked on aninitiative involving a trial to relocate a pumping appliance and crew at the Popley Fields Community Centre (close to the CarpentersDown site) from 1500 hrs to 2200 hrs during the working week. This arrangement has been in place since April 2005, and it has demon-strated that deploying a pump and crew in the Popley area achieves only a marginal improvement in overall response standards.
4.3 It is therefore now considered that the retention of the site can no longer be justified on operational grounds. It is most unlikely that itwould be capable of facilitating any longer-term aims to improve emergency cover in Basingstoke and the surrounding area. As such, theGroup agreed to recommend to the Authority that the land be declared surplus to operational requirements and sold.
Recommendation: That the land (0.46 hectares) owned by the Authority at Carpenters Down, Basingstoke, which was originally ac-quired in 1976 as a possible site for an additional fire station, be declared surplus to future operational requirements; and that authorisa-tion be given to the Chief Officer to place the property on the open market and invite `design and offer' bids which will be reported backto the Group for consideration in due course.
There then followed detailed evaluation of the options for redeveloping the Basingstoke Fire Station at West Ham Close where some ofthe buildings are nearing the end of their economic and structural life. This site was included in a number of potential options. It has nowbeen decided to redevelop the existing site and this land at Carpenters Down is not required so the sale can proceed.
On 29 January 2014 the Hampshire Fire and Rescue Authority Finance and General Purposes Committee decided
“That subject to consultation with the Authority Chairman, The Chief Officer would be given delegated authority to accept the most eco-nomically advantageous offer for the disposal of the land between Carpenters Down and Shetland Road, Basingstoke, subject to the de-tails of the accepted offer being reported to the Finance and General Purposes Committee in due course”
ADDITIONAL INFORMATIONThese sales particulars should be read in conjunction with the following in-
formation available on this web site:-
[A] Registered Title Number HP671616http://www3.hants.gov.uk/titleplan_hp671616.pdf[B] Title Planhttp://www3.hants.gov.uk/register_hp671616.pdf[C] Site Investigation Reporthttp://www3.hants.gov.uk/carpentersdownsiteinvestigationreport.pdf[D] Sewers information provided by Thames Waterhttp://www3.hants.gov.uk/thameswatersewers.pdf[E] Site Land and Level Survey Drawing in PDF and DXFhttp://www3.hants.gov.uk/carpentersdownlandsurvey.pdfhttp://www3.hants.gov.uk/carpentersdowndxflandsurvey.zip
An Internet connection is required to use these hyperlinks
SITE LOCATION
LAND ACQUISITION
1.28 Acres of land indicated on the plan below were acquired by HampshireCounty Council from the District Council of Basingstoke by a Transfer dated5 February 1976 under the provisions of the Fire Services Act 1947. It was
taken out of Title Number HP36003 and registered under Title No HP103515.
APPROPRIATIONWith effect from 14 November 1977 Hampshire County Council appropriatedthe 0.0625 acres indicated on the plan below from the purposes of the FireServices Act 1947 to the purposes of the Highways Act 1959 and that land
is excluded from the sale.
STATUTORY TRANSFER OF THE LAND
By virtue of The Hampshire Fire Services (Combination Scheme) Order1996 Statutory Instrument Number 2923, the land transferred from Hamp-shire County Council to the Hampshire Fire and Rescue Authority with effect
from 1 April 1997 and on 20 April 2006 their title was registered underHP671616. The Chief Executive’s Deed Packet Number is 4108/35
SITE BOUNDARIESIn defining the 1976 boundaries of sale the vendors retained sufficient land
to provide sight lines for Carpenters Down and Shetland Road.
In response to Enquiries made before Contract on 22 July 1975 the Directorof Administration of Basingstoke District Council confirmed that the site
abutted onto public highways.
A 2 metre wide strip was also retained along the top of the cutting in whichthe underpass is located as a service margin, it should be noted howeverthat there is not on site the sharp escarpment edge shown on the acquisi-tion plan and the shape of the cutting has changed - see the land survey.
The title to the surrounding land apart from the area the subject of the ap-propriation referred to earlier is held by Basingstoke and Deane BoroughCouncil and it is understood (although not confirmed) that it was acquiredunder the Town Development Act 1952 and a 1961 Town Development
Agreement and is held under Title HP36003.
HIGHWAY BOUNDARIES
Until a few years ago the highway maintenance records were maintained byBasingstoke and Deane Borough Council as agents of Hampshire CountyCouncil but that function is now performed by the Highways ManagementSection of the Environment Department of Hampshire County Council. In
response to the vendors enquires on 5 April 2006 the extract from the GISmapping on the next page was provided by the latter although the sourceof the information was the former. The Hampshire County Council as thelocal highway authority have confirmed that the land abuts onto ShetlandRoad between the Points marked A and B on the plan and this is an ideal
location for any access road to serve development. Locating the access else-where may involve having to establish whether the land lying between thesite and the area subject of highway maintenance has the status of public
highway.
