Former Pumping Station Esplanade Southport goes up for Sale
The former pumping station on the Esplanade Southport has gone up for sale by Sefton Council.
Contractors put up the For Sale signs this Friday morning (29th August 2014).
Full details please ring 0151 934 3245
Full details to follow
Introduction
1.1 The above premises are surplus to requirements and the Council is seeking to
dispose of the premises for a suitable use within Kings Gardens. A Lease of 125
years in length will be offered, following satisfactory completion of the works.
1.2 The premises were previously used as a pumping station, but this use has finished
and all apparatus connected with the use has been removed. The Council currently
occupies the premises as a store and garage for vehicles.
1.3 Vacant possession will be provided upon completion
2.0 Location
2.1 The premises are split level, located in the heart of Southport’s popular seafront
area, with frontages to Kings Gardens at the lower level and the Esplanade at road
level. The premises fall within the Promenade Conservation Area.
2.2 The premises are only 150 metres from Southport’s famous Lord Street and the
main shopping areas of Southport.
2.3 There is abundant car parking along the Esplanade together with direct access to
the building for servicing. Public transport to the premises is provided by bus stops
along the Promenade and Coronation Walks. The railway station, which provides
regular train services to Liverpool and Manchester, is approximately 800m away.
2.4 Pedestrian access to the premises is from the Promenade and Esplanade.
Vehicular access is also possible via the ramped highway from the Promenade for
servicing only.
2.5 Southport is known for its seafront gardens and the Council has obtained grant
funding for the E5m refurbishment of Kings Gardens, which is currently under
construction, due to be completed later this year.
2.6 Situation and Location plans for the premises can be found in Appendices 1 and 2.
3.0 Description
3.1 The premises are single storey in height, split level, rectangular in shape, with a
roller shutter door to the front and windows at high level. To the side is an electricity
sub-station which served the pumping station.
3.2 The premises date back to the 1950′s. They were originally used as a sewage
pumping station. All the plant and equipment connected with this use has been
removed. The Council use the premises for storage purposes.
PROPERTY AND ESTATES
3.3 Externally the premises are split level with a deck at road level, enclosed by
railings, onto the footpath for the Esplanade. At the lower ground level the premises
open out onto Kings Gardens.
3.4 Internally the accommodation comprises a full height core with an office at the side
of the entrance. Toilet, shower and washing facilities are housed in a room at the
opposite side, accessed by a door from the outside only.
3.5 The premises are built of load bearing masonry, with a glazed tile finish internally
and a render finish to the exterior. The decking surrounding the building comprises
reinforced concrete floor and roof slabs supported upon the central core and
external reinforced concrete beams and columns around the perimeter. The upper
columns are pre cast. The remainder is reinforced concrete.
3.6 The ground floor slab is assumed to be a ground bearing concrete slab.
3.7 The premises are in a poor condition. The concrete elements show evidence of
cracking, spalling and corrosion of the exposed reinforcement. Prospective
tenderers should make their own investigations of the premises and commission
their own structural survey. Upon submission of a Tender, the tenderer is deemed
to have knowledge of the condition of the premises. The Council makes no
warranty as to the fitness of the premises for the prospective use.
3.8 An Energy Performance Certificate for the premises is attached at Appendix 3. The
building falls in Category G with an Asset Rating of 715.
3.9 There is no current Rateable Assessment for the premises.
4.0 Accommodation
4.1 The premises comprise a central full height core with office and toilet/shower room
adjoining the entrance.
4.2 Gross internal floor area is 87.42 square metres (941 square feet) or thereabouts.
4.3 Internal height of the central core is 5.8 metres (19 feet)..
4.4 The footprint of the premises is 247 square metres or thereabouts.
4.5 An area of Kings Gardens outside the premises will be allocated for outdoor
seating if this is required.
5.0 Planning
5.1 Planning Policies
5.1.1 In the Sefton Unitary Development Plan (UDP) (2006) (see
htto://www.sefton.qov.uk/udp) the premises are designated as urban greenspace
(part of G419 Marine Lake), where the key policy is:
PROPERTY AND ESTATES
• G1 “Protection of Urban Greenspace”. Key urban greenspace benefits of the
premises and Kings Gardens include cultural (historic), recreational, health,
economic and quality of life benefits.
5.1.2 The premises are within areas covered by a range of other designations, and other
relevant UDP policies include:
• NCI “Development in Conservation Areas”. The premises are part of the
Promenade Conservation Area.
• HC5 “Historical Parks and Gardens”. The premises lie within Kings Gardens,
which is on the national Register of Historic Parks and Gardens.
• CPZ1 — “Coastal Planning Zone”. This limits suitable land uses to those
dependent on a coastal location, including Leisure and Tourism related uses
within Southport Seafront.
• EDT13 “Southport Central Area Development Principles.” These set out
design and other development principles for Southport Central Area and
priorities for planning conditions or planning (legal) agreements.
• EDT15 “Seafront Area”. This sets out both suitable land uses and those
which will not be allowed in the Seafront Area.
5.1.3 These complement the Southport Investment Strategy (2008) which is also
relevant. (See http://www.sefton.qov.uk/default.aspx?paqe=8179).
