1503.012D The Mere & Olivers Mount Masterplan and Feasibili

THE MERE & OLIVERS MOUNT MASTERPLAN AND FEASIBILITY STUDY
November 2008
TEP
THE MERE & OLIVERS MOUNT MASTERPLAN AND FEASIBILITY STUDY
Prepared on behalf of Scarborough Borough Council
November 2008
Report Ref: 1503.012D
Written
Checked
Approved
NH
FBH
FBH
Genesis Centre Birchwood Science Park Warrington WA3 7BH Tel: 01925 844004 Fax: 01925 844002 E-mail: tep@tep.uk.com Web: www.tep.uk.com
THE MERE & OLIVERS MOUNT MASTERPLAN AND FEASIBILITY STUDY CONTENTS
EXECUTIVE SUMMARY SECTION A: STUDY CONTEXT 1.0 2.0 3.0 4.0 INTRODUCTION TO THE FEASIBILITY STUDY SITE CONTEXT PLANNING CONTEXT WIDER GREENSPACE AND ACCESS NETWORK FIGURES SECTION B: APPRAISAL AND FEASIBILITY ASSESMENT SITE APPRAISAL 5.0 LANDSCAPE CHARACTER ASSESSMENT 6.0 7.0 8.0 SITE APPRAISAL VISUAL APPRAISAL INITIAL CONSULTATIONS Figure 1 Figure 2 Figure 3 Figure 4 Figure 5 Figure 6 Figure 7 STRATEGIC ASSESSMENT OF NEED AND OPPORTUNITY 9.0 10.0 11.0 12.0 13.0 POLICY REVIEW REVIEW OF SCARBOROUGHS EXISTING AND EMERGING LEISURE FACILITIES REVIEW OF COMMERCIAL DEVELOPMENT OPPORTUNITIES FUNDING OPPORTUNITIES SUMMARY OF NEED AND OPPORTUNITY Figure 8 Figure 9 Site Context Aerial Photograph Planning Context Wider Greenspace and Access Network Character Areas Site Appraisal Visual Appraisal Concept Option 1 - Community Woodland with Education Focus Concept Option 2 Community Woodland with Equestrian and Accommodation Focus APPENDICES APPENDIX 1 APPENDIX 2 APPENDIX 3 APPENDIX 4 CURRENT SITE OCCUPANCY INITIAL CONSULTATION RESULTS TABLE PUBLIC CONSULTATION BOARDS AND FEEDBACK FORM PUBLIC CONSULTATION RESULTS TABLE
Figure 10 Concept Option 3a Community Woodland with Outdoor Pursuit Focus Figure 11 Concept Option 3b - Community Woodland with Outdoor Pursuit Focus Figure 12 Final Masterplan Zones Figure 13 Final Masterplan
SECTION C: MASTERPLAN OPTIONS 14.0 15.0 16.0 17.0 18.0 MASTERPLAN CONCEPT OPTIONS PUBLIC CONSULTATION FEASIBILITY AND COMMERCIAL VIABILITY FINAL MASTERPLAN BROAD COSTINGS AND IMPLEMENTATION
EXECUTIVE SUMMARY 1. Landscape Architects TEP and economic consultants BE Group were appointed by Scarborough Borough Council (SBC) to prepare a Masterplan and Feasibility Study for the Mere, Olivers Mount and land proposed for a community woodland and country park (hereafter referred to as the site). Background and Context The 265ha site is south of Scarborough town centre and consists of woodland, water, amenity grassland and agricultural fields set within a dramatic topography overlooking the town. The site is of value for its naturalistic character, wildlife, provision for amenity and informal recreation and the race events held on Olivers Mount. The site is designated as a community woodland and country park within the Local Plan, and includes a number of other designations both within the site and its immediate environs. A number of parks and greenspaces are nearby, as well as the North York Moors National Park, Dalby Forest and two strategic walking/cycling routes along the coast. The aim of the masterplan is to create a visitor destination and community resource that will regenerate the site and its surroundings, through creating a gateway to Scarborough and the surrounding countryside and integrating the outlying communities of Eastfield and Osgodby with the town. The masterplan must be largely self-funded with little ongoing revenue costs to Scarborough Borough Council. As a minimum the proposed community woodland will include woodland and wildflower meadows with footpath networks and informal recreation amenities. Appraisal and Feasibility Assessment The site consists of four character areas. 5. The Mere which largely consists of a waterbody surrounded by mature woodland, and is used as a low key community recreation resource. Olivers Mount which is formed by the dramatic topography of wooded slopes that rise to an open plateau at the top. This provides a prominent landmark overlooking Scarborough and is a well maintained amenity and recreation facility. Open agricultural fields to the south of the site that slope gently towards the outlying settlement of Eastfield and form a buffer to the rest of the town. Middle Deepdale Valley consisting of an open grass valley that runs into the Eastfield residential area, forming a green wedge. 7.
2.
Initial Consultations Stakeholders and site occupiers identified the importance of the unique location of the site and supported the provision of new sites of natural and semi-natural open space and informal recreation. In particular the potential to introduce people to the wider countryside and improve opportunities for healthy living and education was supported. Consultation also identified aspirations to increase the recreational and amenity value of the site whilst also contributing to Scarboroughs wider Urban Renaissance Programme. Stakeholders said the masterplan should: create a high quality and visually striking green entry to Scarborough; use Scarboroughs natural landscape and built environment to develop sport and recreational facilities, make connections between key opportunities for healthy lifestyles and promoting Scarborough as a top destination for health-living activity to residents, investors and visitors; develop the public space framework to drive the regeneration of Scarborough; reduce the physical isolation and social exclusion experienced by those living in marginal circumstances, in particular the communities of Eastfield and Osgodby.
3.
8.
4.
Policy Review Local, Regional and National Policies relating to greenspace provision identify strategic needs and opportunities for enhancement of the site. These focus on safe and easily accessible greenspaces, and the significant contribution they make to local distinctiveness, physical health, healthy lifestyles and education. The protection and enhancement of biodiversity and the natural environment, and active community involvement in planning, is identified as important, providing opportunities to promote sustainable economic development. Scarboroughs Existing and Emerging Leisure Facilities The Scarborough Town and Surrounding Area: Analysis of the need for Sport and Active Recreation Facilities report completed by Strategic Leisure Ltd identifies that Scarboroughs existing leisure and sport facilities require modernisation and long term investment. The report identifies that new sport and active recreation facilities could be accommodated in Scarborough including athletics, gymnastics, rugby, tennis, swimming and increased provision to facilitate use of the natural environment. TEP and BE Group have identified a number of leisure and recreation facilities that have emerged in Scarborough recently, with the most notable being the 140m plus Sands development on 50 acres of land at North Bay. This includes beach chalets, holiday homes, a multi-activity area, keynote leisure development and a principal visitor attraction. Nearer to the site the 9.625m Scarborough Business Park scheme will see the existing business park double in size, providing industrial units, and start up units, office units, car showrooms, ancillary retail units and restaurant and hotel facilities. Within the site the Auto 66 club have proposed leisure facilities focused around the race track and increased events. These generally involve more intensive levels of recreation and include proposals to extend the number of event days to 14 days of the year. Commercial Development Opportunities Developers and Leisure Operators were contacted for their preliminary views about which commercial leisure facilities might be appropriate on the site. They identified an interest in developing the site for commercial leisure/extreme sport uses. It is deemed such a scheme would be viable, but would need to account for current users of the site and aspirations of the Council and local communities. Less interest has been shown from smaller leisure and hotel operators; largely because a specific site is not currently available, although interest in the development of luxury lodges is strong. Research has identified that equestrian facilities are less likely to be viable due to current take-up and demand for the sport.
9.
The site has a number of low key gateways/entrances and user facilities that are in need of upgrading, and are largely focused around the Mere and Olivers Mount. Footpaths and bridleways are limited in places due to topography, and require upgrading and enhancing with new links in the site and to surrounding areas. The site currently has considerable landscape amenity and wildlife value with a number of mature woodlands, hedgerows and waterbodies providing valuable wildlife habitat. The main focus of amenity and recreation is around the Mere and Olivers Mount where fishing, sports pitches, walking and cycling provision is provided, and a number of sports clubs are present. The most significant site occupier is the Auto 66 club that run race events on the Olivers Mount Race Track 6 days a year. The location, topography and mature woodland of the site mean that views into and from the site are prominent in certain locations but restricted in others. Long distance views are largely from the north, where the site overlooks the town forming a prominent landmark, and the south where it forms the entrance to Scarborough. Views to the east and west are more restricted due to the raised landform and wooded banks of the site and its surroundings.
10.
6.
11.
12.
Funding Opportunites Opportunities have been identified for public/voluntary funding to enhance and develop the natural environment, both for wildlife and conservation value and public benefit; for actively getting more people involved in sport; and for the development of the arts and the arts sector. These provide the potential for funding to be applied for to contribute towards implementing some elements of the community woodland and for ongoing aftercare of the site. These public funds are unlikely to meet the full cost of the desired environmental improvements. Masterplan Concept Options Based on the site appraisal and feasibility study the needs and opportunities of the site have been identified, including their suitability for the site, the market available and current operator interest. These have been used to develop four masterplan concept options using varying levels of intervention from low to high. The four concepts have elements common to all options forming a strong landscape structure. This includes the existence of naturalistic space, largely comprising community woodland and meadows divided into zones with a range of passive and active community uses. Each concept then comprises a varying level of development within the site. The first concept is low intervention focused towards informal community use of the natural environment that is education led; the second concept comprises medium level intervention focused towards informal community use of the natural environment, with an element of soft end commercial use through an equestrian centre, and the provision of visitor accommodation; the final two high intervention concepts provide alternative layouts focused towards more intensive commercial use, through the development of extreme sports, active pursuits and outdoor sports facilities. Public Consultation The four concept options were then taken to public consultation to explore public opinion and obtain feedback. The public are positive about the concepts and there is no strong dislike for any of the elements identified. All the concepts had supporters and detractors. The most popular elements relate to passive environmentally based options with a focus on education, community based facilities and activities, and informal active pursuits. Feasibility and Commercial Viability An assessment of the feasibility and commercial viability of the concept options has been carried out to ensure the masterplan is deliverable. This identifies two levels of intervention comprising the lowest level of commercial development needed to fund some environmental improvements including community woodland; and the highest acceptable level of commercial development permitted within the constraints of the study area. It is identified that the low level intervention option could potentially release monies based on the development of eco/luxury lodges for tourist accommodation on the site. The highest level of intervention would involve the development of a regional sports attraction, including extreme and outdoor pursuits, surf dome/ski dome/water park, football facilities, sport and health care centre, and softer uses to complement the community woodland. Iit is likely that a joint venture between the Council and developer would be the preferred option, which would not therefore yield a lump
sum. At this stage it is not possible to identify what amount of money could be realistically expected through land sales without further study and negotiation. 18. Further consultation with private developers has been carried out and identified one large developer whose proposals can maintain the environmental quality of the site. These proposals are for a leisure village complex, with negotiable elements, and are considered to offer a flexible opportunity to deliver a vision which balances environmental and ecological values with an element of local economic development. 19. Final Masterplan Conclusions and Recommendations The study has identified a number of activities and development options that are appropriate for the development of the site as a country park and community woodland, and these form a combination of different elements of the four concept options. It is proposed that the final masterplan consists of a core baseline of community woodland and meadows located across the site to create a strong landscape structure; improving wildlife habitats, providing educational and active facilities, and creating an important link between Scarborough and Eastfield. In order for this to be achieved it is proposed that the highest acceptable level of commercial development is permitted consisting of a sensitively located visitor attraction providing extreme sports and outdoor pursuits, a regional sports attraction, eco-lodges, a hotel and commercial development. The activities and developments proposed are considered environmentally sustainable and deliverable and will provide facilities for the local community and tourists visiting the area, as well as creating a key gateway to Scarborough and an important link between Eastfield and the town. Broad costs to implement the country park and community woodland elements of the site total 3.6m (excluding any highways infrastructure, buildings and commercial elements). These costs would be offset against revenue released through the development of the commercial aspects of the site and monies secured through the public sector funding opportunities identified. In order to realise the masterplan and implement the project it is proposed that a landscape consultant and economic consultant should be appointed to carry out the following next steps: Prepare Development Brief and carry out tendering and selection process of developers to secure a Joint Development Partnership between the Council and winning developer, including securing outline planning permission Carry out site occupier and tenant discussions to secure land for development Undertake archaeological and ecological surveys of the site to determine impacts and mitigation measures required Carry out a Traffic Impact Assessment to determine any highways infrastructure necessary to cater for increased visitor numbers and traffic volumes Develop sketch scheme proposals for the community woodland and country park including securing outline planning permission if required Submit funding applications identified Develop detailed proposals for the community woodland and country park, including costs, programme and obtaining detailed planning permission Produce production information and carry out tender action, contract preparation and administration for the implementation of the works
13.
14.
20.
15.
16.
17.
SECTION A: STUDY CONTEXT
Section A: Study Context
1.0 1.1
INTRODUCTION TO THE STUDY Introduction and aims of the study Landscape Architects TEP and economic consultants BE Group were appointed in August 2007 by Scarborough Borough Council (SBC) to prepare a Masterplan and Feasibility Study for the Mere, Olivers Mount and land proposed for a community woodland and country park. The study area consists of 265ha of woodland, water, amenity grassland and agricultural fields and is located to the south of Scarborough town centre. The aim of the masterplan and feasibility study was to put into place an exciting and imaginative development programme which would be largely or completely self funded from a capital point of view and have little or no additional ongoing revenue cost to the Council. The programme was to include the improvement and development of the Mere as a visitor destination and as a community resource; with the aim of securing new investment and a sustainable future for the area; and developing a programme for the implementation of the proposed community woodland and country park. Community Woodland and Country Park The agricultural fields to the south of the site are proposed as a community woodland and country park in the SBC Local Plan and consist of 120ha. The Council see the community woodland as having a strategic role in the development of Scarborough by: Helping integrate the outlying settlements of Eastfield and Osgodby with the rest of the town Extending the range of visitor facilities and opportunities for investment in commercial recreational facilities to the benefit of the local economy Providing a gateway to other countryside recreation opportunities in the National Park, Vale of Pickering and on the coast Assisting the regeneration of Eastfield by; improving local habitats and landscape quality; and providing opportunities for community involvement in the areas development and management. 1.10
1.8
Extending path linkages/trails into the proposed housing and open space allocations at Middle Deepdale, the local public rights of way network and Eastfield Considering potential links with the towns conference and other business.
1.2
The aim being to arrive at a mix of uses that would fulfil the strategic role of the community woodland and country park, whilst being sustainable, financially viable and capable of phased implementation. Due to the likely long term process it is intended that any development proposals should have in-built flexibility to respond to changing circumstances, opportunities and needs within an overall framework. The Mere and Olivers Mount In the past the Mere provided a valuable community facility and visitor attraction accommodating a range of leisure and commercial uses including a Hispaniola, a boating lake, water skiing, model boating, a caf and clock golf. The need for significant investment in the Hispaniola resulted in this attraction being withdrawn and, as a consequence, other facilities gradually becoming less economically viable. Currently, only the fishing and water skiing remain at the Mere and the maintenance regime reflects the current usage as a low key community resource. The Falsgrave Single Regeneration Budget Initiative provided a catalyst for reinvestment in the Mere, providing for replacement of the bridges and various other improvements to the infrastructure. As a consequence of the Falsgrave Initiative, a Friends of the Mere group has been established, which is proving successful and plans have been drawn up to create an improved car park area and other facilities at the northern end of the Mere on the site of the former caf. This reflects an approach which envisages the Mere as a low key recreation area providing for fishing and nature conservation. However, there is also potential to attract private sector investment which could result in the Mere becoming more of a visitor destination again and an attractive northern gateway to the community woodland and country park. Scarborough Borough Council have recently received private sector interest to develop an unspecified number of timber lodges on land in Council ownership to the south of the Mere and a restaurant/caf facility at the northern end. This type of development could assist in the regeneration of the area, providing funding for improved maintenance and help to address problems associated with vandalism at the Mere. The Council feel this could represent a logical and sensible way forward for the Mere providing significant investment in a new leisure development and possible revenue to improve maintenance and secure the Mere as a significant visitor destination again. Consultation A number of groups including the Friends of the Mere, the Angling Club, the water ski club, local residents and the wider community have an interest in the Mere and the way it may be developed in the future. In addition, there are other specific interests in relation to the Olivers Mount area and there will be significant interest from the Eastfield community in relation to proposals for the proposed community woodland and country park area. Due to this it is intended that any proposals are developed within the context of the process of consultation and involvement. Report structure and methodology The project aim is to develop a Masterplan and Feasibility Study for the development of the Mere, Olivers Mount and the land proposed as a community woodland and country park. The study primarily focuses on the site itself but, in order to maximise leisure impact opportunities, potential links to neighbouring locations have also been considered within a local and sub-regional context. Section A of the Feasibility Study sets out the Background and Context information of the study, within which is a description of the nature and location of the site and a summary of the planning, ecological and historic context. In addition, this section provides a review of the wider green space and access network surrounding the site.
1.9
1.3
1.4
1.11
1.5
The Council intend for the community woodland and country park to consist of certain basic elements, including: Woodland and wildflower meadow planting A network of paths for walkers, horse riders, cyclists etc Recreational amenities such as picnic sites, adventure playground, cycle trails and car parking.
1.12
1.6
As well as these basic elements the Council have identified the potential for a wide range of other facilities and development (including commercial opportunities) which could complement and enhance the community woodland and country park. The relationship with immediately adjoining areas must also be assessed in order to establish the potential for enhancing use of the community woodland and country park. This must include: Linking trails with Olivers Mount Country Park The opportunity provided by the Middle Deepdale housing development and the new road which will open up the area and provide a new development site for complementary leisure development (L16 on the Local Plan) Considering the compatibility with the motorcycle scrambling track run by the Motorcycle Racing Combine 1.13
1.7
1.14
1503.012D The Mere and Oliver's Mount Masterplan and Feasibility Study Report A3.doc
September 2008
1.15
Section B aims to identify the needs and opportunities for improvement of the site within the framework of an Appraisal and Feasibility Assessment. Site appraisal has been achieved through a landscape character assessment; site appraisal; visual appraisal; and initial consultations with key stakeholders and site occupiers. This is followed by a strategic assessment of need and opportunity including a review of relevant national and local policies affecting the site; a review of Scarboroughs existing and emerging leisure facilities; a review of commercial development opportunities exploring the scope for the study area to accommodate commercial leisure activities; and a review of potential funding opportunities that could be brought forward to help fund the project, including alternative sources of external funding. Based on these findings a summary of need and opportunity has been developed identifying the suitability and compatibility of opportunities for the site, and market demand. Building upon the Appraisal and Feasibility Assessment, the Masterplan Options are described in Section C. These are developed through the needs and opportunities identified in the previous section, and explored through the development of four Masterplan Concept Options that develop the site under varying levels of intervention and focus. The concept options developed are used as the basis for Public Consultation that provides feedback on the proposals and identifies additional needs and aspirations of the wider public. The Feasibility and Commercial Viability of the masterplan concept options and the feedback from the public consultation is then used to determine the Final Masterplan. The feasibility study is then concluded with Broad Costings and a Programme of Implementation for the final masterplan proposals.
1.16
September 2008
2.0 2.1
SITE CONTEXT Site Location The Mere, Olivers Mount and associated agricultural fields are located to the south of Scarborough town centre, Yorkshire between the A64 Seamer Road to the west and the A165 Filey Road to the east as shown in Figure 1: Site Context. The residential area of Weaponness bounds the northern edge of the site with the area of Edgehill to the west and Wheatcroft and the settlement of Osgodby to the east. The settlement of Eastfield forms the southern boundary to the site and directly overlooks the agricultural fields. The site is easily accessible from the A64 Seamer Road which runs adjacent to the western boundary and forms the main vehicular route into Scarborough. The site is also accessed from the A165 Filey Road through the area of Weaponness. The main line railway forms the western edge of the site and provides good access with Seamer railway station located 700m to the south west of the site and Scarborough railway station located 1km to the north. A number of footpaths and public rights of way connect the site with the surrounding residential areas, although access varies due to the unique and varying topography of the area. Figure 1: Site Context
2.3
Access and Usage Access to the site is limited due to the topography, with the Mere and Olivers Mount forming the only vehicular access points. The main access into the Mere is located to the northwest from Queen Margarets Road, off the A64. Access to Olivers Mount is found to the northeast at Deepdale Avenue and Queen Margarets Road, off the A165 Filey Road. A number of locations provide pedestrian only access to the site and these can largely be found to the south at Musham Bank, adjacent to the A64, and at Eastfield, where the Deepdale valley forms a green link to the site. The site forms an important amenity and recreation facility for Scarborough and its surrounding settlements serving a number of activities. These are primarily informal activities such as cycling, walking, dog walking, horse-riding and fishing. Formal activities within the site largely take place on Olivers Mount, which is mainly used for football league matches and forms the main resource for outdoor sports pitches in Scarborough. The site is also the home of the Olivers Mount race circuit, one of the only British natural road circuits. Facilities within the site include parking, seating, picnic areas, viewing points, formal and informal footpaths, fishing pegs, sports pitches with changing facilities and a restaurant.
2.4
2.2
Nature of the Site The site is divided into a number of areas due to its topography, with the wooded slopes and open plateau of Olivers Mount forming a prominent feature and landmark above Scarborough. The site is largely naturalistic and informal in character, providing areas of mature woodland, rough grassland, large waterbodies and agricultural fields, with the exception of a number of formal sports pitches and the area surrounding the war monument located on the plateau at the top of Olivers Mount. Figure 2: Aerial Photograph identifies the nature of the site and access.
10
September 2008
11
September 2008
3.0 3.1
PLANNING CONTEXT The Yorkshire and Humber Plan Regional Spatial Strategy The Regional Spatial Strategy to 2026 was adopted and published in May 2008. It sets out a direction for the region and contains policies that support sustainable patterns and forms of development, investment and activity. It contains a number of policies that provide a supporting context for these proposals which are set out below. Policy TH4 - Regional Cities and Sub-Regional Cities and Towns This policy advises that sub-regional towns, including Scarborough, should be a prime focus for all types of development including leisure, health and cultural activities and facilities. Plans, strategies, investment decisions and programmes should amongst other things create new and improved networks, corridors and areas of green space, including the urban fringe to enhance biodiversity and recreation, and also increase opportunities for walking and cycling. Policy YH8 - Green Infrastructure This policy requires areas and networks of green infrastructure to be identified, protected, created, extended, enhanced, managed and maintained throughout the region to ensure that an improved, accessible and healthy environment is available for existing and future communities. Policies in LDFs should have regard to the economic and social, as well as environmental benefits of green infrastructure assets. Policy C1 Coast Sub-Area This advises that plans, strategies, investment decisions and programmes should strengthen the role of Scarborough as a Sub Regional Town, diversifying the area's economic base, opening up employment opportunities, along with tourism, sport and recreation and other employment generating development and infrastructure. The development of tourism, local services and businesses which utilise, but do not compromise environmental, landscape and heritage assets should be developed. Policy ENV6 Forestry Trees and Woodlands Plans, strategies, investment decisions and programmes should, inter alia, provide for increased woodland planting and improve public accessibility to woodlands. Policy ENV8 - Biodiversity Amongst other matters this policy encourages the retention and enhancement of biodiversity within networks of green infrastructure and ecological corridors. Policy ENV11 - Health, Recreation and Sport This policy seeks to improve the health of communities by providing, safeguarding and enhancing high quality facilities for sports and recreation, including maximising opportunities to develop walking and cycling routes and other green infrastructure. Policy E6 - Sustainable Tourism This policy recognises that the sustainable growth of tourism is an integral contributor to the economy and makes best use of indigenous resources and existing tourism infrastructure. It promotes responsible investment in quality tourism and related services to provide a high quality experience throughout the year, thereby reducing seasonality in coastal resorts. Local Plan Policies and Designations within the site As illustrated in the Scarborough Borough Council Local Plan (April 1999) a number of planning designations are located within the site and its immediate environs. These are shown in Figure 3: Planning Context and outlined below in further detail.
3.10
The Mere and Olivers Mount Country Park (Policy L14) The northern part of the site including the Mere and Olivers Mount is designated as the Mere and Olivers Mount Country Park (Policy L14). This proposes the Mere & Olivers Mount will be developed as a country park facility. The policy states that the open character of the area, surrounded by urban development lends itself to a country park facility catering for activities like walking, fishing, picnicking or the enjoyment of the scenery and water based activities. The policy also states that the use of the area as a country park will not preclude the occasional use of the Olivers Mount circuit as a venue for motor cycle racing and other events. Deepdale Community Woodland (Policy L15) The local plan proposes that the agricultural fields to the southern part of the site, between Eastfield and Olivers Mount, will be developed as Community Woodland (Policy L15). The policy states that the community woodland development will complement the adjacent Mere and Olivers Mount Country Park, and provide easy access to extensive areas of open recreational space for the communities directly to the south of Scarborough. The community woodland is proposed as allowing for a range of informal recreational pursuits and wildlife habitats. A Community Farm and the creation of a major circular recreational route around High Eastfield and Middle Deepdale are also proposed within the area of community woodland. Local Sites of Importance for Nature Conservation (Policy E7) The Mere and Olivers Mount both contain Local Sites of Importance for Nature Conservation (Policy E7). The waterbodies and associated islands within the Mere form the first site and the mature woodland on the banks of Olivers Mount form the second, covering the majority of woodland within the site. Archaeological Sites (Policy E28) A round barrow (prehistoric 500,000 BC to 42AD) is located within the agricultural fields to the south of Olivers Mount and any development that would damage or adversely affect this will not be permitted. Leisure Development (Policy L16) An area of land to the south of the site is proposed as leisure development in the local plan and this must take advantage of the recreation provision of the proposed community woodland and associated activities, and be sympathetic to the landscape setting. Sport Facilities SF3 (Policy R3) The area of land adjacent to Olivers Mount Farm is allocated for sports pitches and it is anticipated that these will have dual usage with educational establishments and the local community. Any loss of existing sports pitches will need to be considered in the context of PPG17: Sport and Recreation and will require consultation with Sport England. Highway Schemes (Policy T1(i)) The land that forms the southern boundary to the site is safeguarded for the development of the A165 Link Road (through the A64(T) Middle Deepdale/High Eastfield Area), associated with the adjacent development proposals. The route is required to serve the Middle Deepdale Housing Development (Policy Ha1 and Ha2) to the south of the site and is an important element of any proposals for the site. The proposed layout of the highway scheme dissects part of the site at Musham Bank Road leaving a parcel of land at High Eastfield Farm. Caravan Site Provision (Policy L6) This policy seeks to prevent the development of new caravan and chalet sites given the numbers that already exist within the area and to safeguard the natural beauty of the area. The proposals contained within this document include the provision of eco-lodges and discussions need to be held with the Local Planning Authority given the conflict with policy and to determine if a case can be made for eco-lodges within the overall scheme.
3.2
3.11
3.3
3.12
3.4
3.13
3.5
3.14
3.6
3.15
3.7
3.16
3.8
3.17
3.9
12
September 2008
3.18
Local Plan Policies and Designations within close proximity to the site Two local plan policies designated outside the site boundary directly affects the site. These include the proposed Middle Deepdale housing development and the Seamer Road Park and Ride site and associated Ancillary Development. Proposed Middle Deepdale Housing Development (Policy Ha1 and Ha2) The land directly to the south and the southeast of the site is designated as affordable housing in the local plan (Policy Ha1 and Ha2) with approximately 800 dwellings proposed. It is intended that the development will help physically integrate Eastfield with the rest of Scarborough, avoiding the present feeling of segregation by Eastfield residents. This will be achieved by the provision of major recreation facilities in a central location, common to both Eastfield and the rest of the town. Seamer Road Park and Ride Site and Ancillary Development (Policy T4, T5 and T6) The land adjacent to the site on the western side of the railway, and to the north of the garden centre on the A64 Seamer Road is designated as a park and ride site to improve access to the town centre by public transport. An ancillary development to the park and ride is also proposed with facilities to meet the needs of park and ride users at this location. It is proposed that built development should be small scale and visually related to the existing garden centre. It should be noted that at the time the study was undertaken construction of the park and ride site was underway, with exception to the ancillary development. Local Development Framework Consideration needs to be given to the relationship these proposal have to the ongoing LDF process. Potentially the site could be promoted as a strategic leisure allocation and should perhaps feature within the Core Strategy. If the proposals are included within the LDF they may attract funding through the Community Infrastructure Levy. This issue requires further dialogue with the Local Planning Authority.
3.19
3.20
3.21
13
September 2008
4.0 4.1
WIDER GREENSPACE AND ACCESS NETWORK As part of the desk top research for the Mere, Olivers Mount and associated agricultural fields TEP have carried out a review of the existing wider green space and access networks surrounding the site. The Scarborough Borough Council Parks and Green Spaces Strategy 2007-2011 provides a detailed analysis of the existing parks and green spaces within Scarborough. The Borough of Scarborough has a diverse range and generous quantity of parks and green spaces set within 854km2 of coastline, historic seaside towns and scenic countryside. These green spaces cover an area of around 850Ha and serve a local population of 106,243 people and an annual influx of 5.4 million visitors1. The Parks and Green Space Strategy categorises the parks and green spaces of the Borough based on PPG 17s standard categorisation. This creates a number of categories under parks consisting of town parks, neighbourhood parks, squares and gardens, wildlife parks and country parks. Categories created for green space consist of amenity green space, natural and seminatural green space and green corridors. The following paragraphs identify the parks and green spaces that affect the site and are generally within 1km of the site boundary. These are shown on Figure 4: Wider Greenspace and Access Network. Parks The Borough of Scarborough has a large amount of parks because of its tourism industry. These are largely located to the north of the site with town parks and squares and gardens located within a close proximity to the town centre. Town Parks and Squares and Gardens Town parks are of high quality and content, valuable locally, regionally and nationally1 and include Holbeck Gardens, South Cliff Gardens, Valley Park and Crescent Gardens all located within 1km to the northeast of the site. These town parks form an important link along the coast to the town centre and are accessible from the site. Squares and gardens are generally small but valuable open spaces, often with high ornamental value and in densely populated areas1. A number of these are located to the northeast between the site and the town centre and include Shuttleworth Garden, the Prince of Wales Gardens and St Martins Square. Neighbourhood Parks, Wildlife Parks and Country Parks Neighbourhood Parks and open spaces are used primarily by their local communities but are of higher quality and content than amenity green space1 with Falsgrave Park located to the northwest of the site, providing an important recreational facility within the local area. Two Wildlife Parks are located within 500m to the west of the Mere, with easy pedestrian access, and these are natural parks managed primarily for the benefit of wildlife1. The Mere and Olivers Mount is categorised as a Country Park along with Burton Riggs, 1km to the south of the site, which is also an important area for nature conservation and consists of large waterbodies and wetland areas. Country Parks are categorised as large open spaces often in rural or urban fringe areas with wildlife and countryside based activities and attractions1 and these two areas form the main country parks in close vicinity to Scarborough town centre. Greenspaces The main body of green space is located to the south of the site within the settlement of Eastfield with a small number to the north and east of the site boundary. Amenity green space is open space that provides for informal recreation close to home or work and contributes to the visual amenity of the environment11. The areas of amenity green space to the east of the site consist of Scarborough Sports Centre and South Cliff bowling greens which form important formal recreation facilities for Scarborough town centre and include a green corridor. Large areas of
amenity green space and a number of green corridors are found to the south of the site in Eastfield and these form an important recreation facility within the vast areas of housing. These also form an important link to the site with the Deepdale valley joining the south of the site and connecting a number of spaces. A small number of natural and semi-natural green spaces are located immediately to the north, south and west of the site and these are natural spaces of benefit for wildlife conservation, biodiversity and environmental education/awareness. National Parks, Forests and Trails of Strategic Importance 4.8 North York Moors National Park The North York Moors National Park is located approximately 3km to the east of the site and consists of a varied landscape including woodland, heather, sea cliffs, beaches and grassy dales. The national park includes over 2000km of footpaths and bridleways providing access to much of the area for walking, cycling and horse riding. The national park also includes a number of visitor centres with the nearest to the site being Dalby Forest. Dalby Forest Dalby Forest is situated on the southern slopes of the North York Moors National Park and approximately 10 miles from the Mere and Olivers Mount. The forest consists of pine and broadleaf woodlands and includes a visitor centre with shop, restaurant, exhibition area and education and meeting rooms. A number of workshop units and offices are also located in the forest and these include a caf and bike hire centre. The forest includes 50km of new cycle trails and a bike park with the aim of developing Dalby forest as a centre of excellence for mountain biking. Moor to Sea Cycle Route The Moor to Sea cycle route is a long distance cycle trail across the North York Moors National Park that links the towns of Scarborough, Pickering and Whitby. The route crosses through forests and open moorland and travels along the heritage coastline. It consists of over 80 miles of forest tracks, lanes, minor roads and the dismantled railway from Whitby to Scarborough. The route is way-marked and offers cycle hire along the way. Scarborough town centre forms the start or end point of the route as it continues north along the coast towards Whitby. Other points of the route nearest to the site are located to the west within the National Park although no direct link is currently formed from the Mere and Olivers Mount. National Trail / Long Distance Route A national trail/long distance route runs along the coast from Whitby to Filey, and through Scarborough town centre, forming an important recreational route along the east coast. The route runs through South Cliff Gardens, Holbeck Gardens and along Wheatcroft Cliff, approximately 1km to the east of the site.
4.2
4.3
4.9
4.4
4.5
4.10
4.6
4.11
4.7
Scarborough Borough Council Parks and Green Spaces Strategy 2007-2011