The position of the public footpath has been challenged as will be explainedlater.
PLANNING PERMISSIONS
Planning permission was granted on 10 October 1973 by Hampshire CountyCouncil’s Divisional Planning Committee for the development of this site for
a fire station. Various applications have since then been granted for therenewal and replacement of planning consent for that purpose. The lastPlanning Consent BDB/60809 was issued by Basingstoke and Deane Bor-
ough Council on 22 June 2005.
PLANNING POLICY FOR THE SITEIn the Basingstoke and Deane Local Plan Review 1996 - 2011 adopted July2006 the site was referred to in Policy D3.13. This policy was not saved and
expired with others on 17 July 2009.
STRATEGIC HOUSING LAND AVAILABILITY ASSESSMENTVersion 8 of the SHLAA was published by Basingstoke and Deane Borough Council in February 2014, and hasbeen updated in the light of the public consultation carried out in relation to the Pre-Submission Local Plan.
This property is listed in Appendix 3 which are “Sites identified as having potential on previously developedland and/or within Settlement Policy Boundaries” including Basingstoke.
It has the Site Reference BAS016 and it is indicated as having the capacity to deliver 24 dwellings in 5-10years
It can be downloaded in pdf format atURL: http://www.basingstoke.gov.uk/Resources/B/4/%7BB49994B7-F887-46E9-B3BC-F0649CDB3C76%7D/Documents/1%20SHLAA%20report/3%20SHLAA%20Appendix%203.pdf
BASINGSTOKE FOOTPATH NUMBER 717On the Highway Maintenance Plan shown earlier and on the current GIS
records of the Rights Of Way Section of Hampshire Council as shown belowthe above footpath is shown in a different position to that shown on the
Public Path Diversion Order of 29 January 1968 issued at the Petty Session-al Division of Basingstoke and it is shown on the latter further to the southeast. Hampshire County Council have been asked to correct these records.That Order and the relevant plan extract will now follow and the error can
be discovered by looking at the distance from the subway under CarpentersDown and the relationship to the houses to the south west.
GAS MAINAccording to service records there is agas main on the alignment shown onthe plan to the left. The land surveyhas picked up the position of thetrench but the location equipmentused by the surveyor has not pickedup the pipe. As the main was laid byTransco without the consent of thevendors they have given instructionsfor an order for possession to besought. Bidders for this site shouldmake it clear whether their bid is onbasis of whether the main has beenremoved from the site or not and pref-erably on the two alternative options.A meeting has been requested withScotia Gas Networks who claim to bethe owners of the pipe to establish itsprecise position.
NOTE A SURFACE WATER SEWER CROSSES THE EASTERNSIDE OF THE SITE - SEE ALSO THE LAND SURVEY
SEWER CONNECTIONS
The ground is sloping gradually in the direction of the Carpenters Down,Shetland Road junction which is fine for the purposes of gaining access tothe adopted surface water sewer along the Carpenters Down junction but
seems to preclude gaining access to the foul drainage system south of Shet-land Road without pumping mains. The most likely gravity connection pointis Manhole 7406 to the north west of the site in the vicinity of another un-derpass. No capacity checks have been carried out on the sewers to estab-
lish their capacity to take additional flows.
SITE INVESTIGATIONS
The vendors commissioned a site investigation report from White YoungGreen Environmental which can be downloaded from the Estates Web Site.
http://www3.hants.gov.uk/carpentersdownsiteinvestigationreport.pdf It was intended to inform the process of designing a fire station on the site.
The authors would be willing for a fee to arrange for the assignment of thebenefit of the report to the prospective purchasers. These negotiations
should be conducted directly with them.
If any prospective purchaser wishes to condition their offer upon satisfac-tory further investigations the offer should contain full details as to thetype of investigation that they wish to carry out. The purchaser mustcarry out such further site investigations as are necessary to satisfythemselves that the site suits their purposes before entering into a con-tract to purchase as the vendor does not make any warranty in this re-spect.
Junction of Shetland Road (on right) and Carpenters Down (ahead). Notesite slopes gently up to trees in the far right
Note the footpath on the south side of Carpenters Down crosses over tothe north side at this vehicle constraint point.
This trench across Carpenters Down is presumed to be the alignment of agas main referred to earlier.
The footpath / cycleway under Carpenters Down viewed from the site. Theeastern site boundary is to the left of the picture.
Basingstoke Footpath 717 is approximately on the position shown - see theLand Survey and Order Plan for further details. If redevelopment justified it
a further diversion could be applied for if a planning consent is granted.
