(Attachment: 3)Report - 8 Pages (537K/bytes) - Fenland District ...

AGENDA ITEM NO. 6
CABINET
Date 25 JULY 2013
Title
DESIGN COMPETITION ON LAND AT COALWHARF ROAD, WISBECH
1. PURPOSE/SUMMARY
To seek approval to launch a Design Competition and Demonstration Project on land
at Coalwharf Road, Wisbech.
2. KEY ISSUES
o A land swap agreement between FDC & CCC created an opportunity to derive a
greater benefit from the land than from the position that existed before the land swap
was completed.
o FDC owned an awkwardly shaped car park that, in isolation was of little or no value.
o Following the land swap arrangement the Coalwharf Road site was identified by the
Leader, Councillor Alan Melton, as a perfect opportunity to create a Demonstration
Project to promote exemplar development within Fenland.
o Councillor Melton acknowledged that utilising a redundant, high profile site situated
adjacent to the South Brink would create a bold and iconic statement regarding the
high standards of quality design sought for Fenland.
o In accordance with the wishes of the Leader, it is proposed to launch a Design
Competition which will promote a ‘Design, Acquire & Build’ concept on the site.
o The competition would seek entry from applicant teams requiring Architectural/Design
expertise to work alongside a Development Partner who will acquire and deliver the
winning Design.
o The objective is to seek high quality, sustainable development which will provide an
exemplar of the standards of built design required in Fenland. But more importantly, the
scheme must provide a viable and deliverable development project.
o The project will focus on design but also needs to create a positive land value and it is
anticipated that the scheme will be delivered within a 2 year period from appointment.
o The Design Competition, forms part of the Councils wider Regeneration Programme
and will strive to deliver a residential, commercial or mixed-use development

o The Design Competition seeks to enhance the existing street scene and should create
a focal point, utilising the prominent location of the site, whilst seeking to encourage
innovation and sustainability.
o It is proposed that the Design Competition would be launched at the beginning of
August 2013 and the overall winner of the competition would be announced at the
annual Building Design Awards on 27 th November 2013.
3. RECOMMENDATION(S)
It is recommended that Cabinet notes the approach proposed and approves the launch
of a Design Competition on land at Coalwharf Road in Wisbech.
It is recommended that Cabinet notes the intention to dispose of the land at Coalwharf
Road, initially through the grant of a Build Lease and subsequently through the release
of the Freehold. FDC will also be seeking to operate the Option Agreement with CCC.
The decision to dispose and any subsequent financial return to the Council will be
subject to a further Cabinet Decision at the appropriate time.
Wards Affected
Forward Plan Reference No.
(if applicable)
Portfolio Holder(s)
Report Originator
Contact Officer(s)
Background Paper(s)
Medworth
Cllr Alan Melton – Leader
Justin Wingfield – Valuation and Estates Officer
Gary Garford – Corporate Director
Justin Wingfield – Valuation and Estates Officer
Cabinet Report – Coalwharf Road Land Swap - 17 th
November 2011
1.0 Background
1.1 In November 2011 FDC entered into a ‘Land Swap’ agreement with Cambridgeshire County
Council. Originally FDC was intending to integrate the under-utilised car park at Coalwharf
Road with CCC land, which, it was planned would be offered for sale as a development
opportunity thus realising a capital receipt for both parties. However CCC decided to utilise
their site for the construction of a Pupil Referral Unit, which, whilst it did not directly require
the car park site for the new building, both parties recognised that car parking for the new
facility would be better provided within the new site and that to dispose of FDC’s car park
separately would return little or no value.
1.2 Consequently, in line with the Making Assets Count (MAC) principles (making the best use
of public assets) a land swap was initiated enabling CCC to acquire the car park site in
exchange for its surplus land fronting South Brink which had more potential for future
residential use and increased value.
1.3 As a result of the land swap there remains an area of land in the ownership of CCC (shaded
yellow on the attached plan) and subject to an Option Agreement, which allows FDC to