14
September 2008
15
September 2008
SECTION B: APPRAISAL AND FEASIBILITY ASSESSMENT
16
September 2008
17
September 2008
Section B: Appraisal and Feasibility Assessment
5.0 5.1
LANDSCAPE CHARACTER ASSESSMENT Landscape Character of the Site The Mere, Olivers Mount and the proposed community woodland/country park cover approximately 265 hectares comprising agricultural fields, mature woodlands, amenity open space, playing fields and large waterbodies situated within a dramatic landform. The site is located on the edge of Scarborough along the A64 Seamer Road, approximately 1km to the south of the town centre. The outlying settlements of Eastfield and Osgodby lie directly to the south of the site with the A165 Filey Road to the east and the railway and A64 to the west. The site is relatively linear in shape and can be divided into four distinct areas determined by landform and character, as shown in Figure 5: Character Areas, and listed below: i. ii. iii. iv. The Mere Olivers Mount Agricultural land Middle Deepdale 5.5
View across the Mere showing buildings that dominate the A64 and the undulating landform to the north
Open, undulating grassland to the south of the Mere
5.2
The Mere The first distinct character area located to the west of the site is the Mere. The area is largely formed by an attractive, secluded lake situated between the wooded slopes of Olivers Mount and the railway to the west. The dense woodland surrounding the lake creates a unique character, with weeping willows contrasting against distinctive groups of pine trees. Located just off the A64 to the west, the Mere is largely obscured by buildings, a retail park, the new park and ride site and the railway, meaning its presence can go un-noticed to passers by.
Olivers Mount The second, and most prominent, character area within the site is Olivers Mount. The dramatic topography of the Mount is formed by steeply rising wooded slopes that level out abruptly to an open plateau at the top. This landform makes the area a distinct and prominent landmark above Scarborough. The plateau is occupied by playing fields and amenity grassland surrounded by mature trees to the north, east and west of the Mount, with agricultural fields sloping away to the south. The steep slopes surrounding the Mount are characterised by fertile pastureland and attractive mature woodlands. Vehicular access to the Mount is via a circuit of steep winding roads, to the east and western slopes, which also bound the playing fields at the top of the plateau. These roads form the famous Olivers Mount Race Circuit which is used six times a year for events. Woodland footpaths link the top of the Mount with the Mere and residential areas on the edge of Scarborough to the north. The slopes, roads and recreational facilities of Olivers Mount are well maintained showing the amenity and recreational value of the area.
5.6
Distinctive planting surrounding the Mere with the wooded slopes of Olivers Mount in the background
View across the Mere showing houses to the east and the wooded slopes of Olivers Mount
5.3
The Mere is currently a low key community resource used for recreational purposes such as fishing and water ski-ing, as well as providing picnic facilities adjacent to the lake. The area is well serviced by the A64 and vehicular access is provided by a surfaced road around the lake. A number of dwellings, situated along the road, front onto the northern half of the lake to the east. Surrounding the lake a number of informal footpaths provide links to the adjacent woodlands which cover the slopes of Olivers Mount. The southern end of The Mere is formed by open, undulating grassland, bound by mature woodland to the east and south, and the railway line to the west. The northern boundary and the entrance to the Mere is formed by Queen Margarets Road and the adjacent undulating agricultural field, which forms the dramatic rise in landform towards the top of Olivers Mount.
Woodland footpaths and the steep winding road that forms the main access to Olivers Mount from the Mere
Playing fields and amenity grassland on the plateau of Olivers Mount
5.4
2008
2008
5.7
Agricultural land The landscape to the south of the site is formed by agricultural fields which gently slope down from Olivers Mount towards the settlement of Eastfield, to the south of the site. Mature hedgerows dissect the fields with a small number of informal pedestrian routes providing links between Olivers Mount, Eastfield and Osgodby.
5.10
The southern end of the valley continues through the settlement of Eastfield, with residential dwellings overlooking the valley on either side. The northern end of the valley provides a more naturalistic setting with rough grassland and young woodland planting. The formally managed landscape of Scarborough South Cliff golf club is located to the north and northwest of the valley with mature trees and hedgerows forming the boundary. A footpath and bridleway run between the valley and the agricultural fields to the west providing an important link between Eastfield and Olivers Mount.
Agricultural fields with mature hedgerows gradually slope towards the settlement of Eastfield
5.8
Steep slopes with mature woodland bound the north western edge of the area with the A64 directly adjacent to the south west. The Middle Deepdale valley forms the eastern boundary with open grassland sloping away from the agricultural fields and down towards the valley. The settlement of Eastfield lies on the southern boundary with residential dwellings and open grassland backing onto the area. High Eastfield Farm is located to the southern end of the site, near Musham Bank Road and Eastway. The farm buildings are situated in a prominent location at the top of a raised landform that slopes towards Eastfield, with mature trees providing a backdrop to the north along the farm access track. Middle Deepdale The open grass valley of Middle Deepdale forms the eastern boundary to the site and an important recreational link to the settlements of Eastfield and Osgodby. The undulating grassland of the valley runs between agricultural fields to the east and west, with the landform steeply sloping down towards the winding waterbody at the centre of the valley. The small waterbody that runs through the valley is bound by mature hedgerows and trees along the banks. Combined with the dramatic change in topography these provide a distinct character to the area. An informal footpath follows the line of the waterbody along the valley and provides a link to Knox Lane, on the outskirts of Scarborough.
View north along the public right of way linking Eastfield and Olivers Mount
View of the Weaponness conservation area along Deepdale Avenue
5.11
5.9
Local Landscape Character The landscape immediately surrounding the site is largely made up of residential settlements and agricultural land, with smaller areas of amenity open space and industrial and retail developments. The residential area of Weaponness bounds the north and northeast of the site, with large semidetached houses at the foot of Olivers Mount spanning towards Scarborough town centre and the A165 Filey Road. The grand houses of this area sit within a mature landscape that is designated as a conservation area. The landscape to the east stretches towards the dramatic coastline of the North Sea. The landscape character of the area is formed by an undulating landform consisting of agricultural fields, small settlements of post 1900 housing lining the A165 Filey Road, and South Cliff golf course. This continues towards the dramatic landform of South Cliff Gardens, Holbeck Gardens and Wheatcroft Cliff overlooking the North Sea. The landscape character to the west of the site largely consists of agricultural land with a cluster of industrial units, a Retail Park, the new park and ride site and a garden centre that line the A64 Seamer Road, directly along the northwest boundary of the site. The main line railway runs adjacent to the site at this location forming the western boundary to the site and creating a barrier between the developments along the A64 Seamer Road and the site. Beyond this is a corridor of greenspace that runs to the northwest bounding the edge of Scarborough and spanning to the North York Moors National Park to the west.
5.12
5.13
View from the settlement of Eastfield towards Middle Deepdale valley and the agricultural fields to the west
View to the north of Middle Deepdale valley from the public right of way to the west
2008
5.18
The underlying geology of the area consists of shallow Coal Measures; mudstone with beds of sandstone and seams of coal, forming a landscape characterized by low, gently rolling hills, escarpments and wide valleys. The extensive industrial activity of deep coal mining and open cast mining has also strongly influenced the shaping and character of this landscape, providing a strong cultural identity within the area.
View along the A64 Seamer Road adjacent to the new park and ride site
View of the railway and retail park from the Mere
5.14
The large outlying settlement of Eastfield, consisting of post 1950s semi-detached Council housing, flanks the southern perimeter of the site. This includes a valley of amenity greenspace that runs through the dwellings providing an important recreational link to the site and the Middle Deepdale valley. The settlement of Osgodby lies to the south east of the site, adjacent to the A165 Filey Road, and consists of post 1900s semi-detached housing. Beyond this to the south the landscape is characterised by rolling agricultural fields which continue to Cayton and Flixton Carrs and on as far as Hull.
View of Eastfield housing and amenity greenspace to the southern boundary of the site
View of the site from the settlement of Osgodby
5.15
Regional Landscape Character At a regional level, the Mere, Olivers Mount and the proposed community woodland/country park is located within the Countryside Agencys Character Area 25: North Yorkshire Moors and Cleveland Hills and Character Area 26: Vale of Pickering, as well as within English Natures Natural Area 17: North York Moors and Hills and Natural Area 18: Vale of Pickering. The landscape character is described as upland plateau dissected by a series of dales with steepsided river valleys in places. The scale of the landscape is generally large and expansive. The remaining fragments of pre-industrial river valley habitats are dominated by an industrial landscape and comprise of a patchwork of surviving ancient woodland, secondary woodlands, rivers, wetland valleys, neutral and acid grasslands and mixed agriculture. Relicts of the industrial heritage such as the canals and mill ponds also form significant features within the landscape and in some instances now provide wildlife habitats.
5.16 5.17
2008
6.0 6.1
SITE APPRAISAL As part of the process of developing an appraisal of the site and its wider environs, field surveys were undertaken by two Chartered Landscape Architects from TEP during October and December 2007 which included walking the site and surrounding greenspace, footpath and bridleway networks. A comprehensive photographic record was prepared to assist desktop analysis prior to the preparation of an Options Appraisal and the Masterplan. Desk based research also included the analysis of aerial photographs, the O.S. Explorer 301: Scarborough, Bridlington and Flamborough Head map; and Scarborough Borough Council records among others. The following paragraphs should be read in conjunction with Figure 6: Site Appraisal located at the end of this chapter. Gateways/Entrances The site has three vehicle gateways/entrances all located to the north and east at the Mere and Olivers Mount. The Mere forms the main gateway to the site at Queen Margarets Road, off the A64 Seamer Road. The entrance is low key with mature trees and filtered views into the Mere on the south of the road and an industrial estate to the north. The area is well maintained and has a naturalistic feel, but provides no real sense of arrival to the site. The remaining two vehicle entrances are found to the north and east of Olivers Mount on Deepdale Avenue and Olivers Mount Road. Access is through the Weaponness residential area, off the A165 Filey Road. Weaponness is a conservation area and both entrances are attractive but low key with little sense of arrival.
View of the unattractive pedestrian gateway at Deepdale Valley View of the low key pedestrian entrance at Musham Bank
6.2
6.3
Car Parking Car parking is provided in three locations to the north and west of the site. The first car park is located at the north of the Mere adjacent to the main site entrance. The car park is relatively low key with gravel surfacing and is suitable for its current level of use. The second car park is located to the west of the site at the southern end of the Mere, and is more formal in character with tarmac surfacing and timber barriers to the boundary. The car park is currently underused and appears to provide a storage area for gravel. Minor low key parking is also provided to the west of the Mere in the form of lay-bys adjacent to the road.
View of the main gateway to the site and the Mere at Queen Margarets Road
View of the low key vehicle gateway to the site and Olivers Mount at Deepdale Avenue
Gravel car park to the north of the Mere
6.4
The remaining gateways/entrances to the site are pedestrian only and located to the south of the site at Musham Bank and Deepdale. The entrance located at Deepdale forms part of the Middle Deepdale Valley and is an important recreational link from Eastfield. The entrance at this point is low key, unattractive and poorly managed with overgrown hedgerows and evidence of fly-tipping. The pedestrian gateway at Musham Bank is located on Musham Bank Road where vehicle access is private. The entrance is again low key but more formal in character due to the road and signage for the public right of way. Although access at this point is for pedestrians only the fact it is situated adjacent to the A64 access road and roundabout means the environment is uninviting.
Tarmac car park to the south of the Mere Informal lay-by parking to the west of the Mere
2008
2008
6.5
The remaining car parks within the site are located at the top of Olivers Mount to the north, near the war memorial. The car parks are located on the east and west of the mount and both are surfaced in gravel with picnic areas directly adjacent. The car park to the east, adjacent to the Olivers Mount restaurant, appears to be well used and is in reasonable condition, with a well maintained picnic area adjacent. However, the car park to the west is hidden by structure planting and is currently in poor condition with a number of large pot holes. Picnic tables within this car park have fallen into disrepair and the dense structure planting creates an uninviting atmosphere. In general the level of parking appears to be sufficient for the current low key use of the site. However, during match days the road surrounding the Olivers Mount sports pitches is used for parking which can be unsafe and cause conflict.
Example of the self binding gravel footpaths surrounding the Mere
View of the informal link between Musham Bank and the Mere
6.8
Eastern Olivers Mount car park and picnic area
View of the western Olivers Mount car park showing the poor quality surfacing and surrounding structure planting
Footpaths surrounding the Mere provide access to fishing pegs and picnic benches and include links north to Queen Margarets road and informal links south to Musham Bank. Although much of the route at Musham Bank is a dirt track through woodland it forms an important strategic route between Eastfield/Seamer and Scarborough. The route also provides stepped access up the wooded banks to the agricultural filelds, where a dirt track runs north to the top of Olivers Mount. Other than this links are limited due to the railway line to the west and the steep slopes of Olivers Mount to the east, meaning the only access to Olivers Mount is along Mere Lane.
6.6
A number of private car parks are located within the site, near Weaponness Farm, and these are used in association with the Olivers Mount Race Circuit during events. The car parks are well maintained and access is restricted by timber gates.
View of the steep unmanaged steps from Musham Bank to the agricultural fields Private tarmac car park at Weaponness Farm used in association with the Olivers Mount Race Circuit Private gravel car park on the banks of Olivers Mount, used in association with the Olivers Mount Race Circuit
View of the vehicular route along Mere Lane providing access from the Mere to Olivers Mount
6.9
6.7
Footpaths A number of footpaths run through the site providing access and links to each character area. The quality of footpaths throughout the site varies from formal surfaced paths to dirt tracks and desire lines. Good access and formal surfaced footpaths can be found surrounding the Mere and on the western slopes of Olivers Mount at Weaponness Lane. These are generally surfaced with self binding gravel and are in good condition. The only other formal pedestrian access routes are formed by the access roads that run around Olivers Mount, forming the race track.
Two footpaths to Olivers Mount are found at Weaponness Lane where self binding gravel steps and footbridges provide pedestrian friendly access up the steep slopes. These are used during race events and provide the only formal pedestrian access to Olivers Mount. A number of informal unmanaged routes are located to the north and eastern slopes of Olivers Mount, although these are difficult to find and dangerous to traverse. There are no pedestrian footpaths at the top of Olivers Mount meaning the access road surrounding the sports pitches forms the only route.
2008
Example of timber memorial bench at Olivers Mount View of the self binding gravel path and footbridge providing access up the banks of Olivers Mount View of the road providing the only pedestrian access around Olivers Mount
Example of timber bench at the Mere
Example of timber litter bin
6.12
6.10
Two public right of way bridleways cross the agricultural fields to the south creating important links between Eastfield and Scarborough. Both routes are informal dirt tracks with the first running along the edge of the Middle Deepdale Valley and agricultural fields. The route is narrow with steep slopes in some places meaning it can be difficult to traverse. The second route forms part of the High Eastfield Farm access road and runs across the agricultural fields from Musham Bank to Deepdale Avenue.
The formal landscape surrounding the war memorial provides a focal point for visitors due to the panoramic views available across Scarborough. At this location two interpretation panels can be found identifying the key landmarks of Scarborough. Other than this site furniture is sparse and signage limited to a few picnic areas.
Example of timber picnic bench at the Mere
Example of timber picnic area with signage at Olivers Mount
Steel interpretation panel at Olivers Mount
6.13
Play and Fitness Facilities Play and fitness facilities within the site are limited to one small timber assault course located to the southeast of the Mere, in the adjacent grassland. This is linked to an orienteering track surrounding the Mere and is in reasonable condition.
View south along the informal dirt track that forms the Deepdale Road bridleway
View north along the Musham Bank Road bridleway at the High Eastfield Farm access track
6.11
Site Furniture Site furniture is limited within the site and is only found surrounding the Mere and at the top of Olivers Mount, to the north. At these locations site furniture is consistent in character and generally timber with benches, litter bins, dog bins and picnic tables located at key points adjacent to the lake and around the war memorial.
View of the timber assault course adjacent to the Mere
2008
6.14
Focal Features and Artworks The main focal feature found within the site is the war memorial located at the top of Olivers Mount, overlooking Scarborough. This is a visually prominent feature of the site and can be seen from numerous points around the site and the town below. The landscape surrounding the memorial is formal in character and well maintained providing a key destination for site users. The TV transmitter located at the top of Olivers Mount, near the war memorial, also provides a visually prominent feature from around the site and this too can be seen from numerous points. No formal artworks or sculptures can be found within the site.
6.17
The mature woodland, semi-improved grasslands and scrub areas on the steep banks surrounding Olivers Mount contribute considerably to the character and wildlife value of the area. These are designated a Local Site of Importance for Nature Conservation (SINC) and provide valuable wildlife habitat. Management of the woodland varies with the area adjacent to Weaponness Farm well maintained due to the adjacent race track.
View of the mature woodland on the western slopes of Olivers Mount
View into the mature woodland near Musham Bank
6.18
View of the war memorial and surrounding formal landscape at the top of Olivers Mount
View of the visually prominent Olivers Mount TV Transmitter
The agricultural fields to the south of Olivers Mount include a number of mature hedgerows that dissect the area and provide good wildlife habitat. The open and expansive fields farmed by High Eastfield Farm provide access along the field boundaries and create a buffer between Eastfield and Olivers Mount. The Middle Deepdale valley varies in character with the southern end well managed forming an important recreational facility for the surrounding housing. The brook flows through the centre and is lined by mature hedgerows providing valuable wildlife habitat. This area is well used by local residents and forms an important green wedge to the expansive housing development. To the centre of the valley beyond the housing the character varies with rough grassland, scrub, and a mature hedgerow lining the brook on either side, again providing good wildlife habitat. The area forms a barrier to the rest of the site and is unmanaged with evidence of fly tipping at the boundary with Eastfield. The northern end of the valley is agricultural pasture that bounds the golf club. The brook and mature hedgerow continue along the northern edge creating a boundary with the golf club. Access to the central and northern parts of the valley is restricted by steep banks and post and wire fencing.
6.15 6.16
Landscape Amenity and Wildlife Value The landscape of the site contributes significantly towards the value of the area and connects with a number of sites and surrounding areas. The Mere forms the only waterbody within the site, is well managed and is designated an SINC. The waterbody support a significant bird and fish population and includes substantial wetland, marginal and reedbed vegetation providing valuable wildlife habitat and opportunities for environmental education. The surrounding mature trees and tree covered islands also provide a valuable wildlife refuge. In recent years a number of improvement works have been carried out to create a well used and managed resource for fishing, wildlife and informal recreation. Despite this the waterbody is in need of de-silting and provision of safety equipment around the waters edge.
6.19
View of the main waterbody showing the surrounding vegetation and fishing facilities
View of one of the waterbodies and its valuable surrounding habitat
View of the southern part of the Middle Deepdale Valley that runs through Eastfield
View north of the unmanaged part of the Middle Deepdale Valley
2008
6.20
Current Occupiers A number of sports clubs currently use the site with local and district football associations using the sports pitches and associated changing facilities at Olivers Mount. The water body at the Mere is used by Scarborough Mere Angling Club and Scarborough water-ski club. Local schools and community groups also use the Mere for educational purposes.
6.23
Full details of site occupants and known leases are identified in Appendix 1 Current Site Occupancy.
View of the water ski club pavilion at the Mere
View of the football club pavilion at Olivers Mount
6.21
The Auto 66 club currently run race events 6 days a year on the Olivers Mount race circuit and this provides a unique attraction to the area. Events vary in scale and can accommodate between 1,000 55,000 people. The club occupy a number of buildings and facilities on the site that are used in association with the race circuit and associated events. These include Weaponness Farm and associated buildings to the east of the Mere, and Olivers Mount Farm to the east of the site. These include changing facilities and numerous areas for parking. The club also utilise the sports pitches for additional parking on race days when access to Olivers Mount is restricted.
View of the Auto 66 race circuit facilities at Weaponness Farm
View of the Auto 66 facilities at Olivers Mount Farm
6.22
The Olivers Mount restaurant is located to the north of the site at the top of Olivers Mount. Opening times vary during the year with the restaurant open for longer hours during the summer months. A number of detached houses also overlook the Mere at the main entrance to the site on Mere Lane.
The Olivers Mount restaurant
Houses overlooking the Mere on Mere Lane
2008
Section B: Appraisal and feasibility assessment
7.0 7.1
VISUAL APPRAISAL The dramatic landform of Olivers Mount and the surrounding area gives rise to a varied landscape character affording a variety of filtered and long distance views. The following paragraphs should be read in conjunction with Figure 7: Visual Appraisal. Views into the Site The raised landform of Olivers Mount makes it a prominent feature to the surrounding landscape. Open long distance views towards the southern sloping agricultural fields of the site can be found along the A64 from up to 2km away. This and the dramatic topography of the site make it a prominent feature at the entrance to south Scarborough. Unobstructed long distance views into the site can also be found from the residential areas of Eastfield and Osgodby.
7.4
Views into the site from the east are restricted due to the residential buildings that line the A165 Filey Road and the raised landform of Knox Hill and Olivers Mount.
7.2
View northwest from Osgodby showing long distance view towards Knox Hill with Olivers Mount in the background
7.5
To the north of the site long distance views of the wooded slopes of Olivers Mount can be found from numerous locations within the town centre and the surrounding residential areas. At this point the war memorial and TV transmitter at the top of Olivers Mount form prominent focal features overlooking the town centre. Views within the Site Numerous long distance views are available from the raised agricultural fields to the south, due to the open character and sloping topography of the area. Views south are expansive overlooking the residential area of Eastfield and continuing down the valley towards Cayton.
7.6
Long distance view north from Eastfield, near the A64, showing the visual prominence of the site when approaching from the south
7.3
Views into the site from the west, along the A64 Seamer Road, are primarily of the raised wooded slopes of Olivers Mount and Musham Bank. Filtered views into the Mere can be found from certain locations along the A64, although the large retail park buildings form a prominent visual barrier, making the Mere go largely unnoticed to passers by. The railway line that bounds the west of the site provides good views into the site, with filtered views of the Mere and Musham Bank found at numerous locations.
View south from the agricultural fields showing long distance views across Eastfield and towards Cayton
View from the A64 Seamer Road showing the prominent wooded banks of Olivers Mount
View south along the railway line running between the Mere and the existing Retail Park
View north from the Eastfield section of the Deepdale Valley showing long distance views into the site
September 2008
10
September 2008
11
7.7
From the top of Olivers Mount and the agricultural fields views west are limited due to the mature woodland that covers the slopes forming a visual barrier. The opposite can be found along Weaponness Lane that overlooks the Mere. Here open panoramic views across the valley, towards Falsgrave and Edgehill, can be found at numerous locations. The only remaining views west can be found from the Mere and associated grassland to the south. Filtered views across the railway line towards the A64 Seamer Road can be found to the south of the Mere, with prominent long distance views west available from the open grassland to the south. The remaining views within the Mere are restricted to filtered internal views due to the mature trees that surround the waterbody.
Panoramic view north from the top of Olivers Mount showing the dramatic view across Scarborough town centre and the North Sea
Panoramic view northwest from Weaponness Lane towards Falsgrave
7.8
Views east from within the site are limited due to the raised landform of Knox Hill and the wooded banks of Olivers Mount. However, long distance views north and south along the Middle Deepdale Valley can be found from numerous locations due to the existing topography.
Panoramic view from the top of Olivers Mount showing the dramatic view northwest across Scarborough
Filtered view from the Mere across the railway into the adjacent Retail Park
View towards the A64 from the open grassland to the south of the Mere
7.9
Views north from within the site are limited to the top of Olivers Mount due to the wooded banks surrounding the mount. Here viewing points have been created near the war memorial, providing dramatic panoramic views north across Scarborough and the North Sea.
September 2008
12
8.0 8.1
INITIAL CONSULTATIONS Extensive consultation with key stakeholders and site occupiers was carried out as part of the site appraisal and collation of base line information to develop the masterplan concept options. Further consultation with potential commercial developers and local businesses was also undertaken by BE Group as part of their review of Commercial Development Opportunities as detailed in Chapter 11.0. A process of public consultation was then also undertaken with the wider community once the masterplan concept options had been developed in order to inform the final masterplan. This masterplanning consultation process is summarised in Chapter 15.0. The following paragraphs outline the principal issues highlighted by the initial consultation process in relation to the strengths, weaknesses, opportunities and constraints of the site. This involved consultation with interested parties at a strategic policy and local level. Full records of the consultation results are provided in Appendix 2 Initial Consultation Results Table. Stakeholders and interested parties Governmental bodies were consulted in relation to the development of the masterplan and feasibility study for the site. Natural England welcomed the positive approach undertaken by Scarborough in relation to the delivery of open spaces to meet present and future needs. In particular, Natural England supports the provision of new sites of natural and semi-natural open space, as well as safeguarding and enhancing existing areas to help develop a more integrated network of public open spaces, green wedges, habitat links and wildlife corridors, something that is directly addressed by the development of The Mere and Olivers Mount Feasibility Study and Masterplan. The importance of the unique urban location of the Mere and Olivers Mount was recognised by both the North York Moors National Park Authority and the Environment Agency. In relation to the North York Moors it was recognised that the naturalistic character of the site, located within an urban environment presented considerable potential to introduce people to the wider countryside, stimulating greater interest in the natural environment, and encouraging access into the National Park, in turn impacting upon healthy living agendas. The Environment Agency expressed the importance of ensuring that the Mere maximises its potential to facilitate junior angling, particularly in light of its close proximity to urban surroundings. The Environment Agency has existing involvement in the site as it has been providing support to the Mere Angling Club for a number of years. Site specific problems highlighted by the Environment Agency included siltation of the waterbody; lack of toilet facilities; conflicts of use (i.e. between anglers and waterskiing) and lack of waterside safety measures. The opportunities for improvement of the site as recommended by the Environment Agency related specifically to improving the facilities for angling and educational activities. In particular this included the recommendation of developing a community/education centre and establishing a purpose built pond dedicated to coaching for junior angling. Throughout the development of the masterplan and feasibility study, close liaison was carried out with key stakeholders such as Scarborough Borough Council officers and local Councillors through progress meetings and presentations. Throughout this process, consultees expressed aspirations to increase the recreational and amenity value of the site whilst also contributing to Scarboroughs wider Urban Renaissance Programme. In particular, there was a desire to: i. Create a high quality and visually striking green entry to Scarborough; ii. Use Scarboroughs natural landscape and built environment to develop sport and recreational facilities making connections between key opportunities for healthy lifestyles and promoting Scarborough as a top destination for health-giving activity to residents, investors and visitors; iii. Develop the public space framework to drive the regeneration of Scarborough; iv. Reduce the physical isolation and social exclusion experienced by those living in marginal circumstances, in particular the communities of Eastfield and Osgodby.
September 2008
8.7
Site Occupiers Although local clubs such as the Water-ski club and Football Leagues were generally satisfied with the range and condition of facilities present on site for their particular sport, the Angling Club recognised the need for storage facilities, a caf, toilets and education centre classroom. With regards to the Mere the waterside access, waterside infrastructure (paths, signage, seating) and water quality was considered to be poor and in need of urgent improvements. Problems experienced by the Football Leagues included the restrictions of access and use imposed by the camping, caravanning and motor cycle events which are held on the sports pitches during the summer months. Although these primarily take place out of season for the football leagues, the events give rise to a certain number of matches having to be cancelled a year. Another significant site constraint highlighted by the Football Leagues included the lack of any car parking for site users. Aspirations for the site varied between the different site users, with some expressing the suitability of passive/informal activities such as walks, trails, cycle routes, canoeing, model boating etc, while others expressed the opinion that the site could accommodate more intensive activities and developments such as tourist accommodation and extreme sports facilities. Auto 66 Club/Scarborough Racing Combine have significant aspirations for the development of the site to raise the profile of the site for motorised sport and mountain biking in particular. The club are therefore fully in support of enhancing the site for tourism and leisure with the focus on attracting visitors to the area.
