The Marina
CAMP HILL URBAN
VILLAGE PROJECT,
DEV 5 CAMP HILL INDUSTRIAL
ESTATE EXTENSION
LEVELLING AND CLEARANCE OF
DEV 5
PLACEMENT OF EXCESS WASTE IN
QUARRY VOID AND RETAINING EMBANKMENT
NEW URBAN
BUSINESS PLAN
JANUARY 2003
Century Park Limited Site
office
Edwards Centre
The
Leicestershire Warwickshire
LE10 OAN CV10
0JG
T: 01455 612000 T:
02476 352133
F: 01455 613000 F:
02476 352129
E: [email protected] E:
[email protected]
W: geocities.com/midlandquarry
in conjunction with
CONTENTS
Introduction and Background
- The Project
aim
- Project
Description
- The Market
Need for the Project
- Project
Objectives
- Project Organisation and Management
- Project Workplan
- Financial
Management
- Project Funding
– Spreadsheet showing project costs and ERDF/AWM funding
- Exit
Strategy
ATTACHMENTS (see also www.geocities.com/midlandquarry
for updates, full reports and webcam)
AIM AND DESCRIPTION
1. Location plan
2. BEFORE – existing site description and aerial
photograph
3. AFTER - Plan illustrating detailed highways
layout and development platform
4. Camp Hill Urban
Village Project Description and Project Masterplan
ORGANISATION
5. Biographical details of Mininvest
plc directors
IMPLEMENTATION
6. Breakdown of
project costs, gantt chart
and phasing.
2002 costs,
2003 works
Detailed Contractor estimates,
Galliford/Blackwells cost comparison
Site meeting notes.
FINANCIAL MANAGEMENT AND FUNDING
7. Eligible project costs and calculation of
ERDF/AWM Grant/Private sector input
8. Cashflow forecast
9. Forecast Income, Rental Levels and Profit
Assumptions
10. Audited accounts for Mininvest
plc for
The illustrations accompanying the outline planning application are to
be found on the following web link:
http://www.geocities.com/midlandquarry/Outlineplanningillustrations.html
Gantt Chart, detailed analysis of the works
and budget estimates are set out in the Blackwells/JMP
reclamation plan and budget presentation
Century Park
Introduction and Background
1.
This business plan accompanies the full
application by Warwickshire County Council to Government Office for the West
Midlands for ERDF Objective 2 grant assistance (“The Grant Assistance”) for
eligible works to form a new Urban Village distributor road INF3 for commercial
traffic, clear and service land designated Dev 5 to form a 2.45ha (net)
development plateau to (“the eligible works”) at Midland Quarry, Nuneaton. A 100,000 sq ft extension to Camp Hill Industrial
Estate will then be built by a partnership of local developers and Mininvest plc a project supported by Advantage West
Midlands. This latter element falls outside the ERDF application.
2.
A dataroom at Brealey Foster & Co,
3.
Midland Quarry, Nuneaton
is a 40 acre site bounded by the B4114 Tuttle Hill Road containing a former
granite quarry and surrounding land and a substantial quarry waste heap to its
rear adjoining the Camp Hill Industrial Estate the reclamation, servicing and
development of which forms a major part of the employment component of the Camp
Hill Urban Village initiative, a large scale regeneration plan for Camp Hill
the most deprived ward in Warwickshire. Details of the Camp Hill initiative are
appended.
4.
In 1997 Midland Quarry was listed as one of
32 brownfield sites in
5.
In 1998 WS Atkins carried out a risk
assessment and feasibility study of regeneration of Midland Quarry clearing the
backland Dev 5 area of excess spoil to the quarry void and identifying
remediation possibilities for it as an extension to the Pool Road Industrial
Estate as a first stage in the regeneration of the whole quarry site. After an extensive period of public
consultation led by the Princes Trust in 2000 regeneration proposals for
Midland Quarry were incorporated in Supplementary Planning Guidance issued by
6.
In February 2002 an Outline ERDF Grant
Application for £1m in ERDF grant funding was submitted by Warwickshire County
Council for INF3 and Dev 5. Following approval of that outline bid Century Park
Ltd was formed to seek planning, clear a new quarry construction access,
research and enable all works to comprise a successful full bid for the site
clearance and infrastructure.
7.
PI Brealey was
seconded from Mininvest to Century Park Ltd in
January 2002 to liase with stakeholders, appoint and
supervise the professional team’s work and direction, commission site works,
identify and choose options, conclude land assembly, administrate and liase with contractors and the Pride in Camp Hill project
team. Site manager Roy Kitson was appointed in April
2002. £450,000 was committed by Mininvest to these initial works as detailed below.
8.
An Environmental Impact Assessment was
prepared by Wardell Armstrong. Helpfully
9.
A planning application for permission to
import inert waste was submitted to Warwickshire County Council in April 2002
and approved in August 2002. This grants
permission to move the overburden from Dev 5 and import inert waste from
outside the site necessary to complete the filling of the void. This will facilitate future development on
that part (Dev 11) of the site. Only the removal of the Dev 5 overburden to the
void forms part of the ERDF application.
10.
