APPENDIX 3

Feasibility Report

Scheme Name: Broomfield Crescent, Folkestone

Proposed Scheme Type: HRA New Build

Scheme Description: The proposal is to develop council owned land into council owned homes for affordable rent.

The site under consideration is a ‘General Fund’ council owned car park site, approximately triangular in shape, 0.10 hectares in area and is a car park. An access road abuts the car park on the east, north and west sides. The site is located to the rear of properties in Risborough Lane to the west, Cheriton High Street to the north, Broomfield Road to the east and a St John Ambulance Hall to the south. There are two trees within the site.

The area benefits from good transport links. Bus routes run along both Cheriton High Street and Risborough Lane. The nearest bus stops being within 100m of the site. J12 of the M20 is an approximate 1.2km drive from the site and 1.1km from Folkestone West railway station.There are a variety of facilities close to the site in Cheriton High Street and these include banks, takeaway outlets, petrol filling station, a library and a church.

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.Estimated Deliverables:

Concept Design shows six number one bedroom flats and three number two bedroom flats which are configured in a single block over three levels

9 units in total

Report Date: 5th October 2015

1 Summary table

Report Section Issue Report on Title Low RiskLand Searches/Checks Medium RiskPlanning - SDC Low RiskPlanning - KCC High RiskSite Appraisal - Drains Medium RiskSite Appraisal - Checks Medium RiskHousing Strategy Low RiskCommunity Impact Medium RiskBuilding Control Not completedFinancial Appraisal Not completed

Project Manager: Alan Lague

NB: the report is incomplete pending a decision on likely KCC planning issue (see 6.5)

Recommendation: Do not develop due to planning riskDate: 13/01/2016

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2 Scheme DetailsBased on the shape and size of the plot, the housing needs and the type of adjacent housing an outline development proposal has been produced. The proposal shows a single block of flats for nine dwellings. This configuration of this block shows six number one bedroom flats and three number two bedroom flats which are configured in a single block over three levels (ground, first and second floors).

3 Concept Design

Total: m²571 (Gross Ext Area)

4 Report on Title

4.1 The report shows that all of the land within the proposal is owned by the council as a capital asset after a compulsory purchase order was made on the then gardens of the properties of Risborough Lane in 1983. There is a right of access for all residents which back on to Broomfield Road car park and the access road, this right of access is also extended to the general public as the site is being used as a public car park at this time.

4.2 It is not proposed for the development to affect access rights, therefore residents and the public will remain unaffected.

.Conclusion: Low risk

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5 Land Searches/Checks

5.1 Given point 6.5 no further checks have been commissioned.

Conclusion:

6 Planning

6.1 The Planning Policy team were consulted to establish their ‘without commitment’ initial view on the preliminary development proposal for this site. There do not appear to be any significant policy implications.

6.2 However, there is the potential for parking issues to create aggravation as a result of the loss of parking, especially when taken into consideration any additional parking requirement for development on this site.

6.3 The planning requirement regarding the 21m planning guideline, where two facing windows on a rear elevation should be at least 21m away from each other, may be raised as an issue at the planning application stage, in consideration of the adjacent properties along Risborough Lane, Cheriton High Street and Broomfield Road, which all back onto Broomfield Crescent. However, from the site visit, it appears that three storey block of flats will probably be acceptable.

Conclusion: Medium risk

6.4 Kent County Council have made an initial statement by email that they will not support the development of the site due to access and road safety concerns. They have also stated that they objected to the previous development on the site and do not feel the site would ever be acceptable for the development of houses and will not remove their objection.

6.5 It is clear that we will not gain KCC support for this site and this poses a high risk of stopping the project in the planning stages.. It is recommended that this project is not progressed until a further decision has been made as to whether or not the council challenges KCC’s current stance on the development.

Conclusion: High risk

7 Site Appraisal

7.1 Enquiries have been made with the statutory utility companies to establish whether there are any mains crossing through the site that are likely to be affected by the outline development proposal. These enquiries have determined that there are no mains crossing under the building footprint or any other areas likely to be affected by the outline development proposal shown on the block layout drawing.

However, there is the possibility that there may be private supplies crossing under the site. Consequently, it is noted that further investigation in the form of site specific utility mapping may be required in the event this site is progressed.

Conclusion: Medium Risk

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7.2 Low pressure gas mains are located within Risborough Lane, Cheriton High Street and Broomfield Road. Whilst enquiries have not been made to assess the potential to connect any new development to the gas supply network, it is believed that a connection should be achievable.

Conclusion: Low Risk

7.3 Distribution water mains are located within Risborough Lane, Cheriton High Street and Broomfield Road. Again, enquiries have not been made to assess the potential to connect any new development to the water supply network. However, it is believed that a connection should be achievable.

Conclusion: Low Risk

7.4 UK Power Networks electricity cables are located within Risborough Lane, Cheriton High Street, Broomfield Road and also alongside the eastern boundary of the site to the St John Ambulance Hall. Whilst enquiries have not been made to assess the potential to connect any new development to the electricity supply network, it is believed that a connection should be achievable.

Conclusion: Low Risk

7.5 BT overhead lines to the St John Ambulance Hall are located alongside the eastern boundary of the site. Whilst enquiries have not been made to assess the potential to connect any new development, it is believed that connection should be achievable.

Conclusion: Low Risk

7.6 Capacity checks will be undertaken as part of the Employer’s Requirements work – a contingency already exists within the build costs to mitigate service issues.

Conclusion: Low Risk

8 Housing StrategyThe site is located in Cheriton. The tables below show the preferred housing types in this area.

Applicant Area Preferences by Bed Need - Non-Disabled1 Bed 2 Bed 3 Bed 4+ Bed590 447 197 45

Applicants Area Preferences by Bed Need - Disabled1 Bed 2 Bed 3 Bed 4+ Bed137 69 31 15

The development addresses the highest housing need in the area for disabled and non-disabled people and the demand for 1 bed units is far greater than this development will supply.Conclusion: Low Risk

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9 Community Impact

9.1 There is the potential for parking issues to create aggravation as a result of the loss of parking, especially when taken into consideration any additional parking requirement for development on this site.

Conclusion:

10 Building Control

10.1 Given point 6.5 no further checks have been commissioned.

Conclusion:

11 Financial Appraisal

11.1 A Quantity Surveyor has been employed to price the scheme. In light of 6.5 above, this feasibility study is being printed in advance and the financial data will be included at a later stage. However it is not expected to make a difference to the outcome.

[Edit: The HRA Financial Model for this site shows that the development would reach break even after 24 years]

Conclusion: Low Risk

12 Appendix 1: Site Location Plan