8.8
8.2
8.9
8.3
8.10
8.4
8.5
8.6
13
9.0 9.1
POLICY REVIEW As part of the desk-top research assessing the strategic needs and opportunities for enhancement of the Mere and Olivers Mount, TEP have carried out a thorough review of Local, Regional and National Policies relating to greenspace provision. Local Policies The following paragraphs summarise the local policy framework relating to Scarboroughs greenspace provision. Scarborough Borough Council Parks & Greenspaces Strategy (2007-2011) The vision of the Parks and Green Spaces Strategy is: To achieve a network of parks and green spaces by 2020 that satisfies the needs of both residents and visitors, is sustainable and provides a context for future development within the Borough of Scarborough. The strategy recognises the significant contribution parks and greenspaces make towards leisure; recreation; education; health; heritage and the economy. In particular the strategy acknowledges that parks and green spaces are integral to the delivery of the Councils corporate vision to achieve the renaissance of the North Yorkshire Coast by 2020 and identifies the enhancement of public spaces and parks as a key requirement in achieving the Councils aim to create quality environments. Specific strategy aims relating to parks and greenspace include those to: Provide high quality and functional parks and green spaces, Ensure that a sufficient quantity and diverse range of parks and green spaces are available and accessible to all Preserve and enhance wildlife and biodiversity It is highlighted within the strategy that whilst the borough is surrounded by attractive countryside, this is not necessarily easily accessible to the elderly, parents with young children, disabled people or those without access to a car. The importance of parks and greenspaces providing a safe and easily accessible area away from traffic, for people of all ages to enjoy is particularly stressed. Scarborough Renaissance Charter The Scarborough Renaissance Charter makes specific reference to The Mere and Olivers Mount within the following key objectives of the Charter: i. To develop flagship projects that will play a key part in the renaissance of Scarborough's reputation at regional, national and European levels. Specific landmark projects suggested include: - The delivery of a Green Entry to Scarborough (improvements to the A64) - The development of Olivers Mount and Castle as illuminated icons and festival arenas. ii. To make a visible and radical impact on Scarboroughs urban space to profoundly alter its image, with specific recommendations to: - Improve the quality of the entrance to Scarborough - Create repeated striking floral displays on exposed locations to show off Scarboroughs garden design talents. iii. To reduce the physical isolation and social exclusion experienced by those living in marginal circumstances. This is of particular relevance to Olivers Mount which could serve to link the isolated areas of Eastfield to the town centre. iv. To use Scarborough's natural landscape and built environment to develop sport and recreational facilities and promote healthy lifestyles for all v. To develop Scarborough's portfolio of recreational facilities to increase opportunities for healthy lifestyles vi. To promote Scarborough as a top destination for health-giving activity to residents, investors and visitors alike. 9.11 9.8
9.2
9.3
Community Strategy for the Borough of Scarborough 2006-2009 The Community Strategy for Scarborough has objectives to create: i. sustainable communities where people want to live, with an improved quality of life (particularly disadvantaged communities). ii. prosperous communities with a diverse local economy and high quality opportunities for education and skill development. iii. safe and strong communities where there is a respect for each other and their environment and protection of cultural assets for future generations. iv. healthy and vibrant communities where there is good health, good housing and opportunities to participate in a range of activities. The strategy recognises the contribution that greenspaces can make in achieving these objectives and emphasises the importance of creating higher quality public spaces, developing outdoor leisure facilities and protecting the natural landscape for future generations. Scarborough Borough Council: The Councils Corporate Plan (2006-2011) The mission of the Corporate Plan is to enhance the quality of life for those living in, working in, or visiting the Borough and enhancing public spaces and parks is seen as one of the Councils top five priorities for the first five year period of the plan. The key aims of the strategy towards which greenspaces can contribute are the aims to: - Develop safer and stronger communities - Build prosperous communities - Create healthy and vibrant communities - Create quality environments. Economic Development Strategy for Scarborough Borough: Towards 2020: The Renaissance of the Yorkshire Coast. The importance of parks and open spaces are recognised in achieving four of the five Council key priorities set out in the Councils Corporate Plan. The strategy emphasizes the need to protect and to conserve a high quality environment (which is considered to be the boroughs biggest asset) in order to encourage investment. The arts, cultural, natural and built heritage of the area are also seen as important tools in promoting quality of life in the area. Scarborough Tourism Strategy (2005-2010) Important objectives of the Scarborough Tourism Strategy are to: - sustain and develop the local economy - develop tourism and improve opportunities for leisure - improve and sustain the environment The vision of the strategy is to develop sustainable year round tourism by marketing activity that reflects the main strengths of the Boroughs key destinations. The quality of the environment is recognised as being one of the key components of the visitors experience. Scarborough Borough Council Social Inclusion Strategy (2004-2010) The Social Inclusion Strategy focuses on the process of ensuring that people within the Borough are empowered to participate in society on equal terms. The strategy recognises the vital contribution that parks can make towards health and wellbeing, which in turn is considered important for individuals to play an active role in their local community. In particular, opportunities for communities to volunteer and take part in the maintenance of local parks are considered an important means of facilitating learning, social interaction, community regeneration and civic pride. Regional and National Policies Whilst the feasibility study and masterplan must be developed within the context of Scarboroughs local policies and Urban Renaissance Programme, it is also imperative that it maintains sight of both
September 2008
9.9
9.4
9.10
9.5
9.6
9.7
9.12
9.13
9.14
9.15
14
regional and national policy objectives. The following paragraphs summarise the regional policy context within which the masterplan and feasibility study must be structured. Policies are described under the broad governmental cross cutting agendas of Recreation, Health and Quality of Life; Biodiversity and Natural Resources; Climate Change; Culture Arts & Heritage; Economic Development; Tourism; Social Inclusion and Community Development and Education & Lifelong Learning. 9.16 Recreation, Health and Quality of Life At a regional level, Yorkshire Forwards Economic Strategy (2006-2015) emphasises the benefits that the London Olympics could bring to the region if suitable recreational facilities were developed in the area. The majority of regional strategies encourage a wider provision of sport, recreation facilities and open space, and focus on ensuring that these are accessible to all local communities and tourists alike. In particular, the Regional Spatial Strategy for Yorkshire and the Humber to 2016 (2004) specifies that opportunities for sport and recreation based businesses should be encouraged as part of sustainable land use. It also supports creation of multi-purpose woodlands and the management of existing woodlands to accommodate leisure and recreation opportunities such as cycling and riding. Regional strategies also recognise the significant role that greenspace has on improving health and quality of life. The promotion of physical activity and encouragement of walking and cycling solutions at a local level is seen as key to improving health and quality of living by numerous strategies2, whilst the Regional Forestry Strategy for Yorkshire & the Humber Region particularly focuses on the recreational opportunities provided by woodlands and the links between this and increased levels of physical activity. The importance of improving access and experience of nature and in particular, helping vulnerable, disadvantaged or excluded groups to gain access to nature and wild space is specifically highlighted within the Regional Spatial Strategy for Yorkshire and the Humber. At a national level, the emphasis is on the importance that high quality greenspaces can have on physical health3 and encourage an active and healthy lifestyle. The provision of recreation facilities and open space for informal recreation is also emphasised heavily through Planning Policy Statements 1 (Delivering Sustainable Development), 3 (Housing), 6 (Planning for Town Centres), 7 (Sustainable Development in Rural Areas) and 9 (Biodiversity and Geographical Conservation). Biodiversity and Natural Resources The protection and enhancement of biodiversity and the natural environment is emphasised by both regional and national policies. The Yorkshire & Humber Regional Sustainable Development Framework provides specific reference to enhancing wildlife in urban greenspaces, the creation of new broadleaved woodlands and increasing tree cover in the region. As part of this the strategy also recognises the importance of promoting, educating and raising awareness of the enjoyment and benefits of biodiversity and the natural environment. The sustainable use of natural resources through appropriate economic development such as specialist tourism is promoted by the Regional Spatial Strategy for Yorkshire and the Humber. Nationally, the Sustainable Communities Plan makes specific reference to the importance of the Community Forest model as a means of creating countryside on the doorstep of urban areas and protecting and enhancing the countryside. The Countryside In and Around Towns also places specific emphasis on the benefits of greenspaces around towns, in terms of strengthening biodiversity and absorbing atmospheric pollutants and particulates. High levels of protection are also afforded to wildlife habitats and natural resources through numerous Planning Policy Statements.
9.21
Climate Change National and regional policies contain broad guidelines concerning climate change. Those which relate particularly to parks and urban greenspace include strategies such as The Regional Forestry Strategy for Yorkshire and the Humber which promotes: - Increased use of wood as a source of renewable energy - Reduced net greenhouse gas emissions through increased tree and woodland planting for carbon sequestration - Increased recycling of wood and wood based products Culture Arts & Heritage Regional strategies contain a strong emphasis on protecting and enhancing the regions historic and cultural resources and in particular, supporting cultural themes such as local heritage, outdoor adventure, creative industries, events and festivals. It is recognised that there is a need to make the most of distinctive local environmental assets and identities. In relation to greenspace development, the Regional Spatial Strategy encourages the provision of new facilities, features or parks that can help to facilitate culturally led renaissance. Improved access to and awareness of the natural, cultural and historic environment in woodlands is recognised by the Regional Forestry Strategy as important in improving a sense of place and identity for individuals and communities. National strategies also recognise the significant contribution that open spaces make towards local distinctiveness in that landscapes, seascapes and wildlife are inseparable from our cultural sense of identity.4 Planning Policy Statements such as PPS1 and PPS7 also emphasise the importance of maintaining and enhancing the character and amenity value of the natural and historic environment. Economic Development Both regional and national strategies promote the development of a high quality environment as a means of encouraging investment in the area. Strategies recognise that the economic success of an area is underpinned by a well designed and maintained physical environment, which creates appropriate conditions for local businesses to thrive. At a regional level, specific objectives relating to economic development of the region include strengthening the link with London by capitalising on the 2012 Olympic Bid5 and the development of both traditional and innovative forest products in order to contribute to the economic prosperity of the region6. Tourism Yorkshire Forwards Regional Economic Strategy (2006-2015) highlights the importance of increasing visitor income rather than focusing on increasing visitor numbers. In particular it identifies the need to develop a unique tourism market, set apart from other UK locations. This theme is developed further by the Regional Spatial Strategy for Yorkshire and the Humber to 2016 (Dec 2004) and the Cultural Strategy for North Yorkshire County Council which promote utilising opportunities presented by the high landscape value of the area to develop specialist tourism sectors. The Cultural Strategy for North Yorkshire County Council also emphasises the need to increase the visitor base, extend the tourist season and attract high value international and business tourism. Regional strategies also support the creation of a sustainable tourism sector in the region which benefits local communities by helping to maintain local facilities and services as well as diversifying the local community. The importance of maintaining a balance between the needs of visitors and
9.22
9.17
9.23
9.24
9.18
9.25
9.19
9.26
9.20
9.27
Yorkshire Forwards Regional Economic Strategy (2006-2015), Yorkshire & Humber Regional Sustainable Development Framework, 3 Living Places: Cleaner, Safer, Greener, Sustainable Communities: People, Places & Prosperity, Securing the Future: The UK Sustainable Development Strategy, Countryside In and Around Towns
4 5 6
Securing the Future: The UK Sustainable Development Strategy. Yorkshire Forwards Regional Economic Strategy (2006-2015) Regional Forestry Strategy for Yorkshire and the Humber
September 2008
15
the needs of host communities whilst protecting environmental quality and tranquillity of the area is also stressed by these strategies. 9.28 Social Inclusion and Community Development The importance of working in partnership with local communities to deliver environmental benefits is recognised by numerous national strategies such as Living Places: Cleaner, Safer, Greener, Securing the Future: The UK Sustainable Development Strategy, Countryside In and Around Towns amongst others. Regionally, strategies such as Yorkshire Forwards Regional Economic Strategy recognises the importance of engaging communities to ensure investments in places, people and businesses are undertaken correctly and meet the needs of the local communities with regards to improving quality of life. In particular the Regional Spatial Strategy for Yorkshire and the Humber to 2016 encourages informed and active participation of local communities in the planning of their areas. Education and Lifelong Learning Regional and national policies emphasise the importance of the natural environment in relation to education7. The regional forestry strategy for Yorkshire and The Humber Region clearly makes a case for this, emphasising the educational opportunities offered by woodlands, and promoting increased use of the regions trees and woodlands as a resource and venue for education, interpretation, lifelong learning and skills training. This is reflected in a number of other regional strategies which stress the importance of increasing the educational value of the natural environment.8
9.29
7 8
Securing the Future: The UK Sustainable Development Strategy Regional Spatial Strategy for Yorkshire and the Humber to 2016
September 2008
16
10.0 10.1
REVIEW OF SCARBOROUGHS EXISTING AND EMERGING LEISURE FACILITIES Existing leisure facilities within the Scarborough area Strategic Leisure Limited (SLL) was appointed by Scarborough Borough Council (SBC) to identify shortfall of leisure and sports facilities in Scarborough9. The following paragraphs outline the main findings of the report. Scarborough Sports Centre The site, with its own free car park, consists of two halls (1 x 5 court), a large fitness suite, 3 squash courts, spinning studio, 5 grass and 4 tarmacadam tennis courts, 1 multipurpose court (floodlit), oasis bar, crche facilities and office space. The site currently accommodates a number of clubs e.g. Martial Arts, Squash, Athletics and Tennis although the latter are considering moving to an alternate venue in the near future. The site is used by club members, the general public and the University of Hull (Scarborough Campus) and Scarborough College due to its close proximity to both sites. Consultations undertaken by SLL identified the following issues: Scarborough Sports Centre is an ageing facility which requires modernisation and long term investment The facility has a poor design layout and encounters parking problems in the evenings The site has Disability Discrimination Act (DDA) issues and currently has problems with the roof Scarborough Indoor Pool Scarborough Indoor Pool is a 1970s built site situated in the North Bay. The facility consists of a 12.5 x 7.3 metre teaching pool and a 25 x 12.5 metre (6 lane) main pool, viewing gallery, fitness suite, solarium and vending machine cafeteria. The site is scheduled to be demolished in line with The Sands development although the facility will remain usable until a new site has opened. Three swimming clubs (two competitive clubs and one disabled club) currently utilise the site and their needs must therefore be accommodated into any new facility. The study undertaken by SLL identified that: the exterior of the facility is very tired and dated the facility is of poor design the interior requires cash injection to modernise and ensure it is fit for purpose there is no lift or inclusive fitness equipment disabled entrance is via side door and there are no marked disabled bays Pindar Leisure Centre (dual use) Pindar Leisure Centre (built in 1990s) is a dual use site linked to the George Pindar Community Sports College, located in Eastfield, approximately 4 miles from Scarborough town centre. The site consists of a main hall (6 courts), school gym, fitness suite (Inclusive Fitness Equipment), community room, astroturf and a skate park. The school expressed the desire to add an athletics track to the site although this may cut into available pitch provision. Potential was however identified to purchase additional adjacent land to mitigate this impact. The school also had plans to develop outdoor tennis courts which would complement the new indoor courts.
10.8
At the time of SLLs study, Pindar Leisure Centre was home to Scarborough Seahawks Basketball Club, Scarborough Hockey Club, Scarborough Pirates Rugby League Club, Pindar Volleyball Club, Scarborough Football Club School of excellence, Scarborough and District Badminton Association, Evening News Cricket Club, Scarborough Archery Club and the Empire Martial Arts Academy. It was identified that the fitness suite of the Pindar Leisure Centre requires modernisation due to dated audio visual equipment and a lack of air conditioning, both of which need to be enhanced to meet customer satisfaction.
10.9
10.2
Whitby Leisure Centre 10.10 Whitby Leisure Centre is a purpose built wet and dry side centre located on the West Cliff, approximately 0.5 mile from Whitby town centre. 10.11 This site is the flagship SBC facility which was built in the 1970s (wet provision) with additional dry facilities being added in 2003. The site consists of a main and learner pool, main hall (4 court), 40 station fitness suite, exercise studio, 2 outdoor tennis courts, multipurpose court (floodlit), common room (for parties, meetings etc), 2 fast tan sunbeds and a large reception area with seating and a range of vending machines. There is a large pay and display car park (customers are refunded). Work on a skate board park, adjacent to the site, commenced in September 2007. 10.12 SLLs study identified a need to improve the quality of the facilities available. School and college leisure facilities 10.13 There is a range of additional sport and leisure facilities on school and college sites. The primary purpose of the facilities are to service curriculum needs, however the schools/colleges also hire out the facilities to specific community groups in the evenings, weekends and during holiday periods. 10.14 The Sport England Active Places Power audit identified a number of smaller facilities operated by the private sector. There are however, currently no national chain operators within Scarborough i.e. Total Fitness, Fitness First, and David Lloyd etc. However, this is likely to only target higher income groups. 10.15 Table 1 below provides details of the voluntary leisure facilities in Scarborough. Table 1: Voluntary Leisure Facilities in Scarborough Name Facilities Scarborough Rugby Club 1 floodlit rugby pitch, 2 squash courts, clubhouse with changing and car parking, 1 rugby pitch on split site. Planning permission for a new sports ground has been granted, work to commence in due course Cricket pitch, spectating facilities and clubhouse Lease 2 tarmac courts at Scarborough Sports Centre and have access to additional courts when required 4 hard surface tennis courts (2 floodlit) 1 hard surface tennis court Lease 1 flat bowling green and clubhouse at Scarborough Sports Centre 1 crown bowling green and pavilion 1 crown flat bowling green and pavilion 1 crown bowling green and pavilion
10.3
10.4
10.5
10.6
Scarborough Cricket Club Scarborough Tennis Club Scalby Tennis Club Burniston and Cloughton Tennis Club South Cliff Bowling Club Eastfield Bowling Club Northcliff Bowling Club Borough Bowling Club
10.7
Scarborough Town and Surrounding Area: Analysis of the need for Sport and Active Recreation Facilities. Strategic Leisure Ltd. (June 2007)
September 2008
17
Cayton Bowling Club Scalby and Newby Bowling Club Ayton Bowling Club Scarborough Bowls Club Scarborough Athletics Club Ayton Sports Association Seamer Sports Association Cayton Playing Fields Association McCains Sports and Social Club Eastway Sports and Social Club Folkton and Flixton Playing Fields Association Scalby Football and Cricket Club Scarborough Boxing Club Westway Boxing Club Eastfield Boxing Club Scarborough Rowing Club Graham Table Tennis Centre Scarborough Yacht Club
1 flat bowling green and pavilion 2 flat bowling green and pavilion 1 flat bowling green and pavilion 8 rink green, social and viewing areas and 2 outdoor crown greens Hire school facilities for indoor training in winter and grass athletics tract in summer 1 senior football, I cricket pitch, 2 tarmac tennis courts and clubhouse with changing facilities 1 senior football, 1 cricket pitch, 1 flat green bowls rink, pavilion with changing areas 1 senior football and cricket pitch with pavilion 2 senior football pitch with clubhouse 3 senior football pitches with pavilion 1 senior football and cricket pitch with changing pavilion
Increase access to facilities on education sites This was highlighted by stakeholders and identified as being of particular importance when looking at rural schools and facilities. It was acknowledged however that dual use agreements require regular reviews. Improved Swimming Facilities Stakeholders felt that the current swimming pool is not satisfying existing demand. Three swimming clubs currently use Scarborough Indoor Pool in addition to casual swimming, school use and visitors etc. There is a need for a leisure pool and provision to cater for formal swimming. Boxing facilities The three existing clubs currently need improved facilities Increased provision to facilitate use of the natural environment A significant opportunity was identified to increase provision to facilitate use of the natural environment surfing, windsurfing, canoeing, walking, cycling etc Provision for disabled users There is currently very limited provision for disabled users which must be addressed (only key site is Whitby Leisure Centre).
1 senior football and cricket pitch, pavilion changing areas Hall Hall Hall 1 store area and clubhouse Sports Hall and changing areas Clubhouse and berths
Emerging leisure and recreation facilities within the Scarborough area10 Scarborough Harbour (Sandside) 10.17 The Harbour Project was the first piece of new public realm to be delivered in Scarborough through Yorkshire Forward's Renaissance programme and was to set a benchmark of quality for subsequent projects in the town. The 2.8 million project involved improvements to facilities and the environment surrounding the harbour (e.g. footpaths, seating, lighting, public art) and improvements to Scarboroughs inner harbour including creation of new permanent berths, additional space for visiting boats and deeper berthing for boats of up to 12metres in length. Scarborough Rugby Club 10.18 Proposals for the new ground include three/four senior pitches, three/four junior pitches, a stand, floodlights and a clubhouse which will include two gyms, training facilities and a sports hall which will be available for local community use. Scarborough Football Club 10.19 Scarborough Football Club, currently located at the McCain Stadium, are looking to re-locate to an alternative site in the future although there are no clear plans regarding appropriate sites or timescales. The Sands 10.20 The Sands is a 140 million plus project to develop a 50-acre site in the North Bay area of Scarborough. The developments were scheduled for completion in 2010; however it now appears that 2012 may prove to be a more realistic timescale. The following paragraphs outline the principal elements proposed within the area. Seafront & beachside 10.21 This is being constructed on the North Bay Promenade and will consist of: 136 beach chalets A new Beach Management Centre incorporating showers, toilets, a beach supervision facility, a first aid room and boat store. A refurbished Promenade Cafe
10.16 In summary, SLLs Analysis of the need for Sport and Active Recreation Facilities identified that the following could be accommodated in Scarborough: An athletics track (400m + jumping/throwing facilities) UK Athletics has highlighted Scarborough as a strategic priority area for an athletics facility however they are currently unable to support this financially. A purpose built gymnastics facility There is a large demand for this type of activity, which cannot currently be resourced in Scarborough. Rugby facilities planning permission has just been granted for a new development on the North Bay. Multi purpose sites It was felt that multi purpose sites should be developed, as opposed to single site provision A flagship tennis facility with indoor and outdoor provision An indoor tennis centre was due to open June 2007 although a need was still identified for indoor and outdoor courts located on one site.
10
Information sourced from the Scarborough Renaissance website (http://www.scarboroughsfuture.org.uk/)
September 2008
18
100 private luxury apartments within two buildings, including four penthouses. Apartments range from 1 to 3. The buildings are serviced with a private gymnasium, as well as restaurants, cafes, bars and shops.
Forest development 10.22 A development of 40 high quality Holiday Homes comprising 3 bedroom mews houses and 2 bedroom apartments. The holiday homes are set in landscaped grounds in a gated environment with perimeter car parking designed to offer a car free secure environment with childrens play facilities and woodlands walks. The holiday homes will be managed and maintained to 5-Star standards with owners entitled to 6 weeks free use per year. The Forest site will also include a 31 bedroom hotel to be relocated from the edge of The Sands project. The Valley (northstead valley) 10.23 The Northstead Valley provides a friendly multi activity area through the heart of the site leading to the Promenade and on toward the Sea Life Centre. Proposals for the Valley include: 13.1 The North Bay Miniature Railway Station which will be provided with a new Ticket Office and Shop and Platform improvements 13.2 Tea Rooms to replace a semi Italianate shelter opposite the Railway Station 13.3 Boating facilities on Northstead Manor Lake 13.4 A revamped amphitheatre covered seating and grass banking capable of accommodating 3,000 spectators 13.5 A new wharf/stage built over the lake between the island and the mainland Bayview 10.24 This area comprises a further 116 holiday residences from 1 to 4 bedrooms with views and encircling a village green which contain all weather tennis courts, sunken garden and childrens play areas. The site will be accessed by a private driveway and offer a secure, gated environment, managed and maintained again to 5-Star standards. The Sands (formerly atlantis) 10.25 This is the main commercial centerpiece of the overall scheme occupying a key main road frontage. This element will provide a keynote leisure destination that will include the following: A 6/8 screen multi-screen cinema A casino and entertainment centre A quality Hotel of over 120 bedrooms with business meeting facilities Bars, cafes, restaurants and local shopping Valleyview (existing swimming pool) 10.26 This is shown as a further 94 holiday apartments which are to be built on relocation of the existing swimming pool. It is likely to be the last phase to be developed given it must await the relocation of the existing swimming pool. Principal visitor attraction (pva) 10.27 For practical and management reasons the PVA has been located on the Burniston Barracks car parking site. This comprises over 100,000 sq ft of indoor facilities to include a state-of-the-art water park, sports and leisure activities capable of a throughput of 500,000 visitors a year. 10.28 This will offer a single point destination for all ages offering a multitude of activities together with health and wellbeing facilities in a dramatic attractive building and with its own car parking. Uses will include an 8-lane Swimming Pool to replace the Councils existing facility, plus teaching pool (with approximately 300 seated spectator area for galas) indoor sports, climbing walls, a spa - all under one roof and in use all year round.
Wood End Creative Workspace 10.29 This 4.8million project which is being funded principally by Scarborough Borough Council, Yorkshire Forward and the European Regional Development Fund will transform the former Wood End Museum into 35 hi-tech office units, a dedicated incubation unit, artists studios, gallery space and an environmentally controlled space in the basement that will house all the collections owned by the museum service. It will provide units, support and advice for the growing Cultural and Creative industries. Scarborough Business Park 10.30 This 9.625 million scheme will see the existing business park, just off the A64, double in size. The development will provide approximately 130 acres of serviced industrial development land for industrial units, starter units, office units, car showrooms, ancillary retail units and restaurant and hotel facilities. Proposals include: A 20,000 sq. ft hotel 9,325 sq. ft of restaurant space 11,000 sq ft of retail space 39,500 sq. ft of car showrooms 10.31 Work will include the upgrading of existing roads including the A64 roundabout, new on-site infrastructure plus the provision of a comprehensive landscape scheme and a green travel plan. Rotunda 10.32 The Rotunda Museum dating from 1829 is one of the oldest purpose built museums in Britain still fulfilling its original role. This 4.4 million renovation project is the first phase of a wider programme to revitalise the towns Museums & Gallery. 10.33 The Rotunda, which is a Grade II listed building, will reopen as the William Smith Museum of Geology in 2008. Spa Complex 10.34 This 3.75 million project is to refurbish the Spa Complex, located in Scarboroughs South Bay. The first phase refurbished the Grand Hall by installing new conference and entertainment facilities to assist in attracting new business into the venue and re-establish its importance in the events and conference arena. The second phase saw the installation of state of the art technical equipment in the Theatre, Ocean Room & Promenade Lounge. The final phase of the refurbishment will begin at the beginning of 2008, which will involve improvements to the main entrance. Futurist Theatre 10.35 Constructed as a cinema to the designs of Frank Tugwell and opened as a cinema on 27 June 1921, the Futurist was remodelled in 1958 as a theatre. In 1968 it was extended and redesigned again. It now seats 2,155 making it the 6th largest theatre outside London. The Futurist presents a Summer Season of live shows with (mainly) one night concerts during the rest of the year. When there are no live shows films are shown in the UK's largest remaining single screen cinema. 10.36 Following major consultation and input from the Scarborough Renaissance Town Team, consultants are working on economically feasible plans for the theatre's future. Existing and proposed leisure facilities within the Mere/Olivers Mount and immediately surrounding areas Auto 66 Club/Scarborough Racing Combine 10.37 Established since 1946, Auto 66 events are permitted 6 days of the year. The organisation has tenancy of Olivers Mount Farm, Weaponess Farm, Olivers Mount Road Racing and land on the
September 2008
19