An outline planning application was submitted
in April 2002 on behalf of the owner Mininvest plc to
11.
The professional team is led by Entec
12.
The identity of the project is now well
established as a project of regional importance with enquiries for
13.
As noted above in 2002 a £450,000 program of
site preliminaries, office based research, site investigation, planning,
commissioning, promotion and project funding works to enable the ERDF
application to proceed was funded by Mininvest
plc. These budgeted works are provided
below and within the project cost spreadsheet appended at Attachment 7:
£
Project discussions 18,000
Pumping 34,000
Site administration 36,000
Environmental Impact
Assessment 60,000
Waste planning and design 25,000
Development design and
planning 77,000
Site Investigation, testing 62,000
Highways Dev 5 layout 10,000
INF3 layout and traffic assessment 12,000
Resolution of ‘neighbour’ issues 1,000
Depreciation of own plant 25,000
Site works program: 90,000
Total 450,000
14.
In August 2002 British Waterways Architects
produced an overall masterplan vision detailing a
block masterplan produced by Entec UK which while
requiring some modification for demand, engineering, planning and environmental
considerations provides the site with a strong masterplanned
background and safe and attractive landscape which will facilitate the creation
of a local cluster of new commercial activity.
An extract from the plan is provided below,
this will be the subject of detailed refinement pending a detailed planning
application to be submitted in March 2003.
15.
A substantial program of engineering works in
2003 are required to get the Dev 5 site to a cleared and serviced state
starting in June 2003 and ending in January 2004. The works are well researched and
documented. Appended are meeting notes
on site and detailed contractors quotations detailing the works. The INF3 road will be formed under a 278
agreement supervised by Warwickshire Highways.
16.
The proposed link The link from INF3 to
Hillary Road serves public purposes in diverting traffic from the industrial
estate from housing areas and giving the estate a new dedicated access and
gateway will improve the attractiveness of the estate to a wider range of
employers, facilitate development of an additional area of land, in the
ownership of NBBC, Dev 10, and improve the amenity of the adjacent housing.
Inset
detail from British Waterways Masterplan showing INF3
access to
17.
A detailed highways planning application for
INF3 and the access to
18.
The link from INF3 to land fronting
19.
A decision by AWM and Government Office is
now required as to whether the Dev 5/INF3 project is to proceed. All matters relating to property title etc
have been in principle resolved and there is nothing to stop the project proceeding
if ERDF and AWM Gap Funding is approved.
20.
If Dev 5/INF3 reclamation and infrastructure
does proceed there is confirmed private sector interest in Dev 5. There is interest from local property
developers in the cleared Dev 5 land who would acquire a long
leasehold in it and participate in the share capital of Century Park Ltd.
Non-ERDF works
21.
Dev 11.
Once Dev 5 works are complete Mininvest will
then import 130,000 cu m of inert waste to complete the Dev 11 landform and
complete the reinforced earth embankment retaining wall. After a period of settlement this will
comprise a developable area for mixed use developed in equity partnership with
Advantage West Midlands including demolition and relocation of the factory Ratcliffe Buildings and marina and housing and creation of
new feature office buildings either side of the new joint access with Judkins Quarry access.
Inset
of British waterways Masterplan showing Dev 11 access
with the factory demolished and new joint access with Judkins
Quarry
1. Project Aim
The project will facilitate
the development on 100,000sqft of speculative Class B1, B2 or B8 buildings on
2.45ha (net) of reclaimed and serviced development land. Furthermore it will provide a link road from
the existing Camp Hill Industrial Estate onto the
In addition the project will
deliver the regeneration of a brownfield site,
removing unsightly overburden mounds, creating new nature habitats.
The project will contribute
directly to the following Programme Complements:
- through
partnership it will make a crucial contribution to the successful
implementation of the Camp Hill Urban Village Masterplan
and the wider SRB vision for
2. Project Description
2.1 What it is
This business plan covers
the phase one site clearance, infilling and infrastructure to form an 2.45ha
(net) 100,000 sq ft extension and new road access INF3 to the B4114 for the
Camp Hill Industrial Estate (Dev5, INF3).
This will involve the removal and remodelling
of 300,000 cu m of quarry waste.
An additional transport
objective in relieving heavy goods traffic from the Queen Elizabeth road area
will be achieved with a future link provided from Dev 5 to the Camp Hill Industrial Estate. A site plan identifying the elements of the
proposal is at attachment 2.
2.2 Where it is
Midland Quarry is situated
approximately 0.5m north west of
2.3 Site Description
The total site consists of
three parts, backland, frontland, quarry void.
-
Backland.
An unworked area of upto
6 acres on which a 0.3m cu m spoil heap of quarry waste is sited adjoins the
Camp Hill Industrial Estate. Access to this area is from
-
Frontland. Outside of the ERDF application site. An unworked area and 0.4m cu m shallow quarry void of 8 acres
adjoins the B4144 and canal with access directly onto
-
Quarry void.
A deep void of 2.5m cu m of 24 acres which is waterfilled
to a depth of 35m (64 aod prior to pumping) by a
spring and surface water with potential for linkage to the canal and marina
activities.
