Agenda item

RESOLVED:

Cabinet authorised the Assistant Director Assets & Environment in consultation with the Director of Legal and Democratic Services to enter into the agreements envisaged in the heads of terms at Appendix A (with any minor variations as is practically necessary) and any matters reasonably necessary to give effect to them.

REASONS RESOLVED:

1.    To maximise the opportunity for NCCC to raise the necessary funds and deliver the proposed facility, and thereby to secure the identified sporting and wider benefits for West Northamptonshire.

2.    The loss of potential capital receipts for disposal of the land at market value is considered justified in view of the expected sporting, health, and economic development benefits.

3.    To provide a clear structure for the transaction which protects the interests of the Council and the residents of West Northamptonshire.

4.    If NCCC is unable to raise the funds to proceed, the Council would be left with the land unfettered and able to be used in whatever other ways it considers best.

ALTERNATIVE OPTIONS:

1.    Choice 1: Most fundamentally, the choice open to the Council is to proceed with offering NCCC a site or not doing so. For the reasons set out above (paragraphs Error! Reference source not found. to 5.17) it is suggested the benefits likely to be gained by West Northamptonshire if the scheme proceeds are sufficient to justify providing a site. In the absence of a WNC provided site, it is less likely the scheme would proceed.

2.    Choice 2: Assuming a site is provided, the Council could provide it, as proposed, on a peppercorn basis (albeit with the provision for sharing any super-profit which might arise in the future) or it might seek to charge the commercial value of the site, or somewhere between those two. It appears likely that if the Council sought to charge the commercial value the scheme would be unable to proceed. This is not certain, and it is possible the scheme could support at least a modest land value payment. However, the Council charging for the land would be likely to be seen by funders as indicating a lack of support and thus make it less likely they would be forthcoming. Additionally, the proposed arrangements, which NCCC has accepted, provide robust protections for WNC’s intentions in providing the site. If WNC was to charge the commercial value or even some fraction of this, it is likely to re-open the negotiations and NCCC may not be willing to accept the protections. At worst, this could mean either the scheme does not proceed (because the parties cannot agree terms) or WNC accepted such limited protections that it could not be confident the site would be used for the purposes intended.

3.    Choice 3: It would be possible for WNC to offer to proceed by providing a site, but to offer a different site than one at New Manor Farm. However, none of the other sites examined appear as suitable, and in some cases the Council also has conflicting requirements for them. Therefore, offering a different site does not seem likely to be a productive approach.

There are, of course, effectively an infinite combination of possible terms which could be applied. However, it is suggested that those set out in the heads of terms achieve the necessary outcome i.e., secure access for NCCC provided it can secure funds and necessary permissions, and protection for WNC.

At the Chair’s invitation Councillor Adam Brown presented the report, copies of which had been previously circulated. Members were advised that the lease would be subject to the County Cricket Club being able to raise the relevant funds. There would need to be a full consultation and the County Cricket Club would engage with residents.

Councillor Mike Hallam stated that he had had various emails from residents concerning this site and made the following points:

·         Would the new site be used in the same capacity as Wantage Road by hosting concerts?

·         Engagement with residents should have already happened as many were not aware.

·         If the money required is not raised what would then happen to the site?

Three members of the public then spoke and made the following comments, two of them from Sol Haven, a local Community Interest Company

·         Cabinet were asked to remember that Sol Haven received mental health referrals from WNC.

·         There were various concerns regarding the local environment.

·         The traffic coming through the area would increase significantly.

·         There had been no communication with residents.

·         On street parking would increase on already busy roads.

·         There were concerns about the unpredictable behaviour of inebriated people.

·         Growth would be welcomed, but community support is important.

·         There were also concerns about light and noise pollution, which could affect those with sleeping disorders.

·         There were flooding issues, would this be looked in to.

·         The ability of emergency services to navigate through the extra traffic was a concern.

Councillors made the following comments.

·         The public need to be encouraged to get involved.

·         It was important to be open about what would happen and how it would affect residents.

·         It was noted that leasing from WNC would be more transparent for residents that leasing from private owners.

·         It was questioned whether there would be a break clause in the 125-year lease.

The Executive Director of Place and Economy made the following comments.

·         Sport is very beneficial for mental health.

·         The proposal would be subject to planning permission and would need to answer a variety of questions including environmental impacts.

·         Natural England would be involved, and a full consultation would take place.

·         The County Cricket Club would work with stakeholders.

·         The Council was working through all the assets gained during the amalgamation process.

·         There would be a process to formalise the agreement with the charity that currently uses the site.

The Chairman of the County Cricket club advised members that they would welcome discussions with stakeholders and there would be full engagement.

Councillor Adam Brown reminded members that the report was not concerned with a planning application but would enable the County Cricket Club to begin the planning process.

RESOLVED:

Cabinet authorised the Assistant Director Assets & Environment in consultation with the Director of Legal and Democratic Services to enter into the agreements envisaged in the heads of terms at Appendix A (with any minor variations as is practically necessary) and any matters reasonably necessary to give effect to them.