Agenda item

The Regeneration Programme Manager presented a report on delivery options for Windsor Street.

Members were reminded that, in November 2025, a report had been considered outlining options for the redevelopment of Windsor Street, with Cabinet resolving that the site should be developed for residential purposes in partnership with a Registered Social Landlord (RSL). It was reported that external funding had been secured to de-risk the project without requiring match funding from the Council.

Phase two had commenced recently and included a twelve-month monitoring period. Any overspend was being met from the Levelling Up contingency budget.

Members were advised that discussions had taken place with a number of RSLs. Of the five organisations approached, three had indicated that they were not interested in the site, while two had expressed an interest in acquiring the site to deliver one hundred per cent affordable housing. However, both RSLs had indicated a preference for outright acquisition rather than entering into a partnership arrangement.

On this basis, officers had explored the option of securing outline planning permission prior to disposal, which would also allow the Council to influence the design and reduce potential delays. It was noted that although this was not the original plan, it aligned with the strategic objectives of the site and RSLs could submit proposals which would allow the Council to retain control over which scheme was selected.

The proposal therefore sought funding of £150,000 from reserves to progress an outline planning application. It was noted that this amount would be replenished upon disposal of the site, which was expected to generate a capital receipt and provide a return on investment.

In considering the report, Members had detailed discussion and commented on the following matters:

·       It was highlighted that the proposed development would include affordable housing, which could comprise shared ownership as well as social housing.

·       Members queried how the £150,000 figure had been determined. Officers explained that the estimate was based on comparable costs for preparing outline planning applications, including the requirement for surveys, supporting evidence, and external expertise. It was noted that costs could vary depending on the level of detail included within the application.

·       Members discussed the level of detail to be included in the planning application, with the view that greater detail could provide enhanced control over the eventual scheme.

·       It was suggested that RSLs could be invited to develop proposals that met the Council’s requirements prior to submission of a planning application. Officers advised that, following soft market testing, ongoing dialogue with interested RSLs would continue to ensure that proposals reflected viability and local housing needs.

·       Timeframes were queried. Officers advised that site remediation was expected to be completed by September 2026 and the twelve-month monitoring period would be completed by September 2027. The planning process was anticipated to take between six and twelve months.

·       Members queried whether parts of the site could be used for temporary accommodation to reduce reliance on Bed and Breakfast provision. Officers advised that significant infrastructure would be required to make this feasible and that associated costs would be significant.

·       An update was provided on site remediation works, including groundwater monitoring and mitigation measures. It was reported that remediation was being undertaken and monitored in accordance with Environment Agency requirements, with a barrier being installed on one area of the site to prevent further contamination spread.

·       Clarification was provided following consultation with the Monitoring Officer, confirming that the Leader could be involved in decisions relating to the progression of a planning application in the Council’s capacity as landowner, but not in the determination of the application itself.

RESOLVED that

1) The feedback received from Registered Providers be noted.

2) Delegated authority be given to the Assistant Director for Regeneration and Property, following consultation with the Portfolio Holder, to progress an outline planning application for the Windsor Street site for up to 50 residential units.

3) Subject to the granting of outline planning permission and completion of Phase 2 remediation works, that the Windsor Street site be disposed of to a Registered Provider.

4) Delegated authority be given to the Assistant Director for Regeneration and Property, following consultation with the Portfolio Holder to agree the terms of disposal and select the Registered Provider, following evaluation of proposals against the Council’s objectives.

5) A budget of up to £150,000 be approved to meet the costs of progressing the outline planning application.