2.4 Delivery
The project will be
delivered by Mininvest plc through its development
associate Century Park Ltd. Mininvest plc was formed on
2.4 Linkages with Other Initiatives
The Project will link with a
number of local initiatives:
Camp Hill Urban Village
This is a partnership
comprising WCC, NBBC, AWM, Princes Foundation, Housing Corporation. The aim of this partnership is to create an
attractive and safe place tolive and work. This will be achieved through the integration
of economic and social activities, introducing high quality design, more varied
tenures and attracting new private investment.
Camp Hill is presently an
area facing problems including high unemployment, crime and high levels of long
term sickness amongst residents. It is
an area stigmatised by strong perception amongst
people who do not live there.
A development framework has
been produced for the area which seeks to create a new urban village. Creating the right economic climate is
essential and the regeneration of Midland Quarry will provide a platform for
achieving these aims.
The current proposal is
derived from the Camp Hill Village Masterplan.
Overall public/private investment in Camp Hill is estimated over 5-6 years to
be £90 million.
Weblink:
http://www.nuneatonandbedworth.gov.uk/community/camphill/camphillurbanvillage.asp
Weblink:
http://www.princes-foundation.org/foundation/urb-proj-camphill.html
Camphill Single Regeneration Budget (SRB5)
This is bringing 5.7 million
into the Pride in Camp Hill Programme including:
CHEERS, a principal point of
contact with the local business community, linking local people and training
providers with employers and giving employers a reliable source of local people
seeking employment.
Environment Business Support Advice Services -
Funding bid as Action Plan
as part of the Environment Agency'’ regional Business development Programme including WCC’s
‘Business Wasteline’ Advisory Service.
Local Transport Plan - Warwickshire County
The B4414 forms part of the
Camp Hill -
Canal Corridor Improvements _ British Waterways
The Site abuts the
2.5 Strategic Fit
West Midlands Economic Strategy
The project supports the
following pillars from the West Midlands Economic Strategy:
Pillar
3: ‘Creating the Conditions for Growth’ - the construction of
100,000sqft of spec industrial/commercial floorspace
will provide a range of starter and growth units for local businesses in the
area.
Pillar
4 ‘Regenerating Communities’ - The project will contribute to the regeneration
of
AWM Agenda for Action
The project supports the
following Agenda numbers :
·
No. 38 Review brownfield
land and promote re-use opportunities across the Region
·
No. 40 Identify and assemble strategic land
holdings to support a dynamic and diverse business base.
·
No. 47 Re-use brownfield
land for mixed use development
Coventry
The Implementation Plan mentions
in detail the Pride in Camp Hill project.
It states that this is the key project for this regeneration zone.
Regional Planning Guidance
The projects
supports the priority given by the RPG towards the re-use of brownfield sites.
Private Sector Involvement
The reclamation and
development of Dev 5 and the construction of the INF3 road and link to
3 Promotion and Market Need
3.1 Promotion and Need
During the development and
subsequent promotion of the project full recognition will be given to the EC
financial support including road signage.
As part of the wider
The attraction of tenants
and purchasers will be undertaken by commercial property agents, Loveits Commercial on behalf of Minivest
plc. This will involve:
·
Passive marketing which is already in hand
with local companies;
·
Active marketing which will start three to
six months in advance of the completion of the Dev 5 business units.
It is expected that
occupiers will be found mainly from within the sub-region although the RECHAR
funded Pool Road Business Centre has shown that units can be let to national
and international inward investors.
Loveitts report
considerable and specific interest in business units on Dev 5.
Minivest and WCC are
confident that there is a market need for the development and that there is a under-supply in the type of units that will be offered by
the project at present.
WIPS, an economic
development and regeneration activity of WCC, maintains an extensive and
up-to-date database of business property across Warwickshire. WIPS staff have a clear understanding of the
local market and confirm that gaps in the stock of modern units, both freehold
and leasehold exists in the size ranges proposed by Minivest
plc.
WCC and NBBC have developed
many small units. They consistently
enjoy over 85% occupancy.
When ‘capital building
allowances’ were available in the 1980’s the private sector invested in small
units in the Borough. However due to a
combination of sites being in the hands of large ‘shed’ builders, rental levels
not giving adequate returns and the strong desire to minimise
management costs the private sector has developed few in the last 10-15 years.
Most of the stock that does
exist for SMEs is on the east and south of
WCC commissioned GVA Grimley to undertake a Business Space Market Analysis of Nuneaton and Bedworth.
3.2 Alternatives to the Proposed development
A ‘do
nothing’ approach would have several negative impacts:
·
Fewer local job opportunities especially
important in the CHUV area where the urban village concept aims to provide home
and work opportunities within a quarter mile of one another;
·
HGVs and car traffic
from the existing Camp Hill Industrial Estate will continue to have to wind its
way through the housing estate thereby continuing the environmental and
congestion problems associated with this residential area.
·
The DEV5 element of this brownfield
site would not be developed and this would put pressure to release
·
Local businesses within the existing Camp
Hill Industrial Estate will not have the opportunity to expand into modern
premises in a local and convenient location. Furthermore the failure to develop
new units would weaken the ability of existing firms in the area to form
clusters and identify local partners/suppliers or customers.