include the land within the site boundary of the Design Competition. A plan of the site (as
edged red) is attached to this report.
1.4 The Coalwharf Road site was identified by the Leader, Councillor Alan Melton, as a perfect
opportunity to create a Demonstration Project to promote exemplar development within
Fenland, the kind celebrated at FDC’s annual Building Design Awards. Councillor Melton
acknowledged that utilising a redundant, high profile site situated adjacent to the South
Brink would create a bold and iconic statement regarding the high standards of quality
design sought for Fenland.
2.0 The Site
2.1 The subject site is located to the south of Wisbech Town centre at the junction of Coalwharf
Road and South Brink. The site presents a unique and rare opportunity to acquire and
develop a vacant Brownfield site along the historic South Brink. The site comprises a total
site area of approx 1,470m2 and has a frontage to South Brink of 37m and 32m onto
Coalwharf Road in Wisbech.
2.2 The site lies within the Wisbech Conservation Area and is adjacent to a terrace of Grade II
listed three storey dwellings. South Brink forms part of the busy B198 which links Wisbech
town centre to the arterial A47.
2.3 In planning terms, the site would be considered suitable for the development of residential
dwellings, commercial office or mixed-use development, up to three-storeys in height. There
are a number of substantial trees on the site, none are subject to Tree Preservation Orders,
but sympathetic design should seek to minimise tree-loss and should propose a suitable
planting scheme in mitigation.
2.4 The site is also situated with Flood Risk Zone 3 as classified by the Environment Agency
and as such, all appropriate flood mitigation measures are expected to be implemented.

3.0 Design Competition Proposal
3.1 In accordance with the wishes of the Leader, it is proposed to launch a Design Competition
which will promote a ‘Design, Acquire & Build’ concept on the site. The objective is to seek
high quality, sustainable development which will provide an exemplar of the standards of
built design required in Fenland. But more importantly, the scheme must provide a viable
and deliverable development project.
3.2 The Design Competition, forms part of the Councils wider Regeneration Programme and will
strive to deliver a residential, commercial or mixed-use development that will enhance the
existing street scene and should create a focal point, utilising the prominent location of the
site, whilst seeking to encourage innovation and sustainability.
3.3 It is proposed that the Design Competition would be launched at the end of July 2013 and
the overall winner of the competition would be announced at the annual Building Design
Awards on 27 th November 2013. The competition would seek entry from applicant teams
requiring Architectural/Design expertise to work alongside a Development Partner who will
acquire and deliver the winning Design.
3.4 It is envisaged that the competition will be staged in two parts, comprising:
Stage 1 - Initial Design Stage
Initially, suitably qualified multi-disciplinary teams will be invited to submit design concepts,
which will be judged and shortlisted and should include: a site layout plan; elevational
drawings; external and internal visualisations; a design statement and information regarding
the experience of the entrant and proof of their professional ability to undertake such a
competition and deliver the end product within a stated timescale.
Even though the core purpose of this competition is to achieve a high design standard on
this important site, this must be carried out to yield a positive land value so the Council is
not in a position to subsidise any of the build costs.
Ideally, the teams should indicate a notional value they are prepared to pay for the site as
part of their proposal which will form a part of the above assessment process.
Those successful entrants will then be invited to proceed to Stage 2:
Stage 2 - Refined Design stage
Refined Designs will be invited. A panel of judges will evaluate submitted designs:
considering the design flair, aesthetics and deliverability in terms of both value and financial
viability.

