CONSULTATION - ANALYSIS AND FEEDBECK

Who Responded

A total of 176 respondents submitted completed forms. All but two were from within the Parish.  These were excluded in the analysis.  62 respondents live in Anna Valley and the rest, 111, live in Upper Clatford. We have also included one respondent who lives in Anna Valley but her address falls within Abbotts Ann.  There were no respondents from Red Rice, but as this part of the Parish is unaffected, and relatively small number of residents, this was anticipated.

The Post Codes for all respondents was collected so it would be possible to identify where they live and therefore the relevance and potential impact of the development. 

Summary Analysis and Conclusions

The responses themselves are very encouraging as there is a clear general agreement (94%) for redevelopment of some sort, and therefore mandate for the Parish Council to continue its efforts to raise the finance for redevelopment of the Chalk Pit site.  Equally, 65% of respondents have not supported the option that, if funding cannot be raised, the site be sold.  So, the community have spoken!

In terms of use of income generated post redevelopment of by funds raised through sale of the site, the Parish Council has been given a clear mandate - 91% voted that these resources be invested in new community assets or services, and no one opposed this proposal.   Asked if these funds should be used to reduce precept, only 26.6% supported this, while 73.6% were opposed or indifferent to this. 

The consultation has provided strong indications for what the redevelopment focus should be for the Chalk Pit as well as a whole range of additional ideas parishioners suggest are considered. Likewise, there is useful feedback on potential investment options for areas outside the Chalk Pit. In both cases, a preference for better or new facilities linked to, maintenance of parish assets, adult services, wellbeing and youth services receive strong support. Equally, concerns are highlighted, particularly in the Chalk Pit, on possible increased traffic, the access road and parking, pedestrian safety and how the project and resulting development would be managed. 

A very positive outcome to this consultation has been the number of respondents that have indicated they would be willing to make a financial contribution towards the redevelopment (49% or 81 respondents) and roll up their sleeves and join working parties where necessary (54% or 96 respondents).

The Full Report can be found below "The Future of the Chalkpit - Consultation Feedback, Analysis and Conclusions"

VANDALISM AT THE CHALK PIT

There have been several break-ins to the Chalk Pit building, causing considerable damage. This anti-social behaviour and criminal  damage has been reported to the Police and we are taking further steps to identify the suspects. Although the building is in a run-down state the Parish Council is required to maintain its security for public liability insurance purposes.  This has resulted in considerable costs for the Parish Council (and therefore residents) and nugatory effort for volunteer councillors.   If anyone has information on who is involved, please  advise the Parish Clerk (clerk@upperclatford-pc.gov.uk).

BAT SURVEY

Before any works within Chalk Pit can be undertaken, we must have an Ecological Survey which includes the need  to complete a Bat Survey.  Kate Savage, (formerly of Upper Clatford) who lives in Goodworth Clatford and is qualified to undertake these surveys, has kindly offered to organise and run these surveys. They will take place at dusk on three evenings in July, August and September.  The exact days will depend on the weather, but we will need between 15 and 20 volunteers for each survey date.   Many of you have already advised of your willingness to assist with any work parties.  We will email all respondents who offered to volunteer with the time of the survey about a week before each of the planned survey dates, and we will subsequently confirm who will be supporting each event.

Background

The Chalk Pit in Anna Valley has been part of the Parish Council estate for many years and has provided an important source of income which in turn has allowed the Parish Council to keep the Precept (the amount that Parishioners contribute each year through TVBC Council Tax) lower than would otherwise be the case, and at the same time, maintain services. 

The building is presently structured as a single rentable unit and since 2023 the Business Rates (~£12,500 pa) have been commercially unattractive.

The Parish Council immediately set about identifying any way that these costs could be mitigated as well as looking at ways in which, in the short term while options were evaluated, financial support could be found.  Having completed this before the precept had to be declared (March), The Parish Council has managed to reduce the financial impact to about £8,500. 

Current status

The building on the site is sound but is in a rundown state. It has the potential for refurbishment and redevelopment. It sits within a site which could have a number of additional community uses or services. The building is presently structured as a single rentable unit and since 2023, in this form, it has attracted commercially unattractively Business Rates (~£12,000 pa).

Planning the future of the site

The Parish Council has now created a Chalk Pit Working Group where all options will be evaluated and costed.  Professional advice will be sought to confirm the decided course of action is sound and all risks and opportunities have been properly assessed.  In addition, it has been agreed that any re-development option would be financed through grants or co-development and would not rely on a significant increase in the precept. The intention is that this will be completed by July 2024.    This included a Grant from Cowdown Renewables Ltd of £5,000 for which the Council is extremely grateful.

The intention is that a decision will be made on the future plan in July 2024.

Development Pathway under review by PC

PREFERRED OPTION - RE-DEVELOP THE SITE AS A SOURCE OF FUTURE REVENUES AND COMMUNITY BENEFITS

• Phase 1 would be refurbishment of the main building which would be divided into 4 units. In this form, it is expected that none of the units would attract Business Rates making them commercially more attractive.  This option is currently being tested with TVBC in a Planning pre-application.

This would then lead to Phased development of other income sources and provision of community resources:

• Phase 2, Container Storage facility, could then utilise other areas of the site generating additional services and revenue for the Community
• Phase 3,  the Community Garden would utilise other areas

Advantages of Redeveloping the site 

• PC manages the site for the Community and maintains control of any future development
• Provides a location for a community services hub in Anna Valley (e.g. Parish Office/Meeting Room)  
• Assuming it is mostly grant funded, Phase 1, in which the main building is converted into 4 units, will generate an annual income of between £40,000 and £60,000 p/a (range based on professional advice)
• These units could be for start up clean businesses (e.g. service sector as creative spaces, fitness or wellbeing) with a focus on supporting parishioners
• This income could then be used to finance improvements elsewhere in the Community (e.g. play parks, allotments etc) and/or offset part of the Precept.

Disadvantages of Redeveloping the site 

• Will require investment of between £300,000 and £350,000
• Challenge of raising the significant grant funds required to make it commercially viable
• PC has to manage this business  (or it could subcontract this to a third party)
• Commercial risk of vacant units or competition from other providers in the area

Option if financing is a constraint: SELL THE WHOLE SITE TO A THIRD PARTY FOR DEVELOPMENT

The Chalk Pit is a freehold property of Upper Clatford Parish Council. While the Parish Council default position is not to sell land or assets, there are no known legal constraints on it's sale.  Valuations from 2 local property advisors is the site could be worth between £250,0000 and £300,000.  

The Parish Council default position is not to sell land or assets.

Advantages of selling: 

• Significant capital injection for PC which creates:
  • Long term income from interest on Capital raised (at 3%pa £9,000 to £12,000pa) OR
  • Ability to spend on improvements to parish facilities and services OR
  • Ability to reduce the precept

Disadvantages of selling 

• Parish looses control over the future site use and selling parish owned land is against current PC Policy
• Not optimising the asset value and selling in a run down state
• Capital Investment would have to be conservative (fixed interest) limiting income stream
• Misses the unique opportunity of utilising grants to increase asset value 
• Inflation depreciates Capital sum raised over time

THE PROJECT TIMELINE AND WORKSTREAMS