·
An alternative approach
would be to develop the site for larger industrial or warehousing units. However easy road aces for larger vehicles
will not be good and a larger spec built unit could be empty for long periods
of time. Smaller units provide an
appropriate opportunity for SMEs to expand.
3.3 Risk Assessment
The infrastructure,
reclamation and servicing of the site will take place providing public funding
is provided. Further information on the
likely risks associated with this element of the project are
considered at ……
Speculative property
development does carry risks. However Minivest have already begun to discuss possible occupation
with local businesses and the market information provided by WIPS reveals that
there is a significant market for the types of units proposed.
Certain risks will however
always remain, these are the economic fluctuations
that may impact upon the national, regional or local economy creating a
reduction in demand.
4. Project Objectives
4.1 Objective 1 - Reclamation of Dev 5
The project will deliver the
reclamation of Dev 5 through the removal of existing overburden to the void on
land identified as Dev11. Furthermore
the project will re-contour the Dev 5 land following the removal of
overburden. In total some 3.24ha of land
will be reclaimed providing a development platform of some 2.45ha.
This land will form a
natural extension to the Camp Hill Industrial Estate, separated by the Bar Pool
Brook which will undergo environmental enhancement. It is therefore appropriate to develop Dev 5
for industrial/commercial uses of a similar nature to those presently existing
on Camp Hill.
Output
Reclamation of 3.24ha of brownfield land
Provision of 2.45ha of
serviced brownfield development land
Method of Calc - area of brownfield land remediated for
redevelopment.
Timing: Subject to detailed planning permission,
which is expected by May 2003 it is anticipated that contracts to remove the
overburden and create a development platform will be let in May 2003 The contract is envisaged as lasting for 28
weeks and will complete by December 2003
4.2 Objective 2 Access Road
Development of Dev 5 will be
unable to take place until a new access road from the site onto the B4144 is
constructed. This new road will be
approximately 450m in length with 208m of upgrading to the B4144 also taking
place. It will form a signalised junction with the B4144 and it will ensure that
new traffic servicing the proposed units of Dev 5 will not be required to pass
through any residential area.
Output
Construction of
450m of new access road, including signalised
junction to B4144.
Method of Calculation -
Length of road constructed.
Timing: Subject to detailed
planning permission, which is expected by May 2003 it is anticipated that
contracts to remove the overburden and create a development platform will be
let in May with the Road contract to follow.
The contract is envisaged as completing by December 2003.
4.3 Objective 3 Dev 5 Estate Roads, Utilities and Services
Following the completion of
Objective 1 utilities and services (gas power, IT and telecoms and 488 m of
estate road can be constructed either in parallel or in advance of the
Objective 2.
Outputs:
Construction of
488m of estate road to facilitate the future development of industrial units,
provision of ancillary services.
Method of calculation -
length of service road constructed.
Timing: Subject to detailed
planning permission, which is expected by May 2003 it is anticipated that
contracts to remove the overburden and create a development platform will be
let in May 2003 The
contract for Dev 5 and services will complete by April 2004.
4.4 Objective 4
- Dev 5 to Hillary Road
In order to improve linkages
between Midland Quarry and Camp Hill, and in order to relieve residents of the
urban village of the disturbance associated with commercial vehicles accessing
and existing from the existing industrial estate, it is intended to construct a
link road of some 62m m with a further 203m of upgrading taking place on the
existing highway..
Output:
Construction of
62m of new link road, 203m of upgraded highway.
Method of Calculation:
length of road constructed.
Timing
Subject to detailed planning
permission, which is expected by May 2003 it is anticipated that the
development of the link will be let and completed by Dec 2004.
Output Risk Assessment
A number of risk factors
have been identified which could affect project timing, costs and delivery and
measures identified to mitigate those risks.
We are assuming
- Contingency.
For example that underneath the spoil heap on Dev 5 lies rock. Site
investigation can assist mitigate the risk but cannot change the physical
reality for example of this being made upground
requiring some engineering. Would
add to project cost but not affect delivery.
- Land assembly.
that land assembly can be completed at
reasonable cost without delay. The
alternative route through the quarry has the fact that no further land
assembly is required to complete it to commend it.
- Delays.
That 120,000 sq ft of development worth £6m can be completed to
justify the gap funding in the 2003-6 period. The alternative highways route through
the quarry has this to commend it in that even if development of Dev 5
proceeds slowly for example through recession reducing the demand for
industrial premises Dev 11 could contribute to the target of £6m of built
development for example a bulky goods retail park on 8 acres.
- No financial failure. Principal contractors are long
established businesses and payment is made on architects
certificate of work done.
- No unforeseen risks. A formal feasibility study by WS Atkins
has been prepared and financial plan is based on contractors detailed
estimates prepared in conjuction with consulting
engineers reports and knowledge of local market conditions for serviced
industrial land which is at present buoyant in other areas of Nuneaton
- Site security is adequate. The project site is in a deprived
area. Additional measure to prevent
unauthorised access, vandalism and theft include
upgrading the site boundary with splayed powder coated palisade fencing
and 24 hr dog security.