north western slopes of Olivers Mount, as shown in Appendix 1 Current Site Occupancy. Racing events currently attract between 1,000 people (smaller events) and 55,000 (largest event). Currently, all the operations cost approximately 50k/year to run, which relies on membership and fund raising with no assistance or investment from public agencies. 10.38 The organisation are currently looking into a number of proposals in order to increase year round use of the site, and are currently in the process of applying for planning permission to extend event days to 14 days of the year. In particular, they have expressed an interest in hosting specialist caravan rallies and providing associated camping space. The club is also applying for an education centre/museum/conference facility, as well as looking to extend the driving course around the perimeter of the pitches on the top of Olivers Mount. Details of the locations of these proposals are provided below and shown on drawing D1503.012A, located in Appendix 1 Site Occupancy. Oliver's Mount Farm 10.39 Olivers Mount Farm is currently used in association with the racing circuit. An area of the farm land also currently accommodates a scrambling track for motorbikes. Auto 66 is interested in the possibility of replacing this with an advanced driving course, which would be open to driving schools and for other events. They are looking into the possibilities of developing a motocross course on this part of the site and have also expressed a desire to run caravan rallies. It is proposed that roads for advanced driving would be located around the existing football pitches on the top of Olivers Mount. The Farm is currently held on a nine year lease, which is valid until 2016. Oliver's Mount Road Racing Circuit 10.40 The road racing circuit was previously held on a 3yr lease but this has recently been renewed for ten years. Auto 66 have expressed the desire to install a heli-pad somewhere on site in order to meet the increasing demand at racing events. Weaponess Farm 10.41 The lease on Weaponess Farm includes the farm and associated farmland which accommodates a public address system, portable stage, toilets and showers, medical area as well as the track and parking facilities. This area is held on a 28yr lease (until 2025), which permits activities associated with the road racing circuit and the club house. 10.42 Auto 66 has expressed an interest in developing a managed mountain bike track at Weaponness Farm for bmx races and championships. It is expected that this could be very successful as it is now an Olympic sport. Auto 66 has an official sponsor visiting to look at proposals. 10.43 The club also has aspirations to develop a museum of memorabilia/educational resource centre with classrooms and a conference suite within Weaponess Farm (the latter is needed to financially support the venture). Waterski Club 10.44 The Waterski Club was established in 1960s, with near to 100 members. They have lease of the south eastern part of the Mere waterbody, let on a 28yr lease and due to expire in 2017. The Club run a ski school during the summer, which is a student exchange programme with Germany, organised by English Adventure and English Experience based in Scarborough. The main season is May to September. The Club currently meet weekly on Monday, Wednesday and Friday evenings, as well as Saturday and Sunday afternoons. The club have exclusive use of a clubhouse on site which has sufficient facilities with showers and toilets. They have no aspirations for expansion at this time. Scarborough Paragon Cycling Club 10.45 Scarborough Paragon Cycling Club began in the 1950s and now has approximately 50 regular members. They race once a week in the summer and hold leisure rides twice a week in the winter.
The club organises time trials, road racing, track racing, triathlons and biathlons and some mountain biking. They are interested in using Olivers Mount more, to make the sport more accessible to residents of Scarborough, in particular young people and families. Ideally, the club would like to use the racetrack and see new mountain bike tracks and a hire facility installed (as at Dalby Forest). At present, the club mainly uses Dalby Forest and country roads.
September 2008
20
11.0 11.1
REVIEW OF COMMERCIAL DEVELOPMENT OPPORTUNITIES This section explores the scope for the study area to accommodate commercial leisure activities. Consultations have been undertaken with national and regional developers to understand the study areas market attractiveness for such uses. The Council expressed in its brief that it does not want a large commercial-led scheme dominating the study area. However, it is felt that an element of commercial development is required to generate capital receipts to fund environmental/green improvements in the study area. Here, the alignment of developer proposals with the Councils vision for an environmental/community led masterplan are appraised. Housing, office and industrial opportunities were not explored as sufficient alternative developments are planned in Scarborough to absorb any future demand in these markets. The focus is therefore upon viable commercial leisure activities. Consultations are summarised below: Large leisure scheme operators Bourne Leisure Bourne Leisure is one of the largest UK leisure groups, responsible for developing and operating some of the largest attractions in the UK (including Haven). Bourne Leisure has previously been in contact with the Council and is interested in developing a multi-use leisure complex at Olivers Mount. It has drawn up preliminary proposals which cover most of the study area (approx 150ha) and include the following: tourist accommodation 250 lodges and hotel facilities 18-hole golf course and club house leisure development (private gym, swimming pool).
keen to retain a community focus and would be interested in bringing this forward as a stronger theme within the proposals. UK Sport Parks has experience of developing such schemes elsewhere in the UK, including Leeds and Grimsby but more recently Liverpool. It is keen to work closely on the site specification with the Council and would seek to incorporate existing occupiers such as Auto 66. 11.8 This proposal, in BE Groups view, would appear to offer flexibility in terms of end uses. The Council could be a key partner in steering the development. Again, the most convenient arrangement would be for the Council to grant a 125 year long leasehold to UK Sports. The benefits to the Council would be retention of freehold interest and the ability to control site's uses and achieve a capital pay-out equal to, or just below the site's market value. Alternatively, UK Sport Parks would consider a joint venture with the Council. Instead of a capital payout, this could provide a revenue stream (equity share) to fund the future maintenance of green/environmental improvements. UK Sport Parks have offered to manage other non-commercial uses in the study area, including community woodland and allotments for example. Apollo Resorts & Leisure Ltd Apollo is interested in a casino/cinema/leisure complex at the Mere. In its view, associated retail, food and drink outlets would create enough footfall to make such a scheme viable in this location. The concept would enhance the waterfront whilst creating a unique attraction sympathetic to its environmental setting. The developer would not seek freehold of the land but a joint venture with the Council. The site could be an important gateway to the community woodland/country park aspirations for Olivers Mount.
11.2
11.3
11.4
11.9
11.5
Bourne Leisure proposes to retain the Mere and Olivers Mount as open greenspace and enhance its role as an important site for nature conservation. The golf course and tourist accommodation proposals are located on the agricultural fields to the south (which includes and area of archaeological interest), but would take up a large part of the existing golf course. Much of the remaining study area is put forward for potential housing development, which would be additional to the current Middle Deepdale plans. The proposals take account of the existing by-pass plans and retain a strip of open space between existing housing and the proposed developments. Bourne Leisure has included housing and open space on land which is currently South Cliff Golf Course (to the east of Filey Road). In BE Groups view, in order to satisfy the Councils requirements for a community/environmental led masterplan, the scheme as a whole is a) too commercially driven and b) undermines the aspirations of the public and some existing users of the study area. It does however illustrate the study areas potential from a commercial perspective. Bourne Leisure would seek to deliver the scheme in partnership with the Council and interested parties. This would most likely take place as a joint venture. As such there would be no capital pay-out to the Council for use of its land, but rather the Council would take an equity share in the development, and benefit from a share of the schemes future revenue. UK Sport Parks Similarly, UK Sport Parks is interested in developing a large part of the study area for extreme sports and leisure activities. The content is negotiable but could include various components, to be agreed following a more detailed discussion with the Council. However, initial thoughts include a 9-hole golf course, five-a-side soccer pitches, swimming pool, private gym, climbing walls, angling, sports clinic, ice skating, community theatre and open space. It would seek to manage the scheme itself but invite nationally-recognised brands to operate facilities through leasehold arrangements. It is
Small leisure operators 11.10 The FOCUS database records site requirements from national leisure operators. A search for Scarborough identified very little interest other than a requirement from a nightclub and a hotel operator. Regardless, leisure operators (national brands) were consulted as to their potential interest in Scarborough, and their view of the leisure market. In summary: Table 2: Small Leisure Operator Interest Company Activity Comment Name Total Fitness Private Gyms No interest in Scarborough, felt to be no market opportunities Fitness First Private Gyms No interest in Scarborough, venture not thought to be viable Bannatyne Sports/Health Will consider, but unlikely to be interested as focus on cities Leisure with large catchments David Lloyd Sports/Tennis No interest in Scarborough, venture not thought to be viable Leisure Second Sports/Tennis No interest in Scarborough, venture not thought to be viable Generation Gold Soccer Football Will consider, but unlikely to be interested Centres Power League Football No interest in Scarborough, venture not thought to be viable 11.11 Consultations confirmed that there is little interest in opportunities in Scarborough from national leisure/sports operators themselves. This is because either a) it is out of their area of search b) the local demographics do not match their target groups c) the catchment population is not large enough to make a scheme viable or, d) the market is already catered for by existing facilities. However, despite these comments, a key factor is that these operators do not usually seek freehold sites to build their own facilities. More often than not, they lease or buy constructed and prepared sites built to a market standard specification by an agent or speculative developer (such as UK Sports or
11.6
11.7
September 2008
21
Bourne Leisure). However, the fact that most thought the market in Scarborough to be too small to support their venture is a concern. Accommodation providers 11.12 Discussions were held with eight tourist/business accommodation developers to identify market interest in the study area. Enough interest was shown in principle to merit this as a viable commercial venture in the study area, if sites are prepared prior to market delivery. However, in speculative circumstances, developers are not always forthcoming with detailed plans in order to retain confidentiality. Specification of tourist accommodation would need to be sympathetic to environmental/green setting of study area and not too intensive in nature. Of the right design, lodges would be in keeping with the vision sought at Olivers Mount and the Mere. Sale of land for tourist accommodation would fund environmental improvements and creation of country park. Coastline Leisure 11.13 Coastline Leisure, a local developer of tourist accommodation, has expressed interested in developing luxury lodges or caravans in the study area. It would require approximately 20 acres (freehold or long leasehold) to accommodate 130 lodges but this would depend on the specification which is negotiable. It owns part of South Cliff Caravan Park and understands the local leisure market very well. Northern Trust/Classic Lodges 11.14 Despite initial interest, no further details have been received from Classic Lodges developers of lodges and 4 to 5 star hotels. The developer may come forward again, should a specific brief be issued. REM Productions 11.15 Again, despite initial interest in developing luxury lodges, no further details have been received from REM Productions. REM Productions have stated that for speculative market research requirements, they are not willing to disclose details of their aspirations for the study area but would be interested once a formal development brief is issued. Hoseasons 11.16 Hoseasons expressed initial interest in managing and marketing luxury lodges in the study area. Plans were sent to three of their developers. However, no further information has been received. Accor Ibis and Etap Hoteliers 11.17 No interest in hotel development in Scarborough. Holiday Inn 11.18 No interest in hotel development in Scarborough. Travel Lodge 11.19 No interest in hotel development in Scarborough. Premier Inn 11.20 Has a requirement for 1.5 to 1.75 acres for a 50/60 bed 3 star hotel with Brewers Fayre. This would need a prominent site on Seamer Road. 11.21 Most hotel developers are more likely to express interest in a specific site, rather than identify a general requirement for Scarborough. A prepared site, which is ready for development is more likely to receive enquiries. This is particularly so for high quality (four to five star hotels) who look for high quality sites, as and when they come onto the market. Therefore, although only one hotel group expressed a definite interest in Scarborough, the market is very much supply-led and if a suitable site becomes available, more interest could come forward.
11.22 What was clear from discussions with hotel developers is that standard quality (three star) hotels would seek a prominent site, prefably on Seamer Road adjacent to the new Park n Ride facility. High quality (four to five star) hotels are more likely to value environmental setting with good access, but not necessarily direct road frontage. 11.23 There are numerous high quality hotel operators, based in the centre of Scarborough. Key national hotel brands, even of standard quality are underrepresented in the town and its outskirts. Equestrianism 11.24 At the Councils request, the feasibility of equestrian facilities has been explored. Discussions with two local centres (Irton Riding School and Snainton Riding Centre) indicate that participation in the sport is declining in the Scarborough area. There are only three centres locally and each paint a picture of decreasing demand. The other centre, Big View Farm has recently stopped riding lessons due to low demand and now only provides livery facilities. 11.25 Both the British Equestrian Federation and British Horse Society indicated that the Scarborough area features low on the national equestrianism agenda. As such, with low strategic interest in the sport and low participation levels, an equestrian centre at Olivers Mount does not appear to be feasible. However, some hold the view that the equestrian market is supply led and that a high-quality centre if developed, could attract its own market. However, this would be privately run and likely to be outside of the spending power of local residents. Conversations with North Yorkshire Sports, Sports England and the Councils Sports Development Officer also indicate little strategic attention towards the sport in the Scarborough area. Snaiton Riding Centre 11.26 The Centre does not currently operate at full capacity and the number of new learners is decreasing. Participation is generally low in the area. The Centre used to be a school for professional student riders only but has since had to diversify. It now does hacking out (1-2hr treks), private lessons up to competition level and also group lessons. It has had to change in facilities constantly according to demand in order to remain viable. Finding the right staff is difficult as it is difficult to find people with the right skills. Both BEF and BHS are felt to have a very low profile in area. The Centre is not aware of any equestrian related funding or initiatives. Irton Riding School 11.27 The Centre is performing adequately, but could be performing better. The Centre has seven acres and 12 stables. It provides riding lessons and has an indoor school. It occasionally runs local events. Some local farmers are diversifying into trekking which has affected the Centres viability. Farms are more competitive and cheaper. In the area as a whole there is little demand for equestrian sports. A new equestrian school would struggle to operate, particularly with rising horse feed prices. A local trekking centre recently closed in September 2007 due to lack of demand. Summary 11.28 Three large national developers are interested in developing the study area for commercial leisure/extreme sports uses. However, both proposals cover a large part of the study area. Such a scheme would be viable, but would need to account for existing users of the study area, and consider their inclusion in any proposals. Also, to be able to meet the Councils aspirations for the study area (i.e. a community/environmental led masterplan), such proposals would need to be scaled down and each component discussed in closer detail as to their fit to the vision. 11.29 At present, there is little interest in the study area from smaller leisure and hotel operators, largely because without having a specific site in mind, they are unlikely to consider a proposal seriously. More often than not, they lease or buy constructed and prepared sites built to a market standard specification by an agent or speculative developer (such as UK Sports or Bourne Leisure). Similarly, in speculative circumstances, developers are not always forthcoming with detailed plans for
September 2008
22
confidentiality reasons. This is not to say that such uses are not viable, but that an indication of market confidence is more likely to come from site facilitators such as the two aforementioned developers, rather than individual operators. 11.30 Equestrian-related facilities are less likely to be viable, based on an assessment of current take-up and demand for the sport. An equestrian facility at Olivers Mount is also likely to undermine existing operators in the area and out price its local target market.
September 2008
23
12.0 12.1
FUNDING OPPORTUNITIES A number of funding opportunities have been researched and explored for potential built development and the natural environment, sports and the arts. The following paragraphs outline the funding opportunities available for the development of the site. There is little potential for the study area to benefit from European funding as much of the monies available from European Regional Development Fund (ERDF), Yorkshire Forward and the Council are being channelled into the Scarborough Renaissance programme. This is also levering funding from Heritage Lottery funding and private investors. Key projects within the programme include refurbishment of the towns Grade II listed spa exhibition and entertainment complex, building of a creative industries centre, the recent redevelopment of the Rotunda Museum and expansion of Scarborough Business Park. Discussions with Scarborough Borough Council Regeneration Services has highlighted that potential funding for the Mere, Olivers Mount and proposed community woodland is most likely to come from Sport England, Lottery funds or via the new Groundwork trust (other than funds from land released for commercial development). Funding Opportunities for the Natural Environment, Sport and the Arts A number of funding opportunities are available for the enhancement and development of the natural environment, both for wildlife and conservation value and public benefit; for actively getting more people involved in sport; and for the development of the arts and the arts sector. It is felt that these are the most relevant areas in relation to the development of the landscape masterplan, and extensive research has been carried out into potential funding opportunities in these areas. The funding opportunities that are deemed appropriate to the site and the nature of the study are outlined in the following paragraphs. Forestry Commission English Woodland Grant Scheme The English Woodland Grant Scheme (EWGS) is the Forestry Commissions suite of grants designed to develop the co-ordinated delivery of public benefits from Englands woodlands. EWGS is supported via the Rural Development Programme for England. The aims of the EWGS are to: Sustain and increase the public benefits given by existing woodlands and Help create new woodlands to deliver additional public benefit Woodland Creation Grant (WCG) A number of grants are available under the EWGS. The most relevant grant for the development of the community woodland aspect of the site would be the Woodland Creation Grant (WCG). This supports the establishment of new woodlands that meet national and regional priorities. The grant is available on a competitive and regional basis, using scoring systems that select applications based on best fit with the public benefit priorities. Aim The aim of this grant is to generate the greatest benefits by creating woodlands: Near to where people live, particularly within the urban fringe. For access, recreation and sport. Appropriately designed for wildlife, particularly where they can act as protective buffers and link important woodland habitats and other associated natural areas. Designed to enhance the landscape. To restore former industrial land.
12.9
12.2
The Woodland Creation Grant has three elements that can be applied for depending on the eligibility of the site and the applicant. Woodland Creation Grant (WCG) Contributes to the costs of establishing new woodlands that deliver benefits to the public. Additional Contributions (AC) Extra contribution towards the costs of creating new woodland in certain situations such as location, and woodland uses (e.g. as public access). Farm Woodland Payments (FWP) Compensation for agricultural income lost when creating new woodland on agricultural land.
12.3
12.4
12.10 The Grant provides 1,800 per hectare for native broadleaf woodland and 1,200 per hectare for conifer woodland. Additional Contributions are available that pay 500 per hectare for woodlands that are either created near people, provide access or are within Ancient Woodland Priority Areas; and 500 per hectare for woodlands created through public consultation and in partnership with community groups. Additionally Farm Woodland Payments are also available for creating woodland on agricultural land. These payments are between 60 and 300 per hectare per year for up to 15 years, depending on the land type being planted and type of woodland being created. This is aimed at farmers who loose agricultural land to woodland and does not include land owners who lease land to farmers. Non-farmers are limited to the equivalent of 150 euros/hectare/year irrespective of land or woodland type. 12.11 A scoring system is in place for Woodland Creation Grant applications. The highest ranked applications are considered for grant support. Each region has its own scoring form which should be used for applications within that region. Any woodland created through the grant is required to provide public access to the woodland for 30 years. Woodland Management Grant (WMG) 12.12 In order to manage the woodland once complete a Woodland Management Grant is available from the Forestry Commission to contribute to annual management. This aims to encourage low key, sustainable woodland practice. It is designed to protect the delivery of existing benefits to the public and improve the capacity of the woodland to increase these. The objectives of WMG are to: contribute to the additional costs of providing public penefits that arise from meeting the UK Forestry Standard for sustainable woodland management protect, increase and maintain the area of woodland under sustainable management and identify and address threats to woodland, prevent decline and increase the capacity for sustainable management.
12.5
12.6
12.7
12.13 Woodland Management Grants can be applied for on implementation of the woodland and consist of annual payments of 30 per hectare. 12.14 For further information on the English Woodland Grant Scheme and the Woodland Management Grant Scheme visit the Forestry Commission website at www.forestry.gov.uk/ewgs or contact Woodland Officer Mick Hoban on 01904 448 778 at the York office. Alternatively contact Woodland Officer Sam Cooper on the same number. Natural England Access to Nature Programme 12.15 The Access to Nature programme is run by Natural England with 25 million funding from the Big Lottery Fund Changing Spaces programme. The programme aims to encourage people from all backgrounds to understand, access and enjoy the natural environment. It focuses on three broad themes: community awareness and active participation education, learning and volunteering welcoming, well managed and wildlife rich places.
12.8
September 2008
24
12.16 Access to Nature funds projects in urban, rural and coastal communities across England. The priority is to fund projects that make a lasting change in areas of high social, economic and/or environmental deprivation. Access to Nature encourages people to enjoy the outdoors, particularly those who face social exclusion or those that currently have little or no contact with the natural environment. 12.17 By 2014 the programme aims for 1.7 million people - in urban, rural and coastal communities across England - to have benefited from the grant programme through improved opportunities to experience and enjoy the natural environment and through more opportunities to gain new skills. Funding 12.18 The programme awards grants of between 50,000 and 500,000 for capital and revenue projects lasting up to five years, which deliver one or more of the schemes main outcomes. The programme will also make a number of larger grants of over 500,000 for projects which have a national significance or impact. Match funding is required for the cost of a project with contributions varying from up to 70% - 90% depending on the total cost of the project. All projects must be finished by September 2013. Aims 12.19 The programme includes a number of outcomes with associated targets that the programme is aiming to deliver. All projects must meet outcome 5, and at least one other outcome to be eligible for funding. Outcome 1 - A greater diversity and number of people having improved opportunities to experience the natural environment Outcome 2 - More people having opportuinities for learning about the natural environment and gaining new skills Outcome 3 - More people able to enjoy the natural environment through investment in access to natural places and networks between sites Outcome 4 - Richer, more sustainably managed, natural places meeting the needs of communities Outcome 5 - An increase in communities sense of ownership of local natural places, by establishing strong partnerships between communities, voluntary organisations, local authorities and others.
12.22 The Community Investment Fund is the National Lottery funding available from the nine regions of Sport England. Sport England Yorkshire has been allocated 18,000,000, from the Sport England Community Investment Fund, to distribute over the period 2006-9. 12.23 Sport Englands mission is to increase participation in sport and active recreation by 1% every year to 2020. The aim is to support projects and organisations who share a commitment to increase the number of people regularly playing sport and undertaking active recreation. Sport England invests the Community Investment Fund into projects which work in partnership with local organisations to promote participation in sport and active recreation. 12.24 Sport England is committed to investing through the Delivery System for Sport. This represents a consistent framework for how sport is organised. County Sport Partnerships play a key role in coordinating investment opportunities across the region. Meanwhile at a local level, Community Sport Networks are currently developing their investment action plans to help achieve increases in participation. 12.25 The Scarborough Community Sport Network currently has 350,000 to invest until 2011 and supports proposals that are in keeping with the Scarborough Borough Council Leisure Strategy. Match funding is generally required for 2/3 of the project budget with 1/3 funded by Sport England. 12.26 The Community Investment Fund provides the potential to partially fund sport and active recreation within the masterplan proposals for the site. Any proposals relating to this will need to fit within the Scarborough Community Sport Network action plan and the Scarborough Borough Council Leisure Strategy in order to meet the requirements of the Community Sports. However, it should be noted that the limited funds available over the next three years and the build up to the Olympics in 2012 may restrict potential funding for the site. 12.27 For further information on the Community Investment Fund visit the Sport England website at www.sportengland.org or contact the Scarborough Community Sport Network secretary Andrew Williams on 01723 383 610. Arts Council England Grants for the Arts 12.28 Grants for the arts are for individuals, arts organisations and other people who use the arts in their work. They are for activities carried out over a set period and which engage people in England in arts activities, and help artists and arts organisations in England carry out their work. Grants for the Arts is funded by the National Lottery and is used to help the Arts Council England achieve their aims. These are: Help more people to take part in the arts Provide creative opportunities for children and young people Help the development of artists, arts organisations and the creative economy Involve the arts and artists in creating vibrant communities Allow artists from this country to work internationally, international artists to work in England, and artists from here and abroad to work with each other Create opportunities to promote and celebrate diversity Improve the performance and productivity of arts organisations and the arts sector
Regional Targeting Plans 12.20 The Access to Nature programme includes Regional Targeting Plans that identify priorities for each location based on the 10% most deprived urban and rural wards identified through the Index of Multiple Deprivation. This identifies the settlement of Eastfield as being within the Urban-Worst 510% Regional Class within the Yorkshire and Humber Region, making it a priority location. 12.21 For further information on the Access to Nature programme visit the Natural England website at www.naturalengland.org.uk/leisure/grants-funding or contact the Access to Nature Regional Advisers Susan Booth or Phil Robinson at the Leeds office. They can be contacted at susan.booth@naturalengland.org.uk, telephone 0113 230 3970 and Philip.j.robinson@naturalengland.org.uk, telephone 0113 230 3973.
12.29 Grants sizes vary from 200 to 100,000 with an average of 18,000 awarded. It is envisaged that this grant could provide the opportunity to fund elements within the masterplan proposals relating to arts and engaging the local community in the arts. Sport England Community Investment Fund 12.30 For further information on the Grants for Arts scheme visit the Arts Council England website at www.artscouncil.org.uk/funding or contact the enquiries team on 0845 300 6200.
September 2008
25
Groundwork Yorkshire and the Humber 12.31 Groundwork supports communities in need, working with partners to help improve the quality of peoples lives, their prospects and potential and the places where they live, work and play. 12.32 Each Groundwork Trust is a partnership of the public, private and voluntary sectors with its own board of trustees. Since the establishment of the first Trust in Yorkshire & The Humber, Groundwork has delivered thousands of projects in neighbourhoods that are blighted by high unemployment, high crime levels, poor public health, run-down housing and public spaces, neglected waste ground and struggling businesses. These projects aim to improve things in three ways : For People : creating opportunities for people to learn new skills and take local action For Places : creating better, safer and healthier neighbourhoods For Prosperity : helping businesses and individuals fulfill their potential
12.33 Groundwork's purpose is to "Build sustainable communities through joint environmental action". This is achieved by getting residents, businesses and other local organisations involved in practical projects that improve the quality of life, bring about regeneration and lay the foundations for sustainable development. Groundwork believes a 'sustainable community' is one that is vibrant, healthy and safe, which respects the local and global environment and where individuals and enterprise prosper. 12.34 Groundwork has recently received agreement from the Charities Commission to establish a Groundwork in Scarborough, with Scarborough Borough Council agreeing to be company members. In addition Groundwork has already established a construction skills and employment partnership in Scarborough called North Yorkshire Community Build. Based on this it is felt that Groundwork would be able to assist in progressing the masterplan and sourcing potential funding with the proposals providing ideal training opportunities. 12.35 The following provides a summary of how Groundwork may be able to assist the development of the final masterplan proposals through: Community engagement Volunteer involvement and development Youth activities and engagement Environmental education and awareness raising Heritage education and awareness raising Creation and interpretation of routeways for healthy walks, cycling etc Landscape design and contract management Landscape contracting and management via a social enterprise Training, skills and employment initiatives linked to landscaping and construction Establishment and running of social enterprises to manage the site and activities on it Grant sourcing and management Project management
12.36 In order to progress the masterplan it is proposed that further consultation is required with Groundwork Scarborough. For further information visit the Groundwork website at www.groundwork-yorksandthehumber.org.uk or contact Ken Taylor, Executive Director Groundwork Wakefield, on 01924 307 222 or email K_Taylor@groundwork.org.uk.
September 2008
26
13.0 SUMMARY OF NEED AND OPPORTUNITY