5.1.4 The National Planning Policy Framework (NPPF) has a presumption in favour of
sustainable development. The suggested uses (see below in 5.1.6)) would be
considered to be sustainable due to the location of the development.
5.1.5 Planning History
No relevant planning history.
5.1.6 Potential Uses
The building should be used for purposes consistent with its setting in Southport
Seafront and Kings Gardens.
Policy EDTI 5 states that the following uses are acceptable in principle:
• Restaurant, cafe, bar (e.g. Use Class A3)
• New or improved leisure and recreation facilities (e.g. Use Class D2),
• Hotel and other similar accommodation (e.g. Use Class Cl),
• Facilities for conferences, events and exhibitions (e.g. Use Class D1);
And the following uses are not acceptable:
• Permanent residential development (e.g. Use Class C3) ,
• Further retail development (Use Class Al),
PROPERTY AND ESTATES
• Other development which would harm the character of the Seafront or its
function as a regional visitor attraction (including in this case Use Classes A2
and B1 uses).
5.1.7 Potential for food and beverage use
The suggested uses for the premises include a café, bar or restaurant. Any retail
use should be related to, and ancillary to, the main use of building.
• The Council has explored the opportunity for food and beverage use and
commissioned consultants to review the potential of this building for conversion.
This report examined the feasibility and likely viability of a more intensive food and
beverage operation, particularly one that is food centred and examined what
measures would be necessary to strengthen the suitability of the building.
• The consultants concluded that the building represents a conversion opportunity for
over 100 internal seats, achievable with a small extension on the front and an
internal mezzanine, allowing for a modest and practical kitchen space and bar, with
an external seating area.
5.1.8 Layout and Design
A Design and Access Statement will be required to be submitted with any Planning
application, which should set out how design issues have been considered.
The premises occupy a prominent, high profile, corner location within Kings
Gardens, the Seafront and Classic Resort of Southport. It is close to the Marine
Lake and within the Promenade Conservation Area, which include the Seafront
Gardens. All of these, together with Lord Street, are important to the character of
Southport as a Classic Resort.
In line with policy EDT 13 a high quality of building design and use of quality,
durable and attractive materials is essential, to make a positive contribution to the
environment, attractiveness and economy of the Seafront. UDP Policy DQ1
‘Design’ sets out other design principles.
The existing building should be retained and some external alterations may be
considered (for example, an external staircase or additional windows, etc.).
The upper level has not been previously used. Following extensive ground
clearance works, the new views across the newly restored Kings Gardens and the
Marine Lake make conversion of it a particularly attractive proposition for tourist or
leisure related uses.
The lower level opens up onto what is currently a car park. Dependent upon the
use of the building, there may be scope for using some of the area in front of the
building facing the park (for example, as an outdoor seating area for a café).
Details of how the outdoor area would be used would need to be agreed with the
Council and submitted with your Tender.
PROPERTY AND ESTATES
5.1.9 Accessibility and Highways Considerations
As part of the Design and Access Statement (see 5.1.8), the developer will need to
consider how the premises will be safely accessed by all, including people with
disabilities or limited mobility. The premises are next to a busy road junction and
there is no pedestrian crossing. The Design and Access statement should identify
how pedestrians will approach the premises safely and where necessary, what
improvements to the access and pedestrian access will be required.
An Accessibility Assessment will also be required for any development in order to
demonstrate how the development is accessed in order to comply with the
requirements in the “Ensuring Choice of Travel SPD”. This can be found on
www.sefton.gov.uk/travel.
The SPD also sets out requirements on parking standards. The premises are not
suitable for on-site car parking. However as the premises are located in the town
centre with a number of bus services that stop nearby, then on site car parking is
not necessary. Cycle parking spaces will need to be included in any development
for both staff and customers. Service vehicles will need to use the existing site
access off the Esplanade.
5.1.10 Other Issues
Environmental Protection have commented that if the premises were to be used for
cooking food that the kitchen extraction would be subject to conditions to limit
odour and noise.
As these premises are Council owned, it will be a requirement that any developer
uses the Council’s own Building Control Section for services connected with
Building Regulation applications and subsequent approval. For an initial discussion
of the services available and their cost, please contact Ian Berrington on 0151 934
4626
5.1.11 Developer Requirements
Consulting with the community pre-application
You are encouraged to consult local residents and other key interests before
making any planning application. A step by step guide is available on Sefton
Council’s website entitled “Involving the Community in your application. A Guide for
Developers”. This can be found at http:///www.sefton.qov.uk/SPG.
Pre-application advice
As discussed above, the premises have a number of constraints. As such an
applicant is strongly encouraged to seek advice pre-application from the Council.
Information about what service we offer, what information is needed and what fees
we charge for pre-application advice can be found at:
http://www.sefton.qov.uk/defaultaspx?page=11098.
PROPERTY AND ESTATES
Design and Access Statement
A Design and Access statement will need to be submitted with any Planning
Application. More information about this is available on Sefton’s web site at:
http:///www.sefton.gov.uk/default.aspx?page=6213 .
Validation Checklist
This sets out the information needed before applications for planning permission
are considered to be valid. These are available to download from our website at:
http://www.sefton.gov.uk/default.aspx?paqe=7487.
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