- Project returns are adequate. The financial projections indicate the
project will attract sufficient equity and debt finance to complete it.
5 Project Organisation and Management
5.1 Century Park
The board of newco
Roy Kitson
is site manager.
5.2 Mininvest plc
Mininvest plc is the
principal company in the Mineral Investments Group of associated companies with
common directors and shareholders Ian Brealey and Gwyn Williams and non executive John Brown.
Mininvest plc was formed on
Ian Brealey
is a chartered accountant, KPMG Peat Marwick trained following a first in
development economics from the LSE. He
is a 50% shareholder in Mininvest plc. His career has included central and merchant
banking and public and private company direction. He is in private practice as a chartered
accountant in the family firm which was founded in
Gwyn Williams is a
solicitor who after a carrer with Tarmac and Hammond Suddards Edge works in private practice.
John Brown is non executive
director of a number of companies including those owned by Lord
Rothschild. He spent his career with
North West Securities, now Capital bank the asset financing arm of Bank of
Scotland which he co-founded. He is a
former chairman of the
5.3 The Development Delivery
Entec
5.4 Advisers
Planning Supervisers Entec
J
Craddock Associates
Design PRP
Architects,
British
Waterways
Transport Engineers JMP
Geotechnical Engineers Wardell
Armstrong, JMP
Environmental Wardell Armstrong
Site investigation Wardell Armstrong, JPA
Waste and Mineral Wardell Armstrong
ALP
Ambrose
Agents Loveitts Commercial
Builders FE
Downes Ltd
Site services Dennis
Rouse
Housebuilders TBA
Commercial developers Sailstore
(units)
Earthworks Blackwells
Highways Gallifords
Blackwells
5.5 Stakeholders
Successful brownfield development requires a large number of
stakeholders each with their own often conflicting objectives to lend their
support. A critical factor in winning
that support is attention to sustainability objectives.
To provide good transport
infrastructure
To promote local business
diversity
To make businesses efficient,
ethical and competitive
To provide adequate local
services
To provide employment
opportunities
To provide dwellings to meet
local housing demand
To provide good
accessibility eg for disabled
To minimise
the use of resources, pollution and ensure energy efficiency, protect
biodiversity
6. Project Workplan
6.1 ERDF Eligible
A detailed workplan is available for inspection.
2002
Summary of the principal
works and phasing
This initial phase of work
progressed
Pumping
Site administration
Scheme design and planning
Resolution of ‘neighbour’ issues
Clearance and demolition of
quarry structures
Preparation of the shallow
void by removal of unsuitable material (pictured above)
Rock winning and lining of
the cleared shallow void
Excavation of 75,000 cu m of
waste and placement into quarry
2003
Prepare quarry void to
receive excess dev 5 waste
Create or import 50,000 tonnes of rock
Build reinforced embankment
retaining wall at Dev 11 to receive spoil
Spread spoil heap 170,000 cu
m on Dev 5 to form development platform
Remove remaining 130,000 cu
m of excess spoil on Dev 5 to void at Dev 11
Build INF3 junctions,
roundabout
Commence Dev 5 spine road
The works are scheduled to
begin in June 2003 and complete in January 2004
2004-6
Build Link from Dev 5/INF3
to
Habitat
replacement/enhancement
Complete Dev 5 roads and
services
6.1 Non ERDF
2004 - 6
Construct 100,000sqft of
employment floorspace
Import balance of waste
130,000 cu m from off-site to complete dev 11 development platform.
2006-8
Following complementary
development of Judkins Quarry, on the opposite side
of Tuttle Hill B4144, construct Dev 11 roads and mixed use development
including marina. Acquire and develop Ratcliffe
Buildings factory, acquire and develop 206 Tuttle Hill. (These works do not form part of this
application for grant).
7. Financial Management
The grant will be submitted
and awarded to WCC. WCC will be
responsible for administering this grant.
WCC’s Treaurers
department has extensive professional expertise in the handling of grant claims
on its own and private sector developers behalf.
Century Park Ltd and Minivest plc will be required to maintain necessary open
and transparent accounting systems and opther records
as necessary.
WCC will endeavour
as far as due diligence on behalf of authority can reasonably ensure that grant
is used for eligible purposes only.
8 Project Funding
See attached excel
spreadsheet Attachment 9
9 Exit Strategy
Once workspace has been
constructed it will be offered on a for sale or to let basis by Mininvest plc and its locally based developer partners who
will take an interest in the newco development
company Century Park Ltd.
ATTACHMENTS
1. Location plan
2. BEFORE – existing site description and aerial
photograph
3. AFTER - Plan illustrating detailed highways
layout and development platform
4. Camp Hill Urban
Village Project Description and Project Masterplan
5. Biographical details of Mininvest
plc directors
6. Breakdown of
project costs, gantt chart
and phasing.
2002 costs,
2003 works
Detailed Contractor estimates,
Galliford/Blackwells cost comparison
Site meeting notes.