13.1 The previous section of the study has identified the development opportunities and needs of the site through a detailed site appraisal and feasibility study comprising the following: 13.2 Landscape Character Assessment Site Appraisal Initial Consultations Policy Review Review of Scarboroughs existing and emerging leisure facilities Review of commercial development opportunities Funding opportunities
In order to collate the results of these findings the following table summarises the development opportunities identified, their suitability for the site, the market available and if operator interest has been identified. Based on this, three levels of intervention have been developed in order to determine the suitability and compatibility of each opportunity. The levels of intervention developed are: 1. Low Intervention (focused towards informal community use of the natural environment) 2. Medium Intervention (focused towards informal community use of the natural environment with an element of soft end commercial use) 3. High Intervention (focused towards more intensive commercial use through the development of active pursuits and outdoor sports facilities)
Table 3: Summary of Need and Opportunity DEVELOPMENT OPPORTUNITY RECREATION FACILITIES SUITABLE FOR THE SITE MARKET OPERATOR INTEREST CONFIRMED? Comments NOTES LEVEL OF INTERVENTION
Yes/ Possible/ No INFORMAL RECREATION FACILITIES Kite flying & model aircraft Yes flying, orienteering, fitness trails, adventure woodland walks, environmental art/sculpture trails Assault courses, adventure play facilities, bouldering areas Hill top gardens Yes Yes
Advantages/Disadvantages
Identified/ Possible/ None Yes
Low
Med
Hi
Community gardens/allotments
Yes
Kite flying & model aircraft flying could take place on sports pitches when not in use. Informal activities are suited to the nature of the site and encourage use of the natural environment. Unobtrusive activities which are suited to the nature of the site and encourage use of the natural environment. Would make good use of currently inaccessible hilltop (occupied by sports fields), facilitating open access to appreciate this important viewpoint over Scarborough. Links with Scarborough Renaissance Cliff top Blooming Belvederes- striking floral features on cliff top locations & local strategic objectives to promote Scarboroughs Park & Garden network. Local strategies focus on the need to improve healthy living. Provides valuable educational facility Unobtrusive activities which are suited to the nature of the site and encourage
The site is currently used for model aircraft flying
Yes Possible
SBC have expressed concern about relocating any of the sports pitches.
Further consultation required as this is considered to be a missed opportunity for increasing the recreational and social benefits of the site.
Possible
Could be run in conjunction with local schools, community groups or special needs groups.
Yes
Such facilities have previously been developed in conjunction local schools, community groups or special needs groups with as part of wider site developments.
September 2008
27
DEVELOPMENT OPPORTUNITY RECREATION FACILITIES
SUITABLE FOR THE SITE
MARKET
OPERATOR INTEREST CONFIRMED? Comments
NOTES
LEVEL OF INTERVENTION
Yes/ Possible/ No Yes
Identified/ Possible/ None Possible
Low
Med
Hi
Community Farm/Farm Park
use of the natural environment. Compliments local strategy focus on the need to improve healthy living. Provides valuable educational facility within close proximity to the town centre. Located within close proximity to a number of schools. Suited to the nature of the site and encourages use of the natural environment. Unobtrusive activities which are suited to the nature of the site and encourage use of the natural environment. If located adjacent to South Cliff Golf Course, this would help to manage and make use of an otherwise difficult area of land Although suited to the site, South Cliff Golf Course do not have the financial resources do develop this facility On Kebbell Homes land in study area across from Hole no. 15 at South Cliffs Golf Course. Support in principle from landowner. Such activities would increase family use of the Mere and could be managed in specific areas to minimise wildlife impact. An associated built facility would be required for storage, changing facilities and education facilities. Limited space available with appropriate vehicular access. Although currently located on football pitches, this conflicts with use, reducing quality of pitches. Limited options for location which are served by appropriate vehicular access. May conflict with passive recreational uses on the site.
Could be run in conjunction with local schools, community groups or special needs groups.
Outdoor arena for events, Yes outdoor theatre, art exhibitions, country fairs. MANAGED RECREATION FACILITIES Par 3 golf/ pitch and putt Yes course (estimated area of 8ha for Par 3 course)
No
SBC have confirmed that such facilities are sufficiently accommodated elsewhere in the nearby vicinity. Consultation with South Cliff Golf Course identified a demand for a pitch n putt facility. Yes A leading sports facility development company have identified the potential to develop facilities such as a Par 3 golf course and pitch and putt facilities which could then be leased back to the Golf Club to manage.
Yes
Driving Range
Yes
Yes
South Cliff Golf Club have identified a market for a driving range which could complement their existing facilities
Low key water based activities such as canoeing; model boating; angling
Yes
Yes
Camping and Caravanning
No
Yes
Motocross and advanced driving course
Possible
Yes
Caravan rallies are currently held on the sports pitches during the summer months. Auto 66 have expressed an interest in developing such a facility. Auto 66 have assessed the potential for development for such a facility.
September 2008
28
MARKET
NOTES
Equestrianism (estimated area of 20-30 ha)
Yes/ Possible/ No Possible
Suited to the nature of the site. If developed as a regional facility this could draw in users from a wide catchment area.
Identified/ Possible/ None No
Low
Med
Hi
Garden Centre
Possible
Naturalistic facility which would be well suited to the nature of the site
No
Market research has identified low demand for equestrian activities within the Scarborough area. Local farmers are diversifying to provide trekking facilities which is affecting the market for riding centres. More research is required to assess the potential for a regional facility with A garden centre is located on the A64, within close proximity to the site and there is not considered to be sufficient demand to support another centre. The existing Garden Centre already has sufficient space for expansion adjacent to the site. Mountain biking is now an Olympic Sport, increasing the market for this activity. Yes Auto 66 are interested in developing this facility and have official sponsors looking at the proposals.
EXTREME SPORTS FACILITIES Land based activities such Yes as mountain bike tracks for races and championships; zorbing
The landform on the north-western edge of Olivers Mount would lend itself to such activities. The landscape could be enhanced and appearance of bike circuits softened by introducing planting in the area. Existing woodlands on the slopes of Olivers Mount are Local Sites of Importance for Nature Conservation and would be sensitive to such activities. Newly planted woodlands will not be established for a considerable period of time to accommodate such activities. This would require a designated area for extreme sports to ensure it doesnt conflict with wildlife and passive recreation facilities. Limited locations available on site due to the varied landform and segregated nature of the site. If located at the southern end of the Mere it could incorporate educational facilities and storage facilities for angling and water based activities. Alternatively it could be facilitated within a larger complex, located at the southern end of the site (within close
Yes
Woodland based activities such as Go-Ape tree top walkways & graded woodland cycle routes
Yes (future)
Yes
Water based extreme sports e.g. improved waterskiing facilities BUILT SPORTS FACILITY Medium Scale Sports Centre Could incorporate health & fitness club, day spa, sports injury clinic, catering & indoor sports facilities, synthetic multi-use pitches; five-a-side pitches, a skate park etc. (estimated area of 0.5ha)
Yes
Possible
Strategic Leisure Ltds Analysis of the need for Sport and Active Recreation Facilities(June 2007) identified significant opportunity to increase provision to facilitate use of the natural environment e.g. windsurfing, canoeing, walking, cycling etc. Further market research is required. Further market research is required.
Possible
Yes
The University of Hull have expressed an interest in sharing use/management of a sports centre with another partner. The University of Hull require additional space for sports facilities (i.e. football pitches) There are currently no national chain operators (i.e. Total Fitness, Second Generation, David Lloyd Leisure) within Scarborough.
Potential
There has been no definite interest established for Health Clubs and Gyms with operators such as Bourne Leisure, Bannatyne Leisure, Fitness First, Total Fitness, Second Generation, David Lloyd Leisure Ltd although it should be noted that two leisure operators are considering the site but have not responded to date. A leading sports facility development company have identified the potential
September 2008
29
MARKET
NOTES
Yes/ Possible/ No
Identified/ Possible/ None
Low market for a health centre incorporating multiple indoor sports facilities.
Med
Hi
proximity to Eastfield) as described below.
Regional Specialist Sports Attraction e.g. surf/ski dome/water park (estimated area of 0.6ha)
Possible
This could create a recognisable landmark feature at the southern end of the site, which could become identifiable with Scarborough The building could incorporate additional extreme sports facilities such as a climbing wall, indoor ice-rink, shops, and potentially some of the sports centre facilities described above. Could be suitably located at the south end of the Mere where mature vegetation and lakeside planting provides an appropriate setting Could also be located within community woodland but this would be a later phase of development once woodland planting had established. This could be located at the southern extent of the site with landscaped gardens to provide a landmark feature on the entrance to Scarborough.
Possible
SBC have identified the need for a state of the art sports centre or re-developing a Council owned community sports centre. Strategic Leisure Ltds Analysis of the need for Sport and Active Recreation Facilities(June 2007) identified the need for an athletics track; purpose built gymnastics facility; multi purpose sites; a flagship tennis facility with indoor and outdoor provision; boxing facilities. The developers of the Surf dome (to be built in London during 2008) are keen to liaise with landowners as they hope to open five centres across the UK.
Yes
A leading sports facility development company have identified the potential market for a regional indoor sports facility and have confirmed the interest of Surf dome operators.
TOURIST ACCOMMODATION Eco/Luxury Lodges Yes (4-8ha required for viable development)
Yes
Coastline Leisure has expressed an interest in developing luxury lodges on the site.
Four or Five Star Hotel (0.6-0.7ha required for a 50-60 bed hotel)
Possible
Possible
The Sands development includes proposals for a leisure hotel, as well as apartments and holiday properties which restricts the market potential for this facility.
Despite extensive market research only one hotel company have expressed an interest. Awaiting further confirmation.
13.3
Conclusion The above table summarises the needs and development opportunities of the site and groups them into suitability and compatibility based on the three levels of intervention identified. Using these findings the masterplan concept options for the site can now be developed in order to explore the identified opportunities further.
September 2008
30
September 2008
31
SECTION C: MASTERPLAN OPTIONS
September 2008
32
September 2008
33
Section C: Masterplan Options
14.0 14.1
MASTERPLAN CONCEPT OPTIONS Having established the needs and opportunities for improvement of the Mere and Olivers Mount, and the levels of intervention that would be required in order to realise these opportunities, the following paragraphs and figures outline the resulting four most suitable and viable options available for the further development of the site. Design Elements Common to all Options Consistent to all of the four options developed is the existence of naturalistic space, largely comprising woodland and meadows divided into zones with a range of passive and active community uses. The community woodland located to the south of each option comprises a variety of woodland walks, bridleways, cycle trails and fitness trails aimed at encouraging active pursuits and strengthening the connection between Eastfield and Scarborough town centre. A healthy living route is proposed around the periphery of the site with opportunities to cut short the journey as required. Within the community woodland incidental wildflower meadows have been included with picnic areas, a landmark viewing tower, and an adventure play area located near the proposed housing development to the south. A landmark gateway feature is located on the southwest slope of the site providing an eye catching feature at the entrance to Scarborough. The peripheral extent of each option mainly consists of a passive zone incorporating community meadows with wildlife, mountain bike, orienteering, and running trails as well as new footpaths and bridleways enhancing links with the sites surroundings on a local and strategic level. This passive zone provides a buffer between the varying proposals and the site surroundings ensuring the proposals are sensitively located. Each option also comprises a varying level of development to the south of the site. This is proposed as being in keeping and a benefit to the surrounding proposals and varies in size dependant on the intensity and commercial viability of the option. Within this framework of passive environment, the four options propose varying levels of intervention and formal use within the site. The minimal intervention option 1 is focused towards informal community use of the natural environment, whilst the medium level intervention option 2 combines this with an element of soft end commercial use. A more intensive level of intervention is proposed within the third and fourth option which is focused towards the development of more active pursuits and outdoor sport facilities. Option 1 Community Woodland with Educational Focus Figure 8: Option 1 Community Woodland with Educational Focus comprises a minimal approach of naturalistic space largely consisting of community woodland and meadows. The concept provides a strong community focus providing passive and active facilities for users. The zones are linked by new and existing paths with boundaries created through new and existing woodland planting combined with large areas of meadow. The concept emphasises the ecological value of the site, improving local habitats and landscape quality whilst creating wildlife trails with an emphasis on education. Secondary uses reflect the passive emphasis of the site and include a Community Farm/Farm Park located at Eastfield Farm to the south of the new access road. It is proposed that the farm would be a working farm that utilises the existing farm buildings and provides an education centre for locals, tourists and school parties, including a farm shop. Community allotments have been located to the south of the site adjacent to the Community Farm/Farm Park and the proposed Middle Deepdale housing development and could improve healthy living and provide an educational facility for local schools. An Angling Zone, including caf building and angling coaching centre, has been located to the south of the Mere. The zone
includes a new waterbody dedicated to angling and coaching to improve interest for local youths and community groups. 14.9 Option 2 Community Woodland with Equestrian and Accommodation Focus Figure 9: Option 2 Community Woodland with Equestrian and Accommodation Focus consists of medium level intervention focusing on active soft end uses. The concept incorporates an Equestrian Centre with riding school and Eco Lodges sensitively located within Community Woodland providing a visitor attraction of regional scale.
14.2
14.10 The Equestrian Centre and riding school located to the south of the site, adjacent to the proposed highway, provides a prominent location with good vehicular access. The 28 hectare site comprises of a centre building with stables, and space for dressage arenas, show jumping rings, cross country courses, parking and trade stand area, providing suitable space to undertake British Eventing Board events. The Centre provides public access within the site and would use the community woodland as part of cross country courses and organised treks. 14.11 Eco Lodges to the north of the Equestrian Centre and adjacent to the Mere are sensitively located within a natural setting. These could provide timber holiday homes developed on sustainable principals incorporating best practice methods of construction. 14.12 A 4/5 star hotel is located on the parcel of land to the south. The hotel would expand the existing farm buildings in a sensitive way to create a prominent landmark building located within formal landscaped gardens. The hotel would serve the equestrian centre during events and provide high quality accommodation for Scarborough town centre. Option 3a Community Woodland with Outdoor Pursuit Focus 14.13 Considerable potential exists to focus the development of the Mere and Olivers Mount towards outdoor pursuits and extreme sports. This is supported by evidence of market demand and identification of potential developers and operators. Figure 10: Option 3a Community Woodland with Outdoor Pursuit Focus therefore consists of a higher level intervention focusing on active pursuits and sports activities with a large area dedicated to commercial leisure attractions, buffered from the surroundings by existing and proposed woodland containing passive and active uses. 14.14 The site includes a multi-use activity centre building that would serve the outdoor pursuits and extreme sports area and the sports centre with all weather pitches. This would include indoor extreme sports and sports facilities such as climbing walls, a gym and a health centre, as well as a caf, meeting rooms and exhibition spaces. The building would serve enclosed paid entry outdoor activities and extreme sports such as assault courses, adventure play, bouldering, Go Ape tree top walkways, zorbing and a skate park, as well as all weather football pitches and tennis courts associated with the sports centre. The site would also include an outdoor motocross and advanced driving course facility in association with the race track on Olivers Mount. 14.15 The area to the south of the Mere continues this theme and includes a caf building and water sports centre, adjacent to a new waterbody, providing the opportunity for managed intensive water sport facilities to the south of the Mere. The southern waterbody within the Mere could include more passive water based activities such as canoeing and model boating leaving the rest of the Mere dedicated to angling and wildlife. The proposed building would provide facilities for all water based activities within the Mere, including storage and education. 14.16 The steep undulating landform to the northwest of the site is dedicated to mountain bike circuits and would include woodland planting with a variety of circuits catering for different levels of user.
14.3
14.4
14.5
14.6
14.7
14.8
September 2008
34
14.17 A pitch and putt/par 3 golf course is located to the east of the site providing an extension to the existing golf course. The site would be a managed facility providing the opportunity to encourage new users and strengthen the existing link to Wheatcroft and the National Trail on the coast, by retaining public access through the site. 14.18 The area of land to the south of the site has been allocated as potential development in order to maximise the commercial viability of the site and benefit the surrounding proposals. 14.19 The outdoor pursuits, extreme sports and sports centre activities outlined above have been located to the western part of the site retaining an emphasis on community based passive activities on the eastern side providing a buffer to the residential developments of Eastfield. Option 3b Community Woodland with Outdoor Pursuit Focus 14.20 Due to the character and scale of the site an additional option has been developed to realise the full potential of the Olivers Mount area. Figure 11: Option 3b Community Woodland with Outdoor Pursuit Focus is based on option 3a but includes a varied layout with additional elements focused to the north around Olivers Mount. These variations and additional elements are identified below. 14.21 The option locates a multi use activity centre building at the centre of the site and adjacent to Olivers Mount Farm, with a sports centre with all weather football pitches and tennis courts to the north and enclosed extreme sports and outdoor pursuit activities to the south. This creates a strong focus on the centre of the site and a link to Olivers Mount. The option also provides the opportunity for the sports centre to be a shared facility with the University of Hull Scarborough Campus, located on Filey Road; and for an outdoor motocross and advanced driving course facility to be developed in association with the existing Auto 66 facilities at Olivers Mount Farm. 14.22 Formal parkland has been located at the top of Olivers Mount to provide a visitor destination and an important community space for recreation and amenity, taking advantage of this key location. The proposals include a cliff lift at the top of Olivers Mount to provide an important link and improve pedestrian access to the site. In order for the layout to be achieved the existing Olivers Mount sports pitches would require re-locating. 14.23 The area of land to the south of the proposed link road is occupied by a regional sport facility such as a surf or ski dome, in order to continue the extreme sports focus and utilise this prominent location. The facility would consist of a landmark building in a high quality landscaped setting providing a striking gateway to Scarborough.
September 2008
35
15.0 15.1
PUBLIC CONSULTATION To explore public opinion and obtain feedback on the four concepts two public consultation events were held during April and May 2008. The first was held at the Falsgrave Community Centre and the second at Eastfield Community Centre, both in close proximity to the site. Local residents, businesses, schools and user groups were invited to each consultation through personal invitation and local advertising. The events included a number of consultation boards that presented the project proposals. Feedback forms were then used to record public opinion and obtain feedback. Feedback from each event was obtained through the use of a simple feedback form asking what people like and dislike about the four concepts and identifying the facilities and activities people would like to see on the site. The opportunity for additional comments was also provided in order to allow comments on more specific issues or requirements. The concepts and feedback forms were also made available on the Councils website and a period of three weeks was given for the return of all forms. For further information the consultation boards and feedback form are included in Appendix 3. A total of 144 feedback forms were returned, with 85 forms returned at the consultation events, 38 returned by post, 10 returned from the Town Team and 11 completed online on the Council website. The following summary outlines the main comments received and provides an overview of the consultation results based on each question included on the feedback form. Full details of the results are outlined in Appendix 4 Public Consultation Results Table. Q1 What do you like and dislike about the four concept options? The question was aimed at identifying any particular items that people strongly like or dislike. In general feedback suggests that the community like the majority of the proposals with particular interest in the more passive and community based elements such as woodland, wildflower meadows and education. Interest in associated activities like woodland/wildlife trails, community allotments, community farm/farm park and informal active pursuits such as mountain biking and angling are popular. The inclusion of a caf, water sports and angling centre and a bridge to the Mere from the new park and ride site were also identified as particular likes. The feedback suggests that the dislikes identified through the consultation process were generally relating to more intensive uses and built development. The community feedback identified that in particular a number of people disliked the idea of hotels (24 people), an Equestrian Centre (14 people), Eco lodges (10 people), commercial development (9 people) and in some instances extreme sports (8 people). However, it should be noted that within the Town Team 3 people identified an Equestrian Centre as something they particularly liked. It should also be noted that the particular likes and dislikes identified above relate to items highlighted by more than one person on the feedback forms and in general a number of the proposals had supporters and detractors. Q2 Which formal and informal facilities and activities would you like to see on the site? The question identified all the activities and facilities on the concepts through tick boxes. This has then been used to quantify the percentage of people that would like to see each facility and activity on the site. The most popular facilities and activities identified through the consultation were again more passive and environmentally based with community woodland, wildflower meadows, woodland trails, wildlife trails, picnic areas and a wildlife zone within the Mere all liked by 50-60% of people. Other popular facilities and activities related to informal active pursuits and user based facilities within the Mere with cycle trails, an adventure play area, a pedestrian bridge to the Mere from the
new park and ride site, an angling zone with new water body and angling centre, and a caf at the Mere all liked by 40-50% of people. 15.10 Facilities and activities relating to community based elements and other informal active pursuits were also liked by a number of people with the inclusion of a community farm/farm park and allotments with education centre and shop, bridleways, fitness trails, sports pitches and a cliff lift at Olivers Mount all liked by 30-40% of people. 15.11 Appendix 4 identifies the percentage of people that would like to see the other facilities and activities on the site. In general people liked all the activities and facilities with some more popular than others. What additional facilities and activities would you like to see on the site? 15.12 This extended question 2 in order to allow people to identify any additional facilities or activities they would like to see on the site. The most popular additional facilities that people identified largely related to the Mere and included the introduction of passive water based activities such as paddle boats and canoes (9 people), toilets (8 people), facilities for radio controlled vehicles (5 people) and a dry/indoor ski slope within the site (4 people). Q3 Please provide any additional comments relating to the concept options 15.13 The question provided the opportunity for people to comment on any particular proposals and to provide more detailed feedback on specific items/issues. A number of additional comments were made and letters received that reinforced the findings above with people particularly keen to see the wildlife and woodland aspect developed along with informal active pursuits. Particular areas of wildlife value have also been highlighted surrounding the Mere and Olivers Mount with residents keen to see this preserved. Extreme sports were also popular with people keen to see active pursuits provided for local people and as a visitor attraction for the region. The inclusion of a long distance circuit for cyclists and runners was also suggested with links to Dalby Forest. Conclusions 15.14 The public consultation identified that in general the public are positive about the concepts and there is no strong dislike to any of the proposals identified. All the proposals had supporters and detractors with some more than others. In general feedback suggests that the most popular proposals relate to passive environmentally based elements with a focus on education, community based facilities and activities, and informal active pursuits.
15.2
15.3
15.4
15.5
15.6
15.7
15.8
15.9
September 2008
36
16.0 16.1
FEASIBILITY AND COMMERCIAL VIABILITY Following feedback from the public consultation, the masterplan options have been refined to reflect the local communitys preferred uses for the study area. The public clearly support the green/environmental focus with aspirations for country park and community woodland. The public consultation also identified preferred commercial uses, acknowledging that they are required to help deliver environmental and green improvements. The public accepted that these require a degree of funding not currently available via public sector monies. This process has identified two potential levels of intervention: one which comprises the lowest level of commercial development needed to fund some green/environmental improvements; the other which comprises the highest acceptable level of commercial development permitted within the constraints of the study area and supported by general public, without compromising its environmental and ecological value.
this depends on the details of the activities proposed. Part of the site may also be considered for future housing requirements although this would need to be promoted through the LDF process. This could be another means by which to release capital to re-invest in other parts of the study area. Archaeology 16.12 There are remains of a Bronze Age Round Barrow on Olivers Mount. Although it has been completely levelled underneath a playing field, a survey is required prior to any ground disturbance. Because of the study areas heritage, there are likely to be archaeological features across the study area and so a desk-top study and site walkover are required to inform any planning decisions regarding specific proposals. Minimum Intervention Description 16.13 Develop the 3.8ha (9.4acre) site south of the Mere for low-density, non-intrusive commercial development of eco/luxury timber lodges for tourist accommodation. This could potentially release 1.8m based on an approximate value of 200k/acre for non-serviced land with consent for commercial development. A local developer is currently interested and would seek to buy the land from the Council. 16.14 The 0.8ha (2.0acre) site outside the study area, adjacent to the proposed park and ride site, is currently in private ownership. It is proposed that negotiations should be carried out with the owner in order to develop the site, including a pedestrian footbridge over the railway into the Mere. 16.15 The site also offers the potential to develop a hotel, although a specific location has not currently been identified. Based on this Premier Inn has shown potential interest in developing a 50-60 bed hotel. Maximum Intervention Description 16.16 Develop the 49.2ha (121acre) south-western area of the study area, surrounding the new link road, as a Regional Sports Attraction, including (negotiable) Surfdome/water park, extreme sports/outdoor pursuits, football facilities, sport and health care centre, softer uses to complement community woodland e.g. Go-Ape, walking trails and mountain biking. 16.17 A further 12.8ha (32acre) is proposed for further eco/luxury timber lodges. Depending on delivery arrangements, these could potentially release in the region of 6.4m if sold/long leasehold on the basis of land with planning permission for leisure. However, it is likely that a joint venture arrangement between the Council and developer would be the preferred option which would not free up capital monies per se, but would permit the developer to borrow funds against the Councils assets. The Council would have an equity share in any future revenue. It is not possible to identify what amount of money could be realistically expected without further study and negotiation. 16.18 This leisure village/extreme sports complex concept could complement a country park/community woodland proposal in the northern half of the study area. A buffer could be introduced between the two parts to ensure a smooth transition between the two land uses. There is a considerable opportunity to provide employment and training to the local Eastfield community and one developer has quoted several jobs. Training could be provided in cooperation with Groundwork. Involvement of local people in the delivery of the scheme would create ownership and help mitigate possible vandalism and perceived exclusion from using the study area. 16.19 The level of development included in the maximum intervention option is likely to increase visitor numbers and traffic volumes within the area. The proposed A165 Link Road (through the A64(T) Middle Deepdale/High Eastfield Area) is required to serve the proposed Middle Deepdale Housing Development to the south of the site, and predicted traffic volumes are currently based on this
16.2
16.3
16.4 16.5
Ideas within theses two levels of intervention have been tested again with private sector interests to ascertain their viability. This section also includes guidance from the Council Planning Services as to what is/is not allowed in the study area. Planning Services Consultation The Councils Planning Service has highlighted the following relevant points to be considered as part of any development of the study area. More detailed guidance will be given once specific designs are drawn up. In the meantime, the following guidance has been given: Existing L16 leisure Allocation Policy L16 does not include specific uses but states that leisure uses must be sympathetic to the surrounding landscape. Potential uses should therefore be non-intensive (e.g. motor sports would be inappropriate) and not adversely affect nearby residential areas or future Middle Deepdale occupants. The Mere Any development proposals should not visually intrude or undermine the areas environmental integrity. There is a Site of Importance for Nature Conservation which extends from near to the Mere up Olivers Mount which must be protected. Access arrangements and visual impact would need to be considered. There may be a requirement to protect flora and fauna needs to be checked with ecologist/countryside services. Extreme Sports and Outdoor Pursuits There are no prohibitions on these activities in the study area, but permissions would be dependent on the location of the activity, adjacent uses and type of sport.
16.6
16.7
16.8
16.9
Park and Ride 16.10 Any adjacent uses would have to be complementary to the Park and Ride, such as a Rail Halt and footbridge. This would promote sustainable travel to and from the site from Scarborough Town Centre, and improve access to the site over the railway. Highways may have plans to extend the Park and Ride and they should be consulted. Regional Sports Attraction 16.11 Any development on this site would have to be considered in terms of its visual impact on a key highway into Scarborough. Access and infrastructure capacity are also likely to be issues but again
37
September 2008
