Construction of new retail units, flats and resurfacing of parking areas at John Street Car Park Site, Tunbridge Wells

Project Brief (RIBA Stage 2, Concept Design)

Introduction

In 2012 TWBC Property Services undertook a programme of work to review the

potential to release value from various land assets. The existing Car park at John

Street was reviewed and a number of schemes considered. After this feasibility

work, a scheme for resurfacing the car park and obtaining outline planning

consent for a development of retail and flats was developed and submitted.

In January 2014 Outline Planning was approved by the Planning Committee.

Formal consent has yet to be issued subject to final approval of Section 106

agreement requirements.

Aims

To provide an up to date, safe public parking facility and improve the general

appearance of the site for the benefit of the community.

To develop the building element of the scheme on a commercial basis to provide

a long-term income producing asset.

Scope:

The project includes works to the area within the ‘red line’ as shown on drawing

number 1641 015, including design and construction of the units and resurfacing

of the car park.

The project includes providing the electrical and mechanical services necessary

for the development.

The project may include resurfacing to pavements and works to incoming

services outside the red line area.

The scope of the project excludes the operation/management of the new

development and parking areas.

The project includes the relocation of the bus stop and works on street parking

bays which are required to facilitate the scheme, but will be carried out by others.

Accommodation

Provide the following accommodation:

o 3 number separate retail units fronting St Johns Road. Units are to be

finished to a shell standard with the exception of glazed shop fronts which

will be provided as part of the base build provision. See drawing 1641 020

o 4 number 2 bed flats (2 on the first floor and 2 on the second floor) See

drawing 1641 021

o 1 number 3 bed flat/apartment on the third floor. See drawing 1641 023

Provide a minimum of 63 parking spaces (as per the outline planning consent)

Provide servicing and emergency access to the rear of the units and additional

locations for recycling bin storage.

Key Assumptions

The scheme will receive outline planning consent based on the January 2014

Planning Committee decision.

The site is in the ownership of TWBC and no legal reasons exist to prevent the

Council developing the site.

No underground services, ground conditions or contamination exist on the site

that cannot be dealt with as part of the proposed works.

Constraints

The site is known to have areas of Japanese Knotweed which will need to be

removed. The treatment of this will be included as part of the proposed site

redevelopment.

The car park will need to remain operational in some form during the works.

Some neighbouring buildings may need party wall agreements and agreements

regarding rights of light.

Key Milestone Dates:

The Stage 2 (Concept Design) information to be submitted to Cabinet on the 18

September 2014.

Subject to this approval, work on Stage 3 (Developed Design) is anticipated to

begin in September 2014 for a submission of full planning at the end of

November 2014 and appointment of a contractor in June 2015.

A completion date of the end of July 2016 has been set by TWBC, although this

is subject to review during Stage 3 and Stage 4 (Technical Design & Tender).

Key Risks:

A separate risk review has been carried out at Appendix F.

Key Issues:

The business case appraisal for the project has been carried out at Appendix E.

Following approval to proceed, party wall agreements and any rights of light

agreements would be needed and the Council would appropriate the site to

enable the development to proceed.

An outline project sequencing and logistics plan will be needed for parking and

access.

Work to remove the Japanese Knotweed will need to be fully scoped and put into

place.

A programme of further consultations may be needed prior to a full planning

application or submission for approval of reserved matters being submitted.

Resolution on how Section 106 agreements are dealt with is needed and a formal

consent for Outline Planning should then be issued.

Stakeholders

The project is being promoted by TWBC Property Services.

The project delivery team is currently being led by Faithful and Gould under the

SCAPE framework.

Current Status of Project and Plans:

The Project has reached completion of RIBA Stage 2 (Concept Design).

Site Plan Drawing 1641 015

Ground Floor Plan Drawing 1641 020

First & Second Floor Plan Drawing 1641 021

Third Floor Plan Drawing 1641 023

Section A-A Drawing 1641 025

North Elevation Drawing 1641 031