7. Eligible project costs and calculation of
ERDF/AWM Grant/Private sector input
8. Cashflow forecast
9. Forecast Income, Rental Levels and Profit
Assumptions
10. Audited accounts for Mininvest
plc for
1. Location Plan
2. BEFORE - EXISTING
SITE DESCRIPTION AND AERIAL PHOTO
View from
The site consists
of three parts, backland, frontland, quarry
void.
-
Backland. An unworked
area of upto 6 acres on which a 0.3m cu m spoil heap
of quarry waste is sited adjoins the Camp Hill Industrial Estate. Access to
this area is from
-
Frontland. An
unworked area and 0.4m cu m shallow quarry void of 8
acres adjoins the B4144 and canal with access directly onto
-
Quarry void. A deep void of 2.5m
cu m of 24 acres which is waterfilled to a depth of
35m (64 aod prior to pumping) by a spring and surface
water
3. AFTER - Plan illustrating
detailed highways layout and development platform
4. Camp Hill Urban Village Project Description and Project
Masterplan
The essential characteristics of an urban village are:
a combined resident and working population of 3,000 - 5,000
facilities within easy walking distance, creating less need to use the car
a community of sufficient size and diversity to maintain the services it needs,
but small enough for people to feel a part of it
mixed land uses
mixed tenures of residential and commercial property
"urban", rather than sub-urban density and design
The development framework involves:
clearance of housing on the Bar Pool ridge and slope
high density new housing based on perimeter blocks
remedial works and long term development at Midland Quarry
new neighbourhood centre
new primary road link from Tuttle Hill via the new centre to Queen Elizabeth
Road
more housing on land off Camp Hill Drive
new secondary road link from Tuttle Hill to Queen Elizabeth Road
employment uses in the Bar Pool valley
recreational uses around Bar Pool balancing lake
improvements to and around existing housing
The development proposals will result in:
about 640 new dwellings in developments designed on Urban Village principles
a further 300 improved dwellings
27,400 sq.m. of new business
space
1,350 sq.m. of new leisure
and retail space
1,000 sq.m. of refurbished
community floorspace
major infrastructure improvements
significant new recreational facilities
major areas of new and improved open space
5. Biographical
details for Mininvest plc executive directors
Mininvest plc was formed on
Ian Brealey,44 is a chartered accountant, KPMG Peat Marwick trained
following a first in development economics from the LSE. He is a 50% shareholder in Mininvest plc and serves as Chief Executive. His career has included central and merchant
banking experience and public and private company direction. He is in private practice as a chartered
accountant in the family firm which was founded in
Gwyn Williams, 54 is a partner with Hammonds Suddards Edge, Solicitors and spent much of his career with
Tarmac Quarry Products Ltd as head of legal department and company
secretary. He is a 50% shareholder in Mininvest plc.
John Brown, 67 is
non executive director of a number of companies including those owned by Lord
Rothschild. He spent his career with
North West Securities, now Capital bank the asset financing arm of Bank of
Scotland which he co-founded. He is a
former chairman of the
6. Detailed 2002 and 2003 detailed contractors estimates
2002 Costs
Costs broken down
by supplier are
Budget
Project
discussions and management
Brealey Foster 12m@£1500 18,000
Pumping
Purchase of pump 13,000
British Waterways
charge 10,000
Energy cost 10,000
Labour 1,000
Site
administration
Manager annual
cost
12m @ £2500 30,000
Welfare, cabin,
BT, loo
12m@£500 6,000
Environmental
Impact Assessment
Wardells 60,000
Waste planning and
design
Wardells 25,000
Development Design
and Planning
J Craddock 10,000
Entec 50,000
British Waterways
Architects 10,000
Rouse 7,000
Site Investigation
Wardells 20,000
Ground
Investigation and Piling 30,000
Joynes Pike Associates Dev 5 12,000
Highways
Dev 5 layout
Joynes Pike Associates 10,000
INF3 layout and
traffic assessment
JMP 12,000
Resolution of neighbour issues including land acquisition
Loveitts Commercial 1,000
Purchase of plant
Dozer
Excavator
Roller 100,000
Depreciation @25% 25,000
Site works Program 90,000
Hire 50,000
Labour 20,000
Oil 10,000
Sundries 10,000
4 operators, two
tippers, long reach excavators
Removal of unsuitable
material
Rock winning and
lining of shallow void
Excavation of
75,000 cu m waste from frontland to clear temporary
road access and placement in shallow void
Site works
programs
|
W/e |
3.3 |
|
|
|
|
|
|
10.3 |
|
|
|
|
|
|
17.3 |
|
|
|
|
|
|
24.3 |
|
|
Ecav unsuitable |
|
|
|
31.3 |
|
|
Ecav unsuitable |
|
|
|
7.4 |
|
|
Ecav unsuitable |
|
|
|
14.4 |
Purchase pump |
Ecav unsuitable |
||
|
|
21.4 |
|
|
Ecav unsuitable |
|
|
|
28.4 |
|
|
Ecav unsuitable |
|
|
|
5.5 |
Wardell EIA |
Ecav unsuitable |
||
|
|
12.5 |
|
|
Ecav unsuitable |
|
|
|
19.5 |
Health and
safety |
Ecav unsuitable |
||
|
|
26.5 |
|
|
Ecav unsuitable |
|
|
|
2.6 |
|
|
Ecav unsuitable |
|
|
|
9.6 |
|
|
Ecav unsuitable |
|
|
|
16.6 |
Health and
safety |
Rock to base |
||
|
|
23.6 |
|
|
Rock to base |
|
|
|
30.6 |
|
|
Rock to base |
|
|
|
7.7 |
|
|
Backfill and
compact |
|
|
|
14.7 |
|
|
Backfill and
compact |
|
|
|
21.7 |
|
|
Backfill and
compact |
|
|
|
28.7 |
Blackwells on site |
Backfill and compact |
||
|
|
4.8 |
Remove tyres |
Backfill and
compact |
||
|
|
11.8 |
Remove tyres |
Backfill and
compact |
||
|
|
18.8 |
|
|
Backfill and
compact |
|
|
|
25.8 |
|
|
Backfill and
compact |
|
|
|
1.9 |
GIP testing |
Backfill and
compact |
||
|
|
8.9 |
GIP testing |
Backfill and
compact |
||
|
|
15.9 |
|
|
Excavate loose |
|
|
|
22.9 |
JMP retaining
wall study |
Excavate loose |
||
|
|
29.9 |
Site closed |
|
|
|
7. 2003 Detailed contractors quotations
Budget quotations have been provided by three
contractors Blackwells, Gallifords
and Buckinghams.