development. Due to this it is a serious consideration that the Highways Agency are likely to require highways upgrades to account for any increase in traffic volumes that a leisure development would bring. It is estimated that the required highways upgrades could cost in the region of 1.5m and this would need to be taken into consideration as part of any development. This is currently an estimate and a detailed study and discussions with the planning department and Highways Agency would need to be carried out as part of any development proposals. Private Sector Consultations 16.20 A number of private developers who have previously expressed interest in the study area have been re-contacted to consider more detailed proposals, as outlined in the two interventions above. Their comments are as follows: Apollo Resorts & Leisure Ltd 16.21 Apollo is interested in creating a leisure village at the Mere. This could comprise a casino, IMAX cinema, retail and evening economy. It believes this would create a unique visitor destination in South Scarborough. It would like to include a Hilton hotel in the proposals, or adjacent to the Park n Ride site. Apollo would potentially be interested in developing this on the southern part of the study area, but is more interested in creating a feature of the Mere, and strengthening its visitor pull. It could be an important green gateway and complement the Country Park/Community Woodland proposal. It would provide local employment (approximately 300) and associated training opportunities. Apollo would not wish to buy or lease the land from the Council, but would seek a joint venture with the Council in a public/private partnership. This would not free up capital monies immediately, but the Council would benefit from a share of revenue once the scheme is up and running. Conclusions 16.22 BE Group and TEP considers that this would over-develop the Mere and be too intensive a use. It would undermine public aspirations and the passive activities currently enjoyed at the Mere (angling and walking). It could jeopardise environmental protection measures in place at the adjacent Site of Importance for Nature Conservation. It could work if located in the south of the study area, linked to the Eastfield community which would provide a key visitor destination in south Scarborough but this is unlikely to be granted permission to include a casino. Apollo would retain an interest and manage individual operators (apart from a cinema, which they would operate themselves). Bourne Leisure 16.23 40ha is too small an area for Bourne Leisure to consider. Its original interest in the site and discussions with the Council were based on the entire study area. They would only consider a development area of at least 150ha, to include a golf course, 250 lodges, 18-hole golf course, club house, hotel and residential development. It would retain Olivers Mount and the Mere as open greenspace. Lodges would be sold as second homes. No comments as per delivery arrangements, but stated it would have worked in partnership with the Council and other landowners (e.g. Kebbell Homes). It also stated that land identified in the south of the study area is less attractive to a developer, than land at the base of the Mount for leisure development as the aspect is poorer. Conclusions 16.24 BE Group and TEP consider that these proposals would not meet the aspirations of the general public, or account for existing uses in the study area i.e. South Cliff Golf Course. They include a considerable increase in housing provision, in addition to the Middle Deepdale development. The proposals would not deliver the study areas full potential, in particular with respect to the community woodland and environmental enhancement of valuable open space. UK Sport Parks 16.25 The developer is still very interested in the study area and proposes a leisure village complex on a 40ha site. Its elements are negotiable but could comprise a health and fitness centre, formal football
facilities/synthetic pitch, extreme sports and Olympic sports facilities. It is interested in managing existing activities in the study area on behalf of the Council, for example angling and water-skiing at the Mere, as well as new passive facilities such as allotments and a community woodland. It is not interested in visitor accommodation but would willingly work alongside other developers to achieve this. UK Sports Parks has previously considered moto-cross and a new golf course as part of their plans, but is aware of the need to complement or improve existing facilities rather than replace them. Its ideas for the study area are highly negotiable and they would be keen to work in partnership with the Council in delivering the masterplan. Delivery arrangements are negotiable, as UK Sport Parks could either have a long leasehold of the land (which would release capital monies immediately) or could enter a joint venture with the Council. Conclusions 16.26 BE Group and TEP consider that this proposal appears to offer a flexible opportunity to deliver a vision which balances environmental and ecological values with an element of local economic development. It offers a real opportunity to create a regional sports park, as well as passive environmental uses to the north encompassing a community woodland and country park at Olivers Mount and the Mere, in partnership with the Council and the local community. Land Values 16.27 The Councils Property Services as well as a regional agent (Eddisons) have been consulted regarding leisure land values in Scarborough. SBC Property Services 16.28 Due to national economic changes in 2008, we are witnessing a slow down in the commercial property market. It is very difficult to estimate current land prices as the market is changing day by day. The Council has not been involved in any recent land deals for leisure development (it is a joint venture at the Sands) and so there are no comparable examples. A full evaluation of land values and possible capital receipts will have to be made at a time appropriate to the Council through further market testing and negotiation. It is however proposed that the Council should not sell their land based on agricultural prices but should aim to sell the land with consent for leisure development.
38
September 2008
17.0 17.1
FINAL MASTERPLAN The site appraisal, strategic assessment, consultation feedback and private sector interest and funding have identified a number of activities and development that are deemed appropriate for the development of the site as a country park and community woodland. These form a combination of different elements of the four concept options. The following paragraphs outline the elements included within the Masterplan, as shown on Figure 12: Final Masterplan Zones and Figure 13: Final Masterplan. Community Woodland and Meadows It is proposed that the masterplan consists of a core baseline of community woodland and meadows located across the site to create a strong landscape structure; improving wildlife habitats, providing educational and active facilities, and creating an important link between Scarborough and Eastfield. This would involve the management and enhancement of the existing landscape and wildlife and include new woodland, wildflower meadows, footpaths, bridleways, cycle routes, fitness trails, picnic areas, sculpture trails, a landmark viewing tower and adventure play facilities. This would also include a healthy living route consisting of a 4.4km closed circuit route through the community woodland and Olivers Mount providing a dedicated track for cycling, running and orienteering. The community woodland and meadows will form the overall canvas into which commercial and active elements can be painted. In order for the core baseline to be achieved and future management secured it is necessary for elements of compatible commercial development within the site. It is proposed that the most compatible commercial development identified would consist of a sensitively located visitor attraction providing extreme sports and outdoor pursuits, a regional sports attraction, eco-lodges, a 3* hotel and potential development. Visitor Attraction The visitor attraction would include extreme sports and outdoor pursuits within the community woodland providing soft end activities such as tree top walks, climbing walls, assault courses and bouldering fields. This would be focused around an Activity Centre building that could provide indoor activities and a visitor centre with shop, restaurant/cafe, education centre, meeting rooms and conference facilities. It is likely that any proposed visitor attraction would be a fenced paid entry facility and this would require further consultation with any potential developers. The visitor attraction provides the opportunity to promote healthy living activities such as cycling and could include a cycling activity area and bike hire centre. This would provide visitors and locals with the opportunity to hire bikes to use within the community woodland and could be linked to the managed mountain bike circuits and the healthy living route. The focus of cycling and mountain biking could also be used to create a new addition to the Moor to Sea Cycle Route providing a link from Scarborough to the North York Moors National Park and Dalby Forest. This would require further consultation with the North York Moors National Park and the Forestry Commission. It is proposed that the Activity Centre building is combined with a Regional Sports Attraction such as a surf dome, water park or ski dome. This would include a landmark building to create a distinct gateway to Scarborough. The development of such a facility would significantly increase visitor numbers and create a regional attraction as well as providing additional funding for the development of the community woodland and meadows. Eco-lodges It is proposed that sensitively located Eco-lodges would be a suitable development within the site. It is envisaged that these would be located to the south of the Mere and near the proposed visitor attraction providing sustainable accommodation for visitors within an attractive setting. These could include best practice methods of sustainable construction and renewable energy through solar
power, wind turbines and sustainable urban drainage systems. This would also provide potential funding for the development of the community woodland and improvements to the Mere and Olivers Mount, and is likely only to be acceptable in this context and not as a stand-alone scheme. 17.8 Potential Development Land adjacent to the community woodland and the Middle Deepdale housing development should be developed to provide suitable facilities and funding for the community woodland. Specific details of any development are yet to be agreed but any proposals included on the masterplan must be in keeping with the surrounding proposals and benefit the site and local community. Currently the area shown is in keeping with the local plan (3.8Ha). However, there is potential for the area to be increased to maximise development potential and ensure the surrounding proposals are feasible. Rail Halt and pedestrian footbridge It is proposed that the area of land adjacent to the park and ride site is explored for its potential as a Rail Halt with associated footbridge, providing access to the Mere and proposed Eco-lodges. This will improve access to the site and promote sustainable travel to and from the site from Scarborough Town Centre and further afield. Any proposals should be in keeping and to a similar scale as the existing and proposed surroundings.
17.2
17.9
17.3
Wildlife and Angling Zone 17.10 It is proposed that the Mere is developed and managed as a wildlife and angling zone creating a northern gateway to the country park and community woodland. Improvements would include desilting water bodies, designated areas for angling training/competitions, bird feeding stations, wildlife trails, information boards and site furniture. Other proposals include passive water based activities such as canoeing, paddle boats and remote controlled boats. All the facilities would be focused around the development of an education centre to the north of the Mere. This could include a restaurant/caf, boat hire shop, toilets, classroom/meeting room and storage space, creating a visitor destination and a facility for local clubs and schools. Olivers Mount (Sports Pitches and the Race Circuit) 17.11 Olivers Mount and the associated sports pitches and race track are an important facility for Scarborough and it is proposed that these are largely retained and enhanced through general improvements. These would include new and upgraded footpaths, car parks and site furniture, and the renovation of the existing sports pitch changing facilities. It is proposed that access at the top of Olivers Mount is also improved with the creation of a tree lined footpath along the sports pitches. This would enhance permeability and link the community woodland with the top of Olivers Mount and the town centre. 17.12 Most of the existing sports pitches are to be retained with the exception of the pitches adjacent to Olivers Mount Farm. It is proposed that these are relocated and the land developed as the northern entrance to the community woodland, providing an important link to the Mere and Olivers Mount country park. It is likely that removal of these football pitches will be a loss to the local football clubs and Sport England will be against this. Despite this it is felt that the proposals provide greater value to the local community through the development of more active facilities that can be used all year round by more people. It should also be noted that additional sports pitches will be provided as part of the Middle Deepdale development and these will assist in offsetting any loss, along with the recent development of 5 rugby pitches at Scalby in north Scarborough. 17.13 It is also proposed that a lighting feature is located at the top of Olivers Mount to create an illuminated icon linked to the Castle, as identified in the Scarborough Renaissance Charter. 17.14 Auto 66 activities on the Olivers Mount Race Circuit are viewed as an asset that is compatible with the proposals and should be retained at the current level of usage. It is felt that there may be potential for some of Auto 66s development proposals to be incorporated in the final masterplan
17.4
17.5
17.6
17.7
39
September 2008
once it is developed further and more detailed discussions have taken place. Currently a helipad, as proposed by Auto 66, is included on the masterplan for race events, as this has been identified as a requirement that would enhance the current facilities and benefit future events. It is proposed that this is located adjacent to Weaponness Farm near the existing Auto 66 facilities. 17.15 It should also be recognised that loss of the existing sports pitches adjacent to Olivers Mount Farm will require mitigating for and discussions with Auto 66 will be required, as they are currently used for parking during race events. The masterplan includes scope for additional parking to be incorporated on the site elsewhere and the existing parking facilities improved. This will be necessary to ensure the current Auto 66 activities and race events are catered for and continue to take place. Mountain Bike Circuits 17.16 An area dedicated to mountain bike circuits is proposed on the undulating slopes adjacent to Olivers Mount. This would provide a variety of circuits for different levels of users and would include a mountain bike centre. This could provide bike hire, a museum and training facilities and would be linked to the visitor attraction through cycle trails and signage. The current landform is suitable for mountain biking and would be planted with woodland and meadows. Golf driving range 17.17 Consultation has identified the desirability of a new golf driving range to the south of the existing South Cliff golf course. Depending on developer interest and available funding it is proposed a new golf driving range is developed in co-operation with the existing golf club, in order to manage the existing landscape and improve local golf facilities. Potential Development 17.18 The area of land to the south of the community woodland and proposed link road provides a development opportunity due to its location and segregation from the rest of the site. Any development would depend on a number of factors including the final Middle Deepdale housing development and link road layout, existing contours, proposals for High Eastfield farm, Council aspirations and ecological value. 17.19 It is proposed that any development should provide suitable facilities for the site and its surroundings and maximise development potential and ensure the surrounding proposals are feasible. Specific details of any development would have to be discussed to ensure proposals are of an appropriate scale and in keeping with the site and its surroundings, particularly the Middle Deepdale housing development. The visual impact of any development would also need to be assessed due to the prominent location of the site adjacent to the A64. 17.20 As previously identified the proposals may increase visitor numbers and traffic volumes in the area. Potentially this will have a impact on the proposed A165 Link Road and the roundabout at Musham bank. Developpment of this site may trigger the requirement for upgrade to the highway in this area. This issue will need to be addressed with the Highways Agency. Conclusion 17.21 The activities and developments proposed are considered sustainable and deliverable and will provide facilities for the local community and tourists visiting the area, as well as creating a key gateway to Scarborough and an important link between Eastfield and the town.
40
September 2008
41
September 2008
18.0 18.1
BROAD COSTINGS AND IMPLEMENTATION The following section outlines broad costings for the implementation and annual maintenance of the country park and community woodland elements of the final masterplan, as shown in Figure 13 Final Masterplan. These costs are based on the level of information known at the time the report was produced and do not include any highways infrastructure, buildings or commercial elements of the masterplan. These would need to be determined in discussion with potential developers and require further study and negotiation.
Table 4: Final Masterplan Site Measures and Cost Estimates
Final Masterplan - Site Measures and Cost Estimates Based on drawing D1503.013D Final Masterplan
Item Description Community Woodland Zone (Area = 412,523m2) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 Woodland planting - 90% whip planting with 10% feathered tree planting at 2.2 Ctr (Area = 309818 Sq m). Price includes rabbit proof guard, short stakes, etc. Individual tree planting - feathered tree planting Wildflower woodland mix- sow wildflower meadow seed mix at 3g per m2. Price includes spray off, cultivation and grading. Wildflower seeding glades - sow wildflower meadow seed mix at 3g per m2. Price includes spray off, cultivation and grading. Woodland adventure play area Healthy living route - 4m wide tarmac road General footpath - 2m wide self binding gravel surfacing with timber edging Access road - 5m wide asphalt surfacing with standard concrete kerbs to the Eco lodge Fitness trail equipment - every 200m, Price includes surfacing works Signage - provisional, at every junction Interpretation boards Litter bin (based on standard metal litter bin) - every 200m along healthy living route Dog bin (based on standard metal dog bin) - every 400m along healthy living route Seating - every 200m along healthy living route Picnic areas - Provisional 5no. Picnic tables and 1 no. litter bin at every point Landmark viewing tower Sculpture trail - sculptures Parking area - gravel surfacing - provisional 20 spaces for visitors (20m2) and 4 spaces for disabled people (30m2) 309,818 241 309,818 93,445 1 2,018 1,624 425 10 8 1 10 5 10 4 1 5 520 Sq m no Sq m sq.m item lin.m Lin.m Lin.m Nr Nr nr Nr Nr Nr area item Nr m2 1.20 15.60 0.24 0.24 180,000.00 180.00 36.00 240.00 1,500.00 500.00 1,800.00 360.00 240.00 510.00 3,600.00 24,000.00 9,600.00 24.00 371,781.60 3,759.60 74,356.32 22,426.80 180,000.00 363,240.00 58,464.00 102,000.00 15,000.00 4,000.00 1,800.00 3,600.00 1,200.00 5,100.00 14,400.00 24,000.00 48,000.00 12,480.00 Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates at archaeological site Based on TEP known rates Based on TEP known rates Quantity Unit Rate TOTAL Comments
TOTAL COST
1,305,608.32
42
September 2008
Item
Description The Mere (Area = 14,2847m2)
Quantity
Unit
Rate
TOTAL
Comments
Pond desilting - 75,469m2, provisional silt at 1m depth
75,469
m3
10.00
754,690.00
2 3 4 5 6 7 8 9 10 11
Life belts Bird feeding stations Seating (based on standard robust timber bench) Warning signs (based on standard robust steel signage) Signage (based on standard robust finger post signage) Interpretation boards Litter bin (based on standard metal litter bin) Dog bin (based on standard metal dog bin) Education centre with restaurant / caf Improvement to existing parking area
9 4 9 3 5 1 5 5 1 1
Nr Nr Nr Nr Nr Nr Nr Nr item item
180.00 1,200.00 600.00 360.00 510.00 1,800.00 360.00 240.00 10,200.00
1,620.00 4,800.00 5,400.00 1,080.00 2,550.00 1,800.00 1,800.00 1,200.00 0.00 10,200.00
Depth to be confirmed on site, price based on silt dispersed on site Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates in front of the education centre Based on TEP known rates Based on TEP known rates to be confirmed by architects Based on TEP known rates
TOTAL COST
785,140.00
12 13 14
Middle Deepdale Valley planting work (Area = 119,980m2) Wildflower meadow Individual tree planting - feathered tree planting Paths (based on average of 2m wide, self-binding gravel path with timber edgings)
119,980 150 965
m2 Nr Lin.m
0.24 15.60 36.00
28,795.20 2,340.00 34,740.00
Based on TEP known rates Based on TEP known rates Based on TEP known rates
TOTAL COST
65,875.20
43
September 2008
Item
Description Olivers Mount (Area = 108,416m2)
Quantity
Unit
Rate
TOTAL
Comments
1 2 3 4 5 6 7 8 9 10 11 12 13
Healthy living route - 4m wide tarmac path Paths (based on average of 2m wide, self-binding gravel path with timber edgings) Improvement to existing footpath. Price includes clearance of vegetation and top off the self-binding gravel Seating (based on standard robust timber bench) Warning signs (based on standard robust steel signage) Interpretation boards Litter bin (based on standard metal litter bin) Dog bin (based on standard metal dog bin) Improvements to parking areas Extra Heavy Standard tree avenue planting Lighting feature Sport pavilion refurbishment Woodland management - approximate 40 ha
2,393 1,676 1,505 10 2 3 10 5 1 94 1 1 1
lin.m Lin.m lin.m Nr Nr Nr Nr Nr item Nr. item item item
180.00 36.00 6.00 600.00 360.00 1,800.00 360.00 240.00 10,200.00 108.00 51,000.00 24,000.00 36,000.00
430,740.00 60,336.00 9,030.00 6,000.00 720.00 5,400.00 3,600.00 1,200.00 10,200.00 10,152.00 51,000.00 24,000.00 36,000.00
Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates Based on TEP known rates In front of the monument Based on TEP known rates Based on TEP known rates Exact work to be confirmed on site Based on TEP known rates to be confirmed by designer to be confirmed by architects Based on TEP known rates
TOTAL COST
648,378.00
Other Green Space 14 15 16 General footpath - 2m wide self binding gravel surfacing with timber edging Improvement to existing footpath. Price includes clearance of vegetation and top up the self-binding gravel Individual tree planting - feathered tree planting 2,637 2,499 79 Lin.m lin.m no 36.00 6.00 15.60 94,932.00 14,994.00 1,232.40 Based on TEP known rates Based on TEP known rates Based on TEP known rates
TOTAL COST
111,158.40
Sub Total for all Zones Preliminaries - 7% Contingencies - 10% 12 months Maintenance - 5% GRAND TOTAL
2,916,159.92 204,131.19 291,615.99 145,808.00 3,557,715.10
44
September 2008
18.2
The broad costs to implement the country park and community woodland elements of the site total 3,557,715.10, as identified in table 4 above. These costs would be offset against revenue released through the development of the commercial aspects of the site and monies secured through the funding opportunities identified in Chapter 12. As highlighted previously it is currently not possible to identify the exact amount of money available through the development of the commercial elements of the site or through funding opportunities without further study and negotiation. Due to this it is deemed that the design elements and costings identified above allow a certain element of flexibility in order to suit actual monies secured in the future. Next Steps The final masterplan outlines the vision and identifies the appropriate activities and uses to develop the site as a community woodland and country park. In order for the project to be progressed further, a number of actions are required. This includes appointing a landscape consultant and economic consultant to undertake the following services: Development Brief, Tendering and Selection Process Site Occupier and Tenant Discussions Archaeological and Ecological Surveys Traffic Impact Assessment Planning Sketch Scheme Proposals Funding Applications Detailed Proposals Production Information and Bills of Quantities Tender Action, Contract Preparation, Operations on Site and Completion
development is designed with appropriate ecological advice, to maximise the ecological potential and ensure that protected species and existing habitats of value, including notified areas, are not adversely affected. In order to achieve this Phase 1 Habitat Surveys and protected species surveys should be carried out and a habitat map produced. 18.7 Traffic Impact Assessment A highways consultant should be appointed to undertake a Traffic Impact Assessment in order to determine the visitor numbers and volume of traffic that the proposed development is likely to attract, and the necessary highways infrastructure required to mitigate this. This will be required to ensure the development is viable and is likely to be required as part of the planning process. Sketch Scheme Proposals A landscape consultant should be appointed to develop sketch scheme proposals for the community woodland, Middle Deepdale Valley, the Mere and Olivers Mount elements of the final masterplan, taking into account any changes requested by the Client. Further site investigation may be required at this stage to understand the site. Sketch schemes should include preparation of detailed cost estimates and programme for implementation with other Consultants where appointed. The sketch scheme proposals should indicate the size and character of the project in sufficient detail to enable the Client to agree the spatial arrangements, materials and appearance. These should then be used to carry out further consultation with the public and key stakeholders. Using the sketch scheme proposals the landscape consultant should then consult with the Planning Authority and any other statutory bodies and be used in the submission of the application for outline planning permission. Funding Applications As part of the sketch scheme proposals for the community woodland, Middle Deepdale Valley, the Mere and Olivers Mount the consultant should carry out further discussions with the funding bodies identified in Section 12 Funding Opportunities. Once complete the consultant should use the sketch schemes to submit funding applications to the necessary bodies.
18.3
18.8
18.9
18.4
Development Brief, Tendering and Selection Process An economic consultant should be appointed to assist the Council in producing a development brief for the areas of land identified for development in the final masterplan. This should include assisting with the tendering and selection process of potential developers. This would involve assisting with development partner selection which could potentially involve a selective or open tender of developers. The consultant would undertake the process of taking the masterplan from the outline design to securing a Joint Development Partnership between the Council and the winning developer/developers. This would include discussions with the Planning Authority and working towards securing outline planning permission for the proposed development sites. It is anticipated that an Environmental Impact Assessment may be required for the planning application. Site Occupier and Tenant Discussions A number of tenants and land owners currently occupy the site, much of which is owned by the Council. Discussions with these groups will need to be carried out to secure the land for development, as identified in the final masterplan. We anticipate that the current occupiers tenant arrangements would be carried out by the Council Estates Department. However, should the Council require assistance from an economic consultant then this would be appropriate and a consultant appointed. Archaeological and Ecological Surveys In order to determine the constraints and opportunities of the site archaeological and ecological consultants should be appointed to carry out appropriate surveys. The proposed development area lies within an area of potential archaeological interest and additional information would be required in support of any planning application. This should take the form of a desk-top archaeological study of the site and immediately surrounding area, review of previous archaeological research and fieldwork, a site walkover and a review of additional sources of evidence to determine the impact of the proposed development and appropriate mitigation measures. It is also important that the
Detailed Proposals 18.10 Once outline planning permission and funding has been obtained the landscape consultant should develop the proposals in sufficient detail to obtain the Clients approval of the proposed materials, techniques and standards of workmanship. The consultant should also carry out cost checks where necessary and advise the Client of the consequences of any changes to the estimated cost and programme. This may include producing a phased programme of works dependant on available funding and development programmes. Once complete the consultant should obtain the Clients consent to proceed and make detailed applications for approvals under planning (i.e. reserved matters planning application) and building legislation where necessary. Production Information, Tender Action, Contract Preparation and Administration 18.11 Once planning permission has been obtained, and funding available, a landscape consultant should be appointed to agree procurement and prepare all production drawings, schedules and specification of materials and workmanship required for the execution of the implementation work. This information should be supplied in sufficient detail to enable a contract to be negotiated or for competitive tenders to be invited. Through consultation with the Council, the landscape consultant should then advise on suitable contractors and tender the works. On completion the consultant should advise the Council and prepare the contract to be let. This should also involve administering the contract during operations on site and through to final completion. 18.12 The table on the following page outlines the short and medium term actions required to begin the process of securing the site for development.
18.5
18.6
45
September 2008
Table 5: Short and Medium Term Actions for Development Olivers Mount and the Mere Masteplan Actions Schedule* SHORT TERM ACTIONS (1-2 years) Potential type of agreement Potential developer Potential Output
Priority
Description Secure planning permission and prepare site for first phase of Eco-lodge development (3.8ha) south of Mere
Partner
SBC
Land sale
Coastline Leisure
50-60 lodges (depends on specification).
Begin discussions with potential developers regarding regional sports park
SBC
Joint Venture
UK Sports, Apollo Leisure South Cliffs Golf Course, Ivan Oliver
Mix leisure uses, extreme sports, cinemas, surfdome etc
Begin discussions with Kebble Homes as to Driving Range on their land (10.8ha) across from South Cliffs Golf Course
SBC
MEDIUM TERM ACTIONS Secure planning permission and prepare site for further phase of Ecolodge development (12.8ha) south of Mere Coastline Leisure 150-200 lodges (depends on specification)
SBC
Land sale
46
September 2008
47
September 2008
APPENDICES
September 2008
48
September 2008
49
APPENDIX 2 INITIAL CONSULTATION RESULTS TABLE
APPENDIX 1 CURRENT SITE OCCUPANCY 1. The following list and drawing D1503.012A Current Site Occupancy identify the current site occupants and the tenancy agreements held with Scarborough Borough Council. The drawing also identifies the locations of any Auto 66 proposals/aspirations for the site. The areas tenancies identified are based on information provided by Scarborough Borough Council at the time of the study. Current Site Occupants 2. Site: High Eastfield Farm Plot: 770.004 Name: Mrs Simpson Rent Type: BDD Commencement: 06/04/72 Lease Term: Expiry Date: Lease Notice Date: Site: Olivers Mount Farm Plot: 733.026 Name: Mr Peter Hillaby (Scarborough Racing Combine Ltd) Rent Type: BDD Commencement: 06/10/07 Lease Term: 9 Expiry Date: 05/10/16 Lease Notice Date: 05/04/16 User: Agricultural use of Olivers Mount Farm Assignment: Permitted to let house on shorthold tenency Site: Land on Olivers Mount Road & Mountainside Plot: 733.012 Name: Mr Peter Hillaby (Scarborough Racing Combine Ltd) Rent Type: BDD Commencement: 06/04/95 Lease Term: 0 Expiry Date: 05/10/97 Lease Notice Date: Alterations: User: Agricultural tenancy grazing only Assignment: Not permitted Site: Olivers Mount Racing Circuit Plot: 733.010 Name: Mr Peter Hillaby (Auto 66 Club) Rent Type: Commencement: 01/10/03 Lease Term: 3 Expiry Date: 30/09/06 Lease Notice Date: 30/03/06 Alterations: Use of circuit not to commence before 8m on any day User: Road racing circuit Assignment:
3.
4.
5.
6.
Site:
Weaponness Farmhouse
September 2008
50
Plot: 733.007 Name: Mr Peter Hillaby (PMH Promotions Ltd) Rent Type: BDD Commencement: 01/10/97 Lease Term: 28 Expiry Date: 30/09/25 Lease Notice Date: 30/03/25 Alterations: Not without consent User: activities associated with road racing circuit and club house Assignment: Not permitted. Letting of house on shorthold permitted 7. Site: Olivers Mount Cafe Plot: 733.002 Name: Mr & Mrs Perry Rent Type: QDD Commencement: 01/01/06 Lease Term: 15 Expiry Date: 31/12/20 Lease Notice Date: 31/06/20 Alterations: User: Cafe Assignment: Not permitted Site: The Mere (Lease of fishing rights) Plot: 733.004 Name: Mr MacCallaugh (Scarborough Mere Angling Club) Rent Type: ADD Commencement: 01/04/98 Lease Term: 3 Expiry Date: 31/03/01 Lease Notice Date: 30/09/00 Alterations: Not without consent User: Fishing for angling club, other clubs and day visitors Assignment: Not permitted Site: Part of the Mere (Lease) Plot: 733.005 Name: Mr Jordon (Scarborough Waterski Club) Rent Type: QDD Commencement: 01/04/89 Lease Term: 28 Expiry Date: 31/03/17 Lease Notice Date: 30/09/16 Alterations: User: Waterskiing/club Assignment: Not permitted
8.
9.
September 2008
51
10.
Site: 45.06 acres @ Weaponness Farm, Plot: 733.009 Name: Mr Green Rent Type: BDD Commencement: 06/04/86 Lease Term: 0 Expiry Date: Lease Notice Date: Alterations: User: Agricultural Assignment: Site: Field 253B, Weaponness (Grazing rights) Plot: 733.027 Name: Mrs Smith Rent Type: BDD Commencement: 01/05/04 Lease Term: 0 Expiry Date: 30/04/07 Lease Notice Date: 30/10/06 Alterations: User: Assignment: Site: Site for TV Relay Stn Plot: 733.001 Name: Crown Castle International Rent Type: BDD Commencement: 01/09/94 Lease Term: 0 Expiry Date: 31/08/08 Lease Notice Date: 29/02/08 Alterations: Not to crop trees without consent User: Television relay station at Olivers Mount Assignment: Not permitted-licenses approved to share mast
11.
12.
September 2008
52
September 2008
53
APPENDIX 2 INITIAL CONSULTATION RESULTS TABLE 1. Table 6 below summarises the initial consultations carried out with the key stakeholders of the site. This was achieved through a questionnaire that included a number of questions relating to site usage, condition of the site, aspirations for the site, and any other information that consultees felt was important to share. More detailed consultation was also carried out through telephone conversations, letters and email. Table 6: Initial Consultation Results Title Information Existing Occupiers Auto 66 Proposals include Weaponess Farm - Race Academy & mountain bike school, - Museum classroom, workshop, fitness facilities - Training grounds Olivers Mount Farm: - Currently - camp site for race meetings - Proposals for a touring caravan site & driver training when not in use for camping. MotoX/Advanced Driving Course & festival area - Proposed tarmac roads for outdoor events such as Classic Car rallies, music festivals etc. - The soccer pitches to be secured with fencing and hedgerows - create a secure compound for exhibition area - larger national and international events. Waterski Club Established in 1960s, 20 to 100 members Run a ski school in summer student exchange programme with Germany organised by English Adventure and English Experience based in Scarborough The main season is May to September Meet weekly on Monday, Wednesday, Friday evenings, and Saturday and Sunday afternoons Mere and land is leased from Council on 20 year tenancy with 16years left rent has increased once every 2 or 3 years reasonable Main problem is build up of algae and weeds in Mere makes it un-useable It is the Councils responsibility to clear Have sufficient facilities built a clubhouse ten years ago on Council land has showers, toilets etc. Not used by any other group. No aspirations or comments on plans for study area Dont object to more facilities in area dont object to hotel, lodges, extreme sports as this doesn't conflict with any users at moment. Olivers Mount This is a family business which is ticking over. Restaurant They have no aspirations or plans at present Further consultation required although initial response didnt identify a demand for a larger restaurant unless more recreation facilities were put in place to attract people to the area. Angling Club Improvements/desired activities - Toilets, classroom (education centre) storage facility - Caf - Improved water quality and wildlife habitats (islands) - Infrastructure paths, signage, interpretation, play equipment, - Waterside access - Ski slope Suitable activities informal/passive (walks/trails, cycle routes, play facilities, canoeing, model boating, model aircraft, kites) Questionable community farm, equestrian activities, community allotments, firework displays, Main concerns/opposition: - Licensed premises - Gypsy site - Water ski-ing Football Leagues Sufficient pitches for Saturday although this can be problematic on Sundays Restrictions of use: - Restrictions are imposed by Camping & Caravanning/ Motor Cycle Racing events which are held on their pitches Conditions of Pitches: - Condition is reduced by impact of caravanning/rallies Provision of Facilities: - Requires improvement, including better changing facilities and higher fencing surrounding pitches
September 2008
54
Title
Information Car Parking: - A lack of car parking results in cars parking on grassverges Emergency Services: - Emergency services cannot gain access to pitches due to gates being locked.
