Waverley Borough Council Home Page Waverley Borough Council Home Page


Waverley Borough Council Committee System - Committee Document

Meeting of the Executive held on 01/03/2005
1 and 2 Queens Mead, Chiddingfold



Summary & Purpose
This report concerns the serious structural problems that affect a pair of semi-detached bungalows owned by the Council in Chiddingfold and held in the Housing Revenue Account. The report outlines the options available and recommends that the most beneficial and cost effective way forward for the Council would be to demolish these bungalows and rebuild. It also seeks permission to make a planning application for demolition.

Quality of Life Implications
Natural Resource Use
Pollution Prevention and Control
Biodiversity and Nature
Local Environment
Social Inclusion
Safe Communities
Local Economy
Natural
Resource Use
Pollution
Prevention and Control
Biodiversity
and Nature
Local
Environment
Social
Inclusion
Safe, Healthy
and Active
Communities
Local
Economy
N/A
N/A
N/A
Positive
Positive
N/A
N/A


APPENDIX G

WAVERLEY BOROUGH COUNCIL
EXECUTIVE – 1ST MARCH 2005

_________________________________________________________________________

Title:
1 & 2 QUEENS MEAD, CHIDDINGFOLD

[Ward Affected: Chiddingfold and Dunsfold]
_________________________________________________________________________

Summary and purpose

This report concerns the serious structural problems that affect a pair of semi-detached bungalows owned by the Council in Chiddingfold and held in the Housing Revenue Account. The report outlines the options available and recommends that the most beneficial and cost effective way forward for the Council would be to demolish these bungalows and rebuild. It also seeks permission to make a planning application for demolition.

_________________________________________________________________________

Quality of life implications – social, environmental & economic (sustainable development):

E-Government implications:

There are no E-Government implications arising from this report.

Resource and legal implications:

The Council will need to determine how best to apply scarce resources to bring these properties into a lettable standard and meet the Decent Homes Standard. The option of refurbishment will cost the Housing Revenue Account 115,000 Alternatively, a rebuild option, which could provide larger and better configured homes would cost in the order of 139,000. At present there is no provision in the HRA Capital Programme 2005/06 for a new build project. However, should the Council decide to take the new build route, consideration could be given to how best to procure the new homes.

_________________________________________________________________________

Introduction

1. 1 & 2 Queens Mead, Chiddingfold are a pair of currently vacant semi-detached bungalows built around 1950. A location plan is attached at Annexe 1. They are of traditional construction with cavity walls and pitched tiled roofing. They are two bedroom bungalows, but the second bedroom is very small indeed and the reception room is also small.

2. As part of the usual ‘voids process’ they were both surveyed to determine what works need to be carried out to bring them up to a lettable standard and meet the Decent Homes Standard.

3. The survey has revealed a number of serious faults as follows:- Severe cracking to internal walls;
Leaking foul drainage to rear and flank walls, which has weakened the subsoil beneath the foundations and attracted roots from adjacent oak trees;
Cracking to external walls caused by a combination of suspect underground drainage and tree root activity, creating desiccation and shrinkage of clay subsoil;
Poor internal wall lintel construction;
Differential vertical cracking to party wall, either side of chimneybreasts; and
Significant subsidence towards the house, along the flank footpath.

Options

4. There are two options available to the Housing Revenue Account viz:-

Refurbishment and modernisation
Demolition and re-building

Option 1 – Refurbishment and modernisation

5. The cost of bringing these properties back into a lettable standard and meet the Decent Homes Standard is in the order of 115,000. This is a considerable sum for two dwellings, but reflects the level of work needed to these homes because of the defects described at paragraph 2 above.

Option 2 – Demolition and Re-building

6. The cost of rebuilding the two properties to a lettable and Decent Homes Standard is estimated to be in the region of 139,000. This sum is based on known building costs of similar properties built elsewhere in the borough.

7. The advantage with this route is that any new build would result in dwellings that have rooms that are a much better size and configuration than the existing dwellings.

8. Were members to agree this route, a decision could be made in due course as to which way to provide the new homes would be most beneficial to the Council.

Conclusion

9. It is considered that the demolition and redevelopment route offers a better value long term solution.

Recommendation

It is recommended that:

1. a first resolution in accordance with Regulation 3 of the Town and Country Planning (General) Regulations 1992 be made to allow a planning application to be submitted for the demolition of the properties in question;

2. officers draw up plans for the re-development of replacement dwellings on the site identified as 1& 2 Queens Mead, Chiddingfold, and a report be brought back to members on the proposals and how these homes might be best procured; and

3. the Council be recommended to give approval for the demolition of a pair of semi-detached bungalows.

________________________________________________________________________

Background Papers (DoH)

There are no background papers (as defined by Section 100D(5) of the Local Government Act 1972) relating to this report.

________________________________________________________________________

CONTACT OFFICER:

Name: Mr J Swanton Telephone: 01483 -523375

E-mail: jswanton@waverley.gov.uk

comms/executive/2004-05/434