The
woks are scheduled to begin in June 2003 and complete in January 2004
Scope of the estimated Works
The detailed scope of the
Works is:
Site clearance
Removal of unsuitable
material from base of shallow void
Excavation of material from Dev 5 to form new development levels
Excavation of overhanging/unsafe rock from within the shallow void
Processing site won material to form granular to form reinforced earth
wall
Deposition of material and compaction within the shallow void including
benching of the fill
Construction of 34m high 45 degree reinforced soil retaining wall in
the neck of the shallow void
Forming of road profile to INF3, 3.1, Dev 5 estate road
Signalised highways junction for INF3
Provisional sum allowance for traffic signals and connections of
£80,000
Highway access for INF3.1
All roads to Warwickshire CC adoptable standard, 7.3m carriageway
Safety barriers to highway edge adjacent to the deep void
Diversion of holly Stitches Brook to permit new road alignment
Construction of reed bed and weirs to receive highway run off
Culverting of Holly Stitches Brook and
Bar Pool Brook to permit highway crossings
Combined foot and cycleway to all new roads
Kerb and edgings to road and footway
Installation of 4 way duct in road verge with duct boxes @ 100m centres
Provisional sum allowance for street lighting of £30,000
Surface water drainage to INF3, 3.1, dev 5 estate road
Petrol interceptors to all outfalls
Surface water attenuation to restrict drainage to
Car Park to accommodate 150 cars with 6F1 surfacing
Construction of marina service area @ 80m aod
including highway and pedestrian access
Foul water sewer to dev 5 and INF3.1
Manholes to foul sewer
Widening of canal over a length of 140m to form a mooring facility
Plastic piles and pile cap to widened canal
Clay lining using free issue clay to widened canal
Provisional sum allowance for foul water pumping station and rising
main of £55,000
Design fees and PI insurance cover
Further cost elements required
provision and diversion of utilities ie gas, water electric and telecom
landowner costs including those in
connection with the EIA, BWB, EA and planning permission submissions
acquisition and demolition of buildings
and structures along Tuttle Hill road
site clearance of trees and shrubs
possible silt lagoons by canalside on Dev 5
environmental works on ‘
Midland Quarry,
10-451-B
Issues
and Actions Arising from Site Mtg
Attendees: Ian Brealey (IB), Mininvest
Roy Kitson (RK)
Nick Smart (NS),
Charis Fowler (CEF) JMP Consultants
Chris Brown (CB) JMP
Consultants
Simon Gibbs (SG) SJG
Environmental
David Moreland (DM) Gallifords
Ian McSevery (IM) Gallifords
Apologies: Neil Chesterton
Issue |
By Who |
By When |
|
The previous minutes were reviewed and actions
either closed out or picked up and described below. |
|
|
|
IB explained use of Blackwells
for INF3 and Gallifords for INF3.1 plus link to
DEV5. Neil Chesterton would be used for the retaining
wall by Blackwell, as discussed previously. |
|
|
|
Outline Planning for the site should be received
on |
Entec |
|
|
Neil Moseley, Entec,
will be preparing the tender documents |
Entec |
|
|
British
Waterways architects had produced an indicative overall
site plan. A T-junction would be
required at INF3/DEV5 and a link to |
|
|
|
IB discussed the funding procedures from the various bodies with an input to the project. |
|
|
|
There is a
land ownership issue adjacent to INF3, but a meeting has been arranged for |
IB |
Jan 2003 |
|
Carried from previous minutes - Floor of the shallow void slopes towards main void. Preferable to found the earth reinforced structure on a 5 degree slope away from the main void. IB stated that RK could remove material as required over the winter months. Rock blasting may destabilise the underlying rock, so material would need to be pecked out. IB would expect an instruction from JMP before this work is started. |
JMP |
Following extra topo survey/ detailed design |
|
Wardell’s interpretative report on the Site Investigation and void infilling works is being produced. This will form the basis for future site investigation, particularly regarding the interface of the shallow void wall and the fill. The filling operation is not currently warranted by anyone. |
Wardell |
Asap |
|
Additional survey is required within the shallow void as it is now substantially different from the Interlock survey undertaken in 2002. IB requested JMP to co-ordinate survey. |
JMP |
|
|
JMP to advise as to the location of level monitoring pins to periodically test the settlement characteristics of the fill material in the void. RK will also set some monitoring pins on the site in the void as a cross-check. RK has 3-4 weeks more of tree clearance before moving to shallow void. |