Following the judging process the overall winner will be invited to enter into a contractual
obligation to proceed with the development of the selected scheme and submit a Full
Planning Application within 8 weeks of the announcement. Upon the grant of Planning
Permission it is anticipated that all construction will be completed within 24 months. The site
will be transferred to the winner, initially through the grant of a build lease and upon
completion of the construction works, the freehold will be transferred.
3.5 Whilst the overall desire of the competition is to seek the delivery of an attractive,
sustainable and high quality product, it is not advisable for FDC to adopt a rigid
specification. Such an approach is likely to reduce entries and limit the creativity of the final
designs. Officers have prepared a brief Output Specification which is attached at Appendix
1.
3.6 The competition will require the formation of a Judging Panel to preside over both stages. It
is expected that this will be constituted from a combination of Members and Officers from
FDC and representation from CCC.
3.7 The Competition Timetable is listed below:
Activity
Official Competition launch & Brief available
Registration and question deadline
Response to Questions issued
Deadline for submission of Stage 1 Design Proposals
Assessment of Stage 1 Design Proposals
Short list notified
Presentations to Judging Panel
Announcement of Result at FDC Building Design Awards
Date
5 August
16 August
23 August
4 October
11 October
18 October
18 November
27 November
4.0 Financial Implications & Land Value
4.1 It is not intended that the Council will need to assign any significant financial resource in
connection with this project, save as a contribution to be payable to the shortlisted entrants
at Stage 2. It is recognised that the degree of work involved is intensive and a token
payment will recognise the efforts of the shortlisted entrants. It is suggested that a total
contribution of £6,000 is made available and a maximum of £1,500 is paid to each entrant,
which can be offset against any potential land value income.
4.2 As part of the submission process the Council is expecting that the scheme will generate a
positive land value and should remain economically viable and deliverable. The Council are
of course duty bound to obtain ‘Best Value’ when considering disposals of its assets. The
Option agreement held with CCC will enable FDC to include the additional land within the
scheme. Determination of the sharing of the land value will be fully determined upon receipt
of the final designs and offers.

5.0 Conclusions
5.1 The Design Competition represents an opportunity for architects, designers and developers
to work together to showcase their design flair and innovation, where the usual costs and
risks of development would normally restrict such an approach.
5.2 FDC would be able promote the Competition to a wider audience, demonstrating an
alternative method to the procurement of high quality design, within a highly prominent
location.
5.3 It is important to stress that the Competition should not become too restrictive in terms of
design criteria or financial income, although the opportunity exists to ensure that the judging
and scoring criteria adequately reflect the investment being made by FDC.
6.0 Recommendation
6.1 It is recommended that Cabinet notes the approach proposed and approves the launch of a
Design Competition on land at Coalwharf Road in Wisbech.
6.2 It is recommended that Cabinet notes the intention to dispose of the land at Coalwharf
Road, initially through the grant of a Build Lease and subsequently through the release of
the Freehold. FDC will also be seeking to operate the Option Agreement with CCC. The
decision to dispose will be subject to a further Cabinet Decision at the appropriate time.

Appendix 1 - Output Specification
This paper outlines the outputs required in connection with the design competition for the
Coalwharf Road site in Wisbech. The outputs have been classified into Essential, i.e. must have
and; Desirable, i.e. optional, but nice to have.
The outputs should act as ‘guiding principles’ to the competition entrants, who must ensure that
they satisfy all Essential criteria and aim, where possible, to fulfil as many Desirable criteria as
possible.
Essential
o Code for Sustainable Homes –minimum CSH rating of Level 4 (Residential).
o BREEAM – minimum rating of Very Good (Commercial).
o Use local tradesmen and suppliers and wherever feasible.
o To achieve the above ratings a holistic approach at the initial design stages along with a
detailed knowledge of the criteria is essential.
o Minimise the environmental impacts of building materials used and promote responsible
sourcing. At least 80% of the materials used on the project are to be of a ‘Green Guide to
Specification’ rating of B or above.
o Produce an entry of exemplar design which recognises the surrounding historic landscape
and importance of the local conservation area.
o The design should enhance the existing street scene and should create a focal point,
utilising the prominent location of the site.
o Incorporate soft landscaping into the design to benefit users / residents of the building and
where appropriate retain existing mature vegetation on site and improving the sites overall
ecology.
o The design should also seek to accord with the principles of existing Planning Policy.
o To ensure that the design concept provides a Positive Land Value
o To ensure the project is financially viable and deliverable within a maximum of a 2 year
period from appointment
Desirable
o Consider the use of traditional & heritage skills and materials.
o Consider waste minimisation and implement a Site Waste Management Plan.
o Consider & implement ‘Secured by Design’ principles.