Sport Leisure Potential British Equestrian Potential for such development is doubtful. Local centres are struggling with lack of demand. Federation BEF and BHS have very low profile in area and there is no known funding or initiatives being run (although the Sports Dev Officer may know more about this) Further consultation required with BHS re scope for national/regional eventing centre Harrogate Great Yorkshire Show Limited scope for a showground at Scarborough due to its urban location and the fact that none of the 60 agricultural societies are located within the near vicinity of the site. For a showground to succeed it would require permanent exhibition buildings. Most showgrounds take place in permanent buildings. Consultation revealed potential for an events arena within the site. Whilst events may only break even, the benefits and value to the local economy are the spin offs in terms of overnight stays etc. The centre is not run to full capacity demand is decreasing and equestrianism is extremely expensive The centre used to only be a school for professional student riders but have had to diversify to remain financially viable. They now do hacking out (1-2hr treks), provide private lessons (up to competition level) also group lessons. Staffing is difficult as it is hard to find people with required skills They would be very sceptical of a riding centre at Olivers Mount as they feel there is no demand. It would need someone of the right mind to do it and is usually based on existing farms. There are only two or three riding centres in area and all are struggling. A local farm has recently stopped doing lessons due to lack of business. Business is ticking over nicely, however it is not doing as well as it could be. The Centre has seven acres and 12 stables. It provides riding lessons and has an indoor school. It occasionally runs local events. Many local farmers are diversifying into trekking which has affected the Centres viability. Farms are more competitive and offer cheaper riding (i.e. riders neednt be members). There is little demand in area for equestrian sports. A new equestrian school would struggle to operate, particularly with rising horse feed prices. A local trekking centre at Stainton Dale recently closed in Sept 07, due to lack of business. Have no plans for future, dont plan to expand or run more events. They have recently stopped lessons and just do livery now due to low demand.
Snainton Riding Centre
Irton Riding School
Big View Riding School Forestry Commission / Dalby Project
University of Hull, Scarborough Campus
South Cliff Golf Club
The Forestry Comission run a visitors centre, nearby at Dably Forest. It has a restaurant and terrace, exhibition area, shop and conference room. The Forestry commission hold many events throughout the year. There are numerous recreation opportunities available including walking and mountain biking. The Centre only opened the centre 9 months ago so no running costs are available. All facilities appear to be operating well, but they intend to promote the Centre further in the coming year and to raise use levels. They do not think that there is sufficient evidence of demand to support a similar centre at Olivers Mount. They are interested in using/supporting state of the art sports facilities at Oliver's Mount. This would be restricted by limited funds, but could possibly comprise a small community sports centre, which has a number of sports facilities rather than just football pitches (although this is the priority). The University would be interested in sharing facilities with another partner to make them more viable. It is operating at full capacity - they have a separate building for music. Ideally they want to consolidate/keep everything on one site. Their pressing need is for a new auditorium/ performance space (400 seats, 12 recording studios) to meet their expanding curriculum. It is felt that this could be catered for on their football pitch (approx. 90m x 45m) but they need to put their football pitch elsewhere. University would like to be included in the implementation of the masterplan, and even management, should a sports centre be an outcome. Driving Range It was considered that there is limited scope for driving range in study area. They have considered the possibility of a driving range on the site but ground in the area is far too uneven. It would require considerable landscape surgery. They have a practice range which can reach 190yards - on a driving range you can reach up to 300yards (mainly for advanced golfers). There is a driving range already at Snaiton. South Cliffs would consider management but don't have capital funds to develop. A driving range would pull some of their customers away, but could also complement it (people normally play practice range in winter and driving range in summer)
September 2008
55
Garden Centre
Pitch n Putt They have aspirations to expand onto land opposite hole 15 (High Deepdale) where there is space for a 9 hole pitch & putt course, however, they have no finances to invest in this. They feel that there is sufficient demand for a pitch & putt course. The nearest competitor is North Cliff Golf Course in north Scarborough but they are less suited to expansion as they are surrounded by housing. There is already a garden centre within close proximity to the site and demand would not be sufficient to support two centres.
Tourist Accommodation Coastline Leisure Interested in a luxury lodge or caravan development at Olivers mount. Such a development would require 10-20acres (this depends on specification but recently put 130 lodges and caravan mix on 20 acres). They have local interest as they own part of South Cliff Caravan park Northern Despite initial interest, no further details have been received despite chasing. Trust/Classic Lodges REM Productions Despite chasing, there has been no feedback from REM Productions who expressed an initial interest in luxury lodge development. Likewise for developers associated with Hoseasons three expressed initial interest but has since gone cold Hoseasons Hoseasons expressed initial interest and plans were sent onto three of their developers. Despite chasing, though further information has been received. Hotels 5 hoteliers have been contacted (Accor Ibis and Etap, Holiday Inn, Travel Lodge, Classic Lodges) Only Premier Inn has come back with a specific requirement 1.5 to 1.75 acres for a 50/60 bed hotel with Brewers Fayre. Leisure developers Bourne Leisure Private Leisure Operators
Extreme Sports Developers
Bourne Leisure have previously expressed an interest in the site to SBC, however despite attempts to contact has been ascertained by the consultancy team. Leisure requirements from private operators taken from FOCUS database and preliminary discussions with national operators: There are very few interests registered for Scarborough other than a nightclub and a hotel operator. There is no definite interest from Health Clubs/Gyms - 3 national operators have been contacted (Total Fitness, Fitness First and Bannatyne Leisure) - two are considering and will contact if interested. No interest from David Lloyd Leisure Ltd, who operate tennis schemes. Trying to contact Second Generation. No interest from two 5-a-side football operators (Gold Soccer Centres and Power League), one is considering and will come back if interested. UK Sports Parks Ltd UK Sports would facilitate and develop the site for extreme sports/leisure. They have undertaken some initial market research for the area but were unaware of the current site occupancy/tenancies. By developing the site with such an organisation, a holistic approach is maintained reducing conflict of interest. They wouldnt operate facilities, but would prepare and construct the site to the specification of interested operators. Similar schemes have bee done in Leeds, Grimsby. They are keen to work closely on the site specification with SBC and would seek to incorporate existing occupiers such as Auto 66. The best arrangement would be for SBC to grant a 125year long-lease to UK Sports. This would give SBC control over the land as the freeholder, freedom to place restrictions on the site's uses but would also get a capital pay-out equal to, or just below the site's market value. A peppercorn rent would be put in place. UK Sports Parks would retain design control over the other businesses/leaseholders proposals (i.e. Auto 66). Or: SBC could sell the site to UK Sports and make site restrictions purely via the planning process, however they'd inherently loose control of the site.
Strategic overview for Scarborough SBC Sports Would support outdoor/extreme sports at Olivers Mount. We shouldn't be looking to replace any of the existing activities (Auto 66 or Waterskiing) but to add to them. Development Other activities at Oliver's Mount and the Mere include Race for Life (annually - June), Duathalon (first one this year in April). At Mount, 9 or 10 football and rugby pitches are used Officer every weekend, college also use. Managed by Football Foundation - Mark Kulson/Mark Pover 01642 717775 - they have an outdated changing facilities that desperately need refurbishing For Yorkshire as a whole, Scarborough is in the lowest 25 percent with regard to participation in sports. Only 18.6 percent of people regularly do sport for a minimum of 30 minutes 3 times a week (Sport England Active People Survey 20052006). 24 percent of adults are estimated to be clinically obese. Scarboroughs Awaiting further information Future- Nick Taylor, Urban Renaissance Manager
1503.012D The Mere and Oliver's Mount Masterplan and Feasibility Study Report A3.doc September 2008
56
Natural England
Environment Agency
North York Moors National Park
Natural England welcomes the positive approach taken by Scarborough towards The Mere and Olivers Mount Feasibility Study and Masterplan, to deliver open spaces to meet present and future needs. Natural England fully support the provision of new sites of natural and semi-natural open space, as well as safeguarding and enhancing existing areas to help develop a more integrated network of public open spaces, green wedges, habitat links and wildlife corridors. Due to the location of The Mere and Olivers Mount, the study should take account of the Key Functions of the Countryside In and Around Towns (CIAT). These functions describe ways in which an area such as The Mere and Olivers Mount should be used. It is also recommended that the study considers the ANGST quality standards of natural greenspace provision. Natural England believes that local authorities should consider the provision of natural areas as part of a balanced policy, to ensure that local communities have access to an appropriate mix of greenspace providing for a range of recreational needs. Natural England also recommend that the study should have a Green Infrastructure focus. Largely concerned with the Mere and feel the site has a lot of potential. They feel that the Mere is unique due to its urban location and ease of access providing the opportunity for angling. The EA has been supporting the Mere Angling Club over the last 3 years. Currently junior membership is at a high. Problems include: Siltation One body of water trying to meet three themes of fishing i.e. Match, pleasure and specimen. Over the last couple of years theft of fish for food by East European immigrants has been an increasing problem. No toilet facilities for users. Security of vehicles. Poor safety measures. i.e. There are no life buoys or throw ropes if anyone fell in the water. Various user conflicts i.e. clashes with ski pond usage. Poorly Marketed Potential improvements include: An angling coaching college/community centre would enable the level two coaches to develop further. Possible purpose built pond of around two acres solely for junior angling coaching. Designated bird feeding stations would help reduce the conflict between both parties. Toilet facilities Public safety could be improved by providing life rings and throw ropes. Improvements to the marketing of the fishery in tourist guides to enable the amenity to be utilised to its full potential. Visitors to the town may not know where to fish. Awaiting further information
P+HS Architects (undertaking Middle Deepdale Housing Development)
Rowland Holmes-Smith (Director) felt thatTEP might be able to help them more than anything, as they are at early stages of producing the housing masterplan. They were unsure as to how they should address the frontage of the development as they dont know what they will be facing. They have not carried out many surveys and any they have are only within their boundary. He suggested if we need any surveys doing (ecology, archeology etc) then it would be worth using the same practice. They do have a drawing of the new road alignment and will send it over later this week. Besides that I told him we would let him know when we have developed the concept proposals further.
Local Schools Braeburn Community Junior School Braeburn Infant and Nursery School Overdale Community Primary School St Georges RC Primary School Scarborough College Independent School (private school) St Martins C of E Voluntary Aided Primary School Wheatcroft Community Primary School Bramcote School (private school)
No information received.
September 2008
57
APPENDIX 3 PUBLIC CONSULTATION BOARDS AND FEEDBACK FORM
APPENDIX 3 PUBLIC CONSULTATION BOARDS AND FEEDBACK FORM 1. The following drawings show the boards used for the public consultations held at the Falsgrave Community Centre and the Eastfield Community Centre during April and May 2008.
September 2008
58
September 2008
59
September 2008
60
September 2008
61
September 2008
62
2.
The feedback form shown below was used during the public consultation to gain comments and feedback on the four masterplan concept options.
September 2008
63
APPENDIX 4 PUBLIC CONSULTATION RESULTS TABLE
APPENDIX 4 PUBLIC CONSULTATIONS RESULTS TABLE 1. Table 7 below collates the public consultation results based on the feedback form shown in Appendix 3. These are grouped into the consultation events they were completed at (Falsgrave or Eastfield) or if they were completed by the Town Team or received by post. Table 7: Public Consultation Results Q1 What do you like and dislike about the four concept options?
Likes (number in bracket equals total number of people who identified item as something they like. No number equals one person) Eastfield Consultation No mention of where the money would come from for the initial build, upkeep and vandalism repair Bike racing Football/Rugby Showjumping/Equestrian Centre (5) Hotels (5) Not much for younger children (2) Commercial development Eco lodges (2) Middle deepdale housing Link road Sports centre Too many buldings Dislikes (number in bracket equals total number of people who identified item as something they dislike. No number equals one person)
Likes (number in bracket equals total number of people who identified item as something they like. No number equals one person) Falsgrave Consultation Community involvement (2) Activites for families/children Picnic areas Natural Wildlife/Wildflower (4) Sports pitches (3) Community woodland Educational areas (2) Community areas Eco lodges Water sports centre(2) Accomodation focus Allotments Community farm Footpaths/Walkways Landmark feature Motor cycle events Golf development Returned by post Water sports centre (3) Angling centre (7) Go Ape (2) Mountain biking (6) Activity centre and exhibition space Natural Wildlife/Wildflower (6) Pedestrian bridge to the Mere (2) Everything (2) Caf (5) Picnic areas and bridalways Wildlife trails (2) Woodland areas Race circuit (2) Educational areas (4) Hotel (near P&R) Community meadows Communiy farm (3) Sports facilities (3) Community allotments (2) Equestrian centre Extreme sports (2) Eco Lodges (3) Regional sports facility Landmark viewing tower Leisure facilities
Dislikes (number in bracket equals total number of people who identified item as something they dislike. No number equals one person)
Wide range options Woodland (4) Landmark Climbing wall Go Ape Woodland meadow Tree top walk Enviromentaly friendly Community Farm (2) Open air facilities Woodland trails (2) Wildlife trails Community involvement Riding Snowdome Swimming pool Caf(2) Youth sports Extreme sports Community meadow Managed mountain biking Adventure play area Sports centre Town Team Community allotments (2) Community farm (2) New sporting facilities Eco developments Angling lake (2) Equestrian centre (3) Activity centre Community Involvement
Hotel (7) Commercial development (5) Housing estates No toilets Sports centre Eco lodges (2) Moto cross (3) Extreme sports (2) Financial aspect Equestrian centre Community farm Noisy events (2) Surf/Snowdome Landmark/Gateway feature (2)
Commercial development Hotel (2) Extreme sports (3) Sports centre Pitch and putt Eco lodges Community farm
Equestrian centre (8) Hotel (10) Motor sports/Moto cross (10) Football Eco lodges (5) Cliff lift Sports pitches (2) Skate park Extreme sports (3) Commercial developments (2) Mountain biking (2) Golf Community farm No toilets Bridlepaths Angling centre Formal parkland Play areas Water sports (2) Everything (2) Accommdation Noisy Activities Link road Pitch and Putt
September 2008
64
Q2 Which formal and informal facilities and activities would you like to see on the site? Town Team (10 forms received) 9 9 8 9 9 8 8 Total (144 Feedback Forms received) 87 84 81 79 77 75 68 Town Team (10 forms received) 3 4 Total (144 Feedback Forms received) 35 35
Formal and Informal Activities
Eastfield Consultation (33 forms received) 20 20 18 17 15 15 16
Falsgrave Consultation (52 forms received) 16 14 18 13 15 18 17
Received by post (38 Received) 31 30 27 30 28 27 20
Completed online (11 responses) 11 11 10 10 10 7 7
Total % 60% 58% 56% 55% 53% 52% 47%
Formal and Informal Activities
Eastfield Consultation (33 forms received) 8 10
Falsgrave Consultation (52 forms received) 11 4
Received by post (38 Received) 9 13
Completed online (11 responses) 4 4
Total %
Community Woodland Wildlife trails Picnic areas Wildflower meadows Woodland trails Wildlife zone within the Mere Caf building at the Mere Angling zone with new water body, angling centre and caf. Cycle trails Adventute play area Pedestrian bridge to the Mere Community farm/farm park with education centre and shop Bridleways Fitness trails Sports pitches Community allotments with education centre and shop Cliff lift at Olivers Mount Extreme sports including facilities such as BMX track, assualt course, skate park, climbing walls, 'Go Ape' etc
Informal mountain bike circuits Landmark viewing tower Sports centre with all weather pitches and health and fitness club Watersports centre with new waterbody and caf Formal parkland Activity centre building with indoor extreme sports and caf, meeting room and exhibition space Equestrian centre with riding schools Eco lodges Landmark gateway feature Hotel adjacent to P&R site Regional sports facility such as surf/snow dome Motocross and advanced driving course 4/5 star hotel with formal landscaped gardens
24% 24%
10
31
21%
9 5
2 4
7 5
11 11
1 4
30 29
21% 20%
10 17 12 16 15 12 8 4 10 18
9 6 7 7 6 8 6 7 5 1
19 14 14 11 14 8 11 14 9 8
20 20 22 21 15 16 17 14 13 13
9 6 7 5 6 8 4 6 6 4
67 63 62 60 56 52 46 45 43 44
46% 43% 43% 41% 39% 36% 32% 31% 30% 30%
10
28
19%
2 3 2 5 5
6 5 3 1 0
3 4 2 3 2
8 6 10 5 10
5 4 4 2 2
24 22 21 16 19
17% 15% 14% 13% 13%
10
7%
6%
13
11
37
26%
September 2008
65
Q3 Additional comments provided relating to the concept options General Eastfield Consultation
This is a good idea but there should be more for younger people not just older, If you had more things for the younger people it could be then used by all ages and the younger population would not be left out We do not want a hotel or eco lodges. There are sufficient hotels and campsites already Bring the swing boats back to the Mere Transport from the Bastfield side needs to be looked at and improved. No hotel
Positive
Negative
Suggestions
Extreme sports will be popular here as well as animal farm The area needs to be kept green and quiet - as a green lung for Eastfield. Conservation areas/centres wanted to preserve deer, badgers and other wildlife on site. More tree planting. Cable car to Olivers mount from south cliff. Wardens to protect against vandalism. Some rural activities. A really exceptional facility like a snowdome or wave pool might be an option
New hotels, holiday homes, commercial development not wanted I dont think a hotel is a good idea. If a disabled person wanted to go there it wouldn't be easy to get there and back. Be prepared for bad weather Equestrian centres have been tried at Irton and other areas in the past and have not generated any interest from other parts of Yorkshire, or any other parts of the country, to Scarborough A consultation of 3pm to 7pm is not enough to establish a true and correct record of what the community prefers Small land train around the Mere. Wheelchair friendly
Hoping the activities are affordable for local people Make extreme sports centre on 3b smaller. Make it affordable. Protect wildlife. Dog waste bins. Litter bins. Make it affordable. Make the sports centre on 3b smaller. Ice skating. Ice skating. Protect wildlife. Swimming. Affordable.
September 2008
66
General
The amount of green area is impressive but would like to see the most of it all over, not just at the further end towards town. I like the fact that there is a lot of fitness activities, but I think that the sports centre is too close to Eastfield, when we already have a Pindans sports centre.
Positive
Negative
Suggestions
Would love to see a whole different range and colours of wild flowers on the meadows and maybe an Art centre and spaces for artists to paint the surrounding areas.
Town Team
Attracting educational needs and facilities. BMX/skate board park. Model boating, occasional motorsport. More countryside/park activities. Option 1 offers the opportunity to create a diverse, natural, local habitat from monocultural farmland. A bridge over the railway from the P&R would bring more people to the Mere and a connecting route from Weaponess car park would really help (i.e. up behind the old gas depot) I think we should pick and mix between the options Sports centre to be kept where it is but expanded. Mere to be kept for fishing (whole area) We have quite a number of good distance runners in our area (see S.E.N.) both ladies and gents, boys and girls. Could there be a circuit formulated where by athletes run a number of circuits i.e. Balmoral, Co. Durham on TV Retain natural woodland as much as feasible and the equestrian centre idea is my favourite. We dont know whether we'll lose our sports centre on Filey Rd - this is a much better location for health and fitness gym, tennis courts, all weather pitches etc. Good access to public transport etc. If we lose this then sports centre facilities would have to be provided within this Olivers Mount area - and made accessible to new housing and existing town housing by public transport. Important to link Mere and it's facilities with new housing corridor incorporating adventure playground, bmx track etc Option2/3a put a ''commercial barrier'' between the new communities in Eastfield and the community woodland. Option 2/3a/3b create new destinations for car journeys e.g. putting a sports centre where it is in 3a/3b will lead to more car journeys within the town.
September 2008
67
General Falsgrave Consultation
Positive
Negative
Suggestions
On the whole the first option seems to be the best for the community May have problems with equestrian centre due to A64 problems. Charm Park tried to do regional show jumping/dressage but not attractive due to traffic delays on A64. Very low attendance. There is not any toilets and I dont like that because what if you needed the toilet, you would not be able to go. We would like to restrict commercial development to an absolute minimum Toilets, caf/kiosk, up-grade park Swings/slides. Resurface paths so they dont get all muddy and boggy. Better path throgh blue bell woods. Golf, boats, Better fencing along railway track side. Mend the stone jetty. Cut back trees (over hanging) Community farms need a lot of finance to keep a high standard of animal welfare. This development need to be as informal as possible. We must remember that this is one of the main gateways to Scarborough. Need to consult with Edgehill community association to link to their future plans fro Edgehill Heights estates. They have been looking in developing the Edgehill community woodland area and there may be links. There are very few flat areas in Scarborough where children/young people can just play ball games so perhaps an informal play area. The current activities generate excessive amounts of litter which is not cleared up often enough. If any alterations are made on Olivers Mount/Mere area there must be a much improved level of maintenance/management, and how is this to be funded? 650 acres to be extensively used will require vastly increased budget for maintenance. Currently there are unofficial motorbike races on Olivers Mount which are both dangerous and noisy (speed limit is 30mph but not enforced). There are wild deer living on the mount; more activity and traffic will affect them.
Generally I would prefer the area to stay as it is with less motor bike racing. Lets preserve this semi-rural environment as an escape from shops, workplaces ''entertainment'' etc. Option 3 is my prefered option. With an amendment - bottom left 15ha - delete potential comercial development and add community farm/park etc.
September 2008
68
General Received by post
Positive
Negative
Suggestions
Normal indoor sports are already catered for . I'd stick to outdoor themed activities. Even on indoor areas (climbing/snow/nature education) and build quality rather than too many unrelated things. Keep an adventure/outdoor theme. 3a and 3b by far the best Concept 1 seems to me to be the better idea for the Mere and the Mount, The Mere is a lovely place to walk, I would hate either of the areas to be overdeveloped. I feel concept 1 offers the best for all ages and intrests. The area next to the wildlife zone is for disabled and junior match pond. We have taken great pride over the last 6 years, making this pond one of the top ponds in the area to cater for the above. Over the last 6 years the angling club has invested 80,000 in fish alone, not to mention weedkiller, disabled platforms and access. As a fishing club we are also working with our local environmental agency, Friends of the Mere group in bringing the mere back to a place of beauty and historical value to the people of Scarborough. Our angling club has been involved with the whole body of water since 1934 and was one of the first angling clubs to be formed in Britian.
Mountain biking fits with the outdoor theme. Constant all year use plus special events. Nearest good facilities at the moment involve car access only and expensive charges (Dalby Forest). Extreme sports/climbing/snowdome - good attraction - nearest facilities in Hull or Leeds so would introduce new attraction.
Dislike motorsports. The site is close to town and residential area and noise carries too much when motor races are on. It's ok with the current frequency of motorbike events but constant motocross etc would be too disturbing and not environmentally friendly. Equestriamism is a miniority activity and is already well served in the Scarborough area. Football is already well served by many local alternative facilities. site is not large enough or good enough for large hotel - best aimed at day trips with repeat visit appeal.
The pedestrian bridge between the Mere and the park and ride is essential. More things for ordinary visitors to do. Promotion of angling - but why is a ''new body of water'' needed? Properly managed, surely theres enough already. A caf and picnic area. adventure play area. mountain bike circuit - but not a managed one, with a charge for use: staffing costs would mean eithe rlosing money hand over fist of there being very restricted opening houtrs. And how would riders be prevented from using it for free at other times.Wildfile trails. Watersports centre - the Meres potential in this regard has been scandalously neglected in recent years.
There has been no new build hotel opened in Scarborough town since 1939, That should tell you something about hotel supply and demand. Cliff lifts tend not be economic propositions, enen in better frequented spots than Olivers Mount. Witness the one standing unused (because it needs expensive repairs) between the Grand hotel and the Aquaruim Top - and also the one from the North Cliff that the borough Council virtually gave away to another town. Sports pitches - anyone who has actually played on the top of Olivers Mount in winter will know it is the coldest spot in the town. Equestrian centre - wont mix very well with the motorcycle racing. Skate park how many do we need in Scarborough? The cost of the existing one on the North side and the one in the pipeline for the north eastern area of the castle Headland would ransom prices. Motocross and advanced driving course would ruin the Mounts image as a generally being a place of peaceful recreation.
September 2008
69
General
This area is vunerable to theft and vandalism so whatever is allocated here is going to have to have to be wardened/policed. Perhaps installing cctv as a deterent. Put up barriers in the roads to prevent boy racers/off road 4x4/dirt bikes using the woods and carparks as race tracks and dumping grounds for their litter. Dirt bikes and 4x4 vehicles are already maknig a mess of the woodland that has been newly planted and the foot tracks have been churned up making it boggy and unsightly. The equestrian centre will provide revenue for the town all year round and provide an additional activity for the holiday makers to make use of. Sponsered rides could be held like those held at Sledmere house and Castle Howard, where horses owners cab bring their horses to ride the courses and use the facilities. Over 300 horses came to Sledmere last year, if you charge 30 entry fee then not a bad little earner, thats without sponsorship tallied up for the day.
Positive
Negative
Suggestions
The Mere and its surroundings are packed with wildlife, Deer, foxes, mriads of birds etc. This is a local treasure within our town boundaries and should be protected amd made totally available and accessable at no charge or little charge to local residents and visitors alike. Commercial schemes can be based elsewhere. Motorbike racing is acceptble 5 times a year but no more for this reason. Mountain biking in the proposed area between Mere Fare and the lower motorcycle track appears desiginated for an area of gorse, shrub and trees which is literally teaming with wildlife. Please leave it alone and find some other site for this, perhaps in the community woodlandmarked in concept in 3a. Removing the scrub and gorse in this area could lead to mud slides which ahve occured in the past behind number 1 Mere fare. Regardless of the option, the remoteness of the site means it must have good security/caretaking provision to prevent the vandals from destroying what is there. Would like to see improved parking at the Mere but not too excessive as the park and ride footbridge will provide aditional parking The Mere and Olivers Mount concept 1 comnunity woodland with educational focus - excellent No eco-lodges, no allotments, no race circuit - due to vandalism. I think you will find that if you attempt to impose things on the mere site that Scarborough people do not want there will be a lot of protests.
September 2008
70
General
Positive
It would be lovelly if we could start this project as soon as possible then visitors will see that, that side of the town is on a improvement plan. This will be a great bebefit to locals and visitors alike. Boards could be placed explaninig to the public what you are doing and changing it as work progresses
Negative
Suggestions
Bridle paths and mountain bike tracks get too churned up to walk on - need to be separate from footpaths for walkers. The option 2 eco lodges site is too close to the Mere. What would happen to ecolodge tennants on race days? Basically I like concept 1, with the addition of some extreme sports to give the active youth more to do. I like the allotments as food growing is becoming more popular and important. I would like to see concept 3b implemented. Myself and my family often visit Dalby forest because of the mountain bike trails and woodland walks. It is always very busy and popular with visitors from further afield. I believe we need more sports facilities for younger peoplel so they have something to keep them occupied and also keep them fit and healthy in the process. I am the chairman of the local cycling club and we would welcome a much needed traffic free cycle circuit to hold coaching and racesfor young people and adults. The circuit should be concreted and would possibly be used as a running circuit or fitness circuit when not being used for cycling. To make any of the proposals a commercial success will require a regular number of visitors to Scarborough. Looking at the big picture suggests that our hiospilat and other essential services need to be maintained and improved over time and not starved of funding. Please maintain a maximum degree of flexability in the planning and implementation.
Not so keen on the Community Farm
My favorite options are 3a and 3b which is a very exciting project and one that would provide a lot of oppurtunities to the town for persons to get involved in sport and outdoor activity.
Concept 1 is my least preferable option. It does not go far enough to utilise this fantastic site. As there is little or no money to actually develop any of the proposed options and predict future trends accuratley, I feel that it would be counter productive to dismantle any of the existing facilities initially. I do not see how just walking around the existing body of water on a sunny day can be bettered without great expense.
In my view the Mere is best suited to a range of green pursuits and not altered by too much structure. There used to be a model boat club. I believe that could be reintroduced, lets not get into more noisy motor sports.
The tracks at the monument would be ideal for Aunley(?) sled racing, super for the quiet winter months and very popular now. The riding school project would be wonderful. There arent any within easy reach. They may be pursuaded to do a 'riding for the disabled day' and perhaps let youngsters have a free lesson to get them interested.
September 2008
71
General
Positive
Negative
Suggestions
Butterfly sanctuary etc. Look at Kew for ideas. How about looking at William Waltons garden on Ischia and emulating some of their activities ans gardens. Maybe childrens adventure park can have a theme of the sea/fishing. Rare trees to be looked after. Sailing club to teach young how to sail.
Olivers Mount not to compete with Dalby forest activities then people have more choice. Not to have the angling club lose any lake. Vansdalism and driving around the lake at night must be adressed. The angling club to be encouraged and helped to bring the area and people toghether. This whole area is one that should be looked at for an environmental based attraction/centre. What it must not do is compete with other proposed developments for the town. We must also keep the motorcycling event. Avoid too many buildings and any included must fit with the existing environment and respect the landscape. Making use of a once popular site, whilst bringing fresh new ideas and attractions to the town for both visitors and locals. I like the idea of minimalist intervention - making the Mere and surroundings accessable for educational and recreational facilities. Wild flower meadows, picnic areas and improved facilities for community groups who already use Olivers mount pitches. More allotments is a great idea also. I like the idea of the Mere being more widely used. I would like it to be freely available to all, to provide some additional facilities to the town that are not too expensive for the residents to use regulary. I like the see more use of educational talks and a centre which is both agreeable and affordable to everyone to be included. I do not believe we are looking for a 4/5 star hotel in this area, there are better locations. Chalets/cabins that fit in with the area similar to Centre Parcs or Oasis, should be looked at for this area. Not another hotel proposal please. Hoteliers cant fill the ones we've got.
A few more bus stops around the mount. New pathways/walkways up to the mount.
Anything that is mainly to make profit for a private organisation and does not enhance the local area or provide facilities that will be freely available to local people.
September 2008
72
Additional facilities or activities people would like to see on the site
Additional Facilities and Activities Sculptures Soft play areas (for children 6-10) Paddle boats/Dinghys /Canoe/Pedalo boats Sports affordable to local people Cable car from town to Olivers Mount Deer/Badger preserve/rescue centre Museum for wildlife Facilities for teenagers Treasure Island Small pitch and putt/Crazy golf Swimming pool Art Centre Model Boating Bird watching Toilets Jetty Shuttle bus service Adequate parking Dry/Indoor Ski Slope Paint ball Outdoor ice rink (Winter) Facilities for radio controlled cars/planes/boats Class room facilities Traffic calming measures CCTV/Park ranger Cycle track Railway Go Ape' style activity
Eastfield
Town Team
Falsgrave
Postal
Total 1 1
9 1 1 1 1 1 2 2 3 1 2 2 8 1 1 2 4 2 1 5 1 1 1 2 1 1
September 2008
73
Tel: 01925 84400 Fax: 01925 844002 Email: tep@tep.uk.com www.tep.uk.com
TEP, Genesis Centre, Birchwood Science Park, Warrington
WA3 7BH