JMP RK |
|
|
Carried from previous minutes - Material which has been in filled in the shallow void needs further SI testing, as Wardell’s only provided intermittent supervision during this operation. All agreed that it may be best to test the material in spring once it has had the winter period to settle. |
JMP to advise |
Ahead of detailed design |
|
SG is to produce an outline plan/volume of rock to obtain by blasting, approx. 50,000cu.m. |
SJG |
|
|
Rock yielded by the blasting can be processed to produce the required grading for the retaining wall, or possibly sold offsite. |
|
|
|
SG will be the Planning Supervisor for the site works. |
SJG |
|
|
JMP to further investigate the use of Comtec system for the retaining wall as well as a 45 degree slope, as the newly proposed profile to a projected height of 94mAOD as opposed to stepped at 80mAOD and reaching 92mAOD. NS will ultimately decide which retained slope angle will yield the best return on investment. |
JMP NS |
|
|
Gallifords and JMP to arrange to meet separately to discuss design aspects of the site works. |
DM/CB |
Jan 2003 |
|
End |
|
|
7. Eligible project costs and calculation of ERDF/AWM Grant/Private sector input
8. Cashflow forecast
9. Forecast Income,
Rental Levels and Profit Assumptions
Dev 5 Project financial sensitivities
Costing sensitivities
Summary
Civil engineers
estimates to get Dev 5 into a serviced state and make road connection is to
allow for a budget of £2m. With build
costs of £3.6m and other costs of £0.4m we are allowing a budget of £6m.
Existing land
values
Land at Dev 5, Dev
11or Dev 10 does not have significent value without
INF3 or INF3.1 being built. Dev 5 could
be connected to the
By sharing
development profit a return is made to landowners and the developer Mineral
Investments has a vested interest in keeping resources and costs to the minimum
and developing both areas Dev 5 and Dev 11 as soon as practical. Dev 10 may be developable with an estimate of
costs of forming the building platforms.
Until that is demonstrated it is assumed Mineral Investments will
develop only INF3 and Dev 5 and make a separate application concerning any
remediation costs of Dev 10 and Dev 11/Env2.
Gross development
area
This depends on
the proportion of the gross land area of Dev 5 of 8 acres retained for
environmental purposes. Project costs and hence gap are
very sensitive to the gross development area.
It is assumed all of Dev
10/Dev 11 of 4 acres is available for development and could be available for
speculative build if a single user were found for Dev 5.
Purchase of land
for road.
Land will be
required to complete the site assembly in particular for INF3. The costings are
not sensitive to this item. No further
land assembly is reuired for INF3.1 other than a
small amount of land in public ownership.
Movement
of spoil and formation of levels.
Spoil will be
moved from the backland to backfill the shallow part of the quarry void within
Dev 11 and be compacted to a level of about 60aod. Restoration of the shallow part of the quarry
to 90aod will await future backfilling operations which will be practical possiblility once INF3 is formed or INF3.1 is begun.
The costings are sensitive to the level of spoil moved and
choice of a cheaper contractor however the more spoil moved the greater the
infill of the shallow part of the quarry void and less chance of piling costs,
subject to Bar Pool brook flood defence costs which
become substantial the lower the building platform. The costings are
also sensitive to the need for compaction in the shallow void. If an interval of five years occurs it may be
that no compaction is required.
Installation
of INF3 road. This has been estimated on a worse case basis
by Galliford Midlands. No allowance has been made for junction works
on
Traffic lights,
junction and road to development £560,000
Road to Hillary
road £115,000
Revisit to raise
covers and final wearing course £ 63,000
Contingency £ 12,000
Total £750,000
Estate
roads and services. Costings are not
sensitive to variations in this.
Unit build 100,000
sq ft @£40 sq ft . This is a standard estimate. The 10% office element is likely to cost £60
per square foot.
Fees approx 10% of build cost. This a standard estimate.
Finance approx 5% of build. This will depend on the rate of uptake of
units as to three or five years but is estimated to be £300,000.
Developers profit upto 15% of build costs
Sales value
sensitivities
Unit
value 100,000 sq ft @ 55 sq ft. The £55 a square foot value is
sustained by rent of £4 a square foot (7%).
Rental values are
likely to be lower than this on Dev 5.
In the adjacent
It is expected
that £55 a square foot or £4.0 rental will be achieved given the enhanced
access to