This inspection chamber is on the south side of Shetland Road and the ar-row points the direction in which the pipe runs - see the Land Survey and
the Thames Water records.
This group of trees is located on the eastern end of the site - see the LandSurvey for their positions.
This is the frontage to Shetland Road viewed from the south east and it is inthis area that access for redevelopment is proposed. Note that the lightingscheme and highway drainage will need to be reconfigured in this event.
View of the site from the south eastern corner.
View of the site from the south east west of the trees showing the gradualdescent towards the north west corner - see levels on the site survey.
This is the inspection chamber in the south east corner where the sewerchanges direction - see land survey for location.
This is the point in the north eastcorner where the sewer that runsacross the site and the sewer thatruns along the Carpenters Downfrontage combine to go north(right in this picture). See the
land survey.
This is the point west of the junc-tion of Shetland Road and Carpen-
ters Down where the sewercommences its journey along thefrontage of the site within Carpen-ters Down to the inspection cham-
ber in the previous slide.
This is the junction of Maldive Road and Shetland viewed from the former.There is a need to consider junction spacing when deciding on any new
point of access to the development site.
This picture illustrates the existing junction spacing between the MaldiveRoad / Shetland Road junction in the foreground and the Shetland Road /
Carpenters Down junction in the background.
View south east along Shetland Road from the junction with Maldive Roadwhere there is the most likely point to form an access into the site.
HOW TO MAKE AN OFFER FOR THIS SITEOffers are invited, subject to contract, for the freehold interest in the site which, with the exception of theinterests and rights referred to herein, will be sold on completion with vacant possession. Financial offersmust be submitted together with a 1:500 scale layout plan showing how the prospective purchaser proposesto develop the site. Please see page 3 for where and how to send your offer.
All offers must be for specific amounts and no offer will be considered in which the amount of the offer is anindefinite sum or money or calculable only by reference to any other offers. If the offer is conditional theextent of those conditions must be fully set out so that the Fire Authority can consider them when decidingwhether to accept any offer. No escalating offers will be accepted.
It is expected that a decision will be made on the submissions received by the Hampshire Fire and RescueAuthority. The decision will be communicated in writing to those who have bid within seven working days.All offers received will be considered by the Fire Authority, but the Fire Authority reserves the right not toaccept the highest offer or not to accept any offer or any late offers. It also reserves the right to withdrawthe property from the market on these terms and conditions at any time. It should be noted that when con-sidering submissions the Fire Authority will pay special attention to the likelihood of the scheme obtainingplanning consent in the manner proposed on the layout plan if the offer is conditional on planning. Prior tothe final selection, developers submitting the highest offer(s) may be asked to provide further details oftheir proposals and such further information as may be required to establish that the form of development isacceptable to the Fire Authority and the local planning authority.
Details of the bidders and their offers will not be disclosed nor will the Fire Authority be under any obligationto discuss the reasons for the acceptance or rejection of any offer until it becomes publicly available informa-tion after the disposal of the property. The Contract and Transfer will be prepared by the Legal Services sec-tion of the Corporate Services Department of Hampshire County Council as legal advisors to the FireAuthority in such form as they may consider necessary and must be exchanged within eight weeks from thedate of the notification by the Fire Authority of the acceptance of the prospective purchaser's offer.
Each side will bear its own legal, planning, engineering, architectural, surveying and valuation costs associat-ed with this transaction but the purchaser will be required to pay all Stamp Duty, Value Added Tax (althoughthe Vendor will not be opting to tax) and Registration fees associated with this transaction and the cost ofpreparing and executing a Contract and Transfer.
Please Note:
Hampshire County Council gives notice that these particulars and accompanying documents and plans areset out for the guidance of prospective purchasers but they do not form part of an offer or contract and alldescriptions, dimensions, references to condition and necessary permission for use and occupation and oth-er details are given in good faith and are believed to be correct, but any intending purchaser should not relyon them as statements or representations of fact but must satisfy themselves by inspection or otherwise as
to the correctness of each of them.
Photographs
The Photographs included in these particulars are for information and illustration, but it must not be inferredthat all or any property shown therein is included in the sale of the property.
IN CONCLUSIONThe latest version of Adobe Acrobat Reader can be downloaded free of
charge from the Adobe web site athttp://www.adobe.com
When not in full screen mode in Adobe Acrobat Reader from the panel onthe left you can select an icon in the top left where you can select and viewany of the pages or print all or any of the pages that you may wish to have
a paper copy of for your file.
IF YOU HAVE ANY QUERIES OR REQUIRE ANY FURTHERINFORMATION SEND AN EMAIL TO
Richard C. Kenchington FRICS IRRV, Senior Estates SurveyorHCC Property Services, Hampshire County Council
Email [email protected] 07793758810
File Reference 1FS/20VERSION 5 DATED 7 MAY 2014