1503.012D The Mere & Olivers Mount Masterplan and Feasibili

Caricato da

Informazioni sul documento

Titolo originale

Copyright

Formati disponibili

Condividi questo documento

Condividi o incorpora il documento

Opzioni di condivisione

Hai trovato utile questo documento?

Questo contenuto è inappropriato?

Copyright:

Formati disponibili

1503.012D The Mere & Olivers Mount Masterplan and Feasibili

Caricato da

Copyright:

Formati disponibili

THE MERE & OLIVERS MOUNT MASTERPLAN AND FEASIBILITY STUDY

THE MERE & OLIVERS MOUNT MASTERPLAN AND FEASIBILITY STUDY

Prepared on behalf of Scarborough Borough Council

Report Ref: 1503.012D

SECTION A: STUDY CONTEXT

Section A: Study Context

Section A: Study Context

Section A: Study Context

Section A: Study Context

Section A: Study Context

Section A: Study Context

Section A: Study Context

Scarborough Borough Council Parks and Green Spaces Strategy 2007-2011

Section A: Study Context

SECTION B: APPRAISAL AND FEASIBILITY ASSESSMENT

Section B: Appraisal and Feasibility Assessment

Open, undulating grassland to the south of the Mere

Playing fields and amenity grassland on the plateau of Olivers Mount

Section B: Appraisal and Feasibility Assessment

Section B: Appraisal and Feasibility Assessment

View of the Weaponness conservation area along Deepdale Avenue

Section B: Appraisal and Feasibility Assessment

View of the railway and retail park from the Mere

View of the site from the settlement of Osgodby

Section B: Appraisal and Feasibility Assessment

Gravel car park to the north of the Mere

Section B: Appraisal and Feasibility Assessment

Section B: Appraisal and Feasibility Assessment

Example of the self binding gravel footpaths surrounding the Mere

Eastern Olivers Mount car park and picnic area

Section B: Appraisal and Feasibility Assessment

Example of timber bench at the Mere

Example of timber litter bin

Example of timber picnic bench at the Mere

Example of timber picnic area with signage at Olivers Mount

Steel interpretation panel at Olivers Mount

View of the timber assault course adjacent to the Mere

Section B: Appraisal and Feasibility Assessment

View of the mature woodland on the western slopes of Olivers Mount

View into the mature woodland near Musham Bank

View of the visually prominent Olivers Mount TV Transmitter

View of one of the waterbodies and its valuable surrounding habitat

View north of the unmanaged part of the Middle Deepdale Valley

Section B: Appraisal and Feasibility Assessment

View of the water ski club pavilion at the Mere

View of the football club pavilion at Olivers Mount

View of the Auto 66 race circuit facilities at Weaponness Farm

View of the Auto 66 facilities at Olivers Mount Farm

The Olivers Mount restaurant

Houses overlooking the Mere on Mere Lane

Section B: Appraisal and feasibility assessment

Section B: Appraisal and feasibility assessment

Section B: Appraisal and feasibility assessment

Panoramic view northwest from Weaponness Lane towards Falsgrave

Section B: Appraisal and feasibility assessment

Section B: Appraisal and feasibility assessment

Section B: Appraisal and feasibility assessment

Section B: Appraisal and feasibility assessment

Section B: Appraisal and feasibility assessment

Section B: Appraisal and feasibility assessment

Information sourced from the Scarborough Renaissance website (http://www.scarboroughsfuture.org.uk/)

Section B: Appraisal and feasibility assessment

Section B: Appraisal and feasibility assessment