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Assets, Regeneration and Growth Committee 30 November 2015 Title Youth Zone Report of Commissioning Director for Children and Young People Wards Burnt Oak Status Public Urgent No Key Yes Appendix A – OnSide Options Appraisal Enclosures Appendix B – Site Plan Appendix C – OnSide Business Case Sam Raffell, Commissioning Lead – Children and Young people Officer Contact Details Email: sam.raffell@barnet.gov.uk Tel: 020 8359 3603 Summary On 7 September 2015 the Assets, Regeneration and Growth Committee agreed to give in principle support for the development of a Youth Zone to be built in either Burnt Oak or Colindale and for up to £4.2m of infrastructure reserves to be invested in the Youth Zone project. This paper builds on the previous committee report, outlining the preferred site for the Youth Zone being part of the Montrose Playing Fields (“the Site”). The Report seeks authority for the Chief Operating Officer in consultation with the Chairman of the Assets Regeneration and Growth Committee to take subsequent decisions having regard to the best interests of the Council in relation to settling the detailed terms of the lease and any agreement for lease for the Youth Zone with the agreement and lease terms being submitted for final approval by a future ARG Committee. An options appraisal (Appendix A) was undertaken to establish the most suitable site for the Youth Zone within the wards of Colindale or Burnt Oak. Based on set criteria it is recommended that the Youth Zone is developed on a site (“the site”) comprising part of the Montrose Playing Fields. Recommendations That the Committee: 1. Approves the preferred location, Montrose Playing Field, is the most suitable site for Barnet Youth Zone, allowing OnSide (‘the developer’) to move the project forward. 2. Agrees the core principles outlined as a framework for developing the lease agreement between the Council and on OnSide for Barnet Youth Zone 3. Agrees to delegate to the Chief Operating Officer in consultation with the Chairman of the Assets Regeneration and Growth Committee authority to take subsequent decisions in the best interests of the Council to settle the detailed terms of the proposed lease with OnSide with the final terms of that lease being submitted to a future Assets Regeneration and Growth Committee for final approval. 1. WHY THIS REPORT IS NEEDED 1.1 Youth Zones are state-of-the-art centres open seven days a week that offer activities and opportunities to all young people between the age of 8 and 19 years old and up to 25 years old for people with disabilities. The Youth Zone offers an opportunity to give young people in these areas the opportunities to gain confidence, increase employability and improve their health and wellbeing. 1.2 The report is required to seek approval from the Committee to develop a Youth Zone on the proposed site being part of Montrose Playing Fields (site plan in Appendix B) based on the OnSide options appraisal of potential sites within the London Borough of Barnet, undertaken in collaboration with the Council as referred to at Appendix 1. This recommendation builds on the Committee’s resolution of 7 September 2015 to give in principle support for the development of a Youth Zone in the west of the borough, within the wards of Burnt Oak or Colindale. 1.3 The Site plan (attached in appendix B) is indicative only and designed to illustrate to Committee members the proposed location of the Site. There is the possibility of minor changes to the Site plan as part of the detailed design, site investigation and feasibility. This flexibility is required to ensure the development of the Site is on the most suitable part following site investigations and detailed design as well as ensuring it integrates effectively into the wider redevelopment of Montrose Playing Fields as part of the Colindale Park Improvements Project. 1.4 This report outlines the high level core principles agreed between the Council and OnSide as a framework for lease negotiations for the site. If agreed, the core principles will guide the formation of the final lease, with officers developing the detail of the legal documentation in the best interest of the Council and having regard to any requirements pursuant to s 123 of the Local Government Act 1972 ( best value) and any procurement aspects. 1.5 By the Council agreeing to resolve to approve the above recommendations this will allow for Onside (the developer) in collaboration with Council officers, to move the project forward, [undertaking statutory considerations], site investigation, feasibility checks and detailed design and taking the proposal through the planning process [More details on next steps are outlined in section 4 – Post Decision Implementation]. It is not intended that the Council will be involved directly in undertaking any procurement activity. 1.6 A report will return to Assets, Regeneration and Growth Committee in the Summer of 2016 with the terms of the final lease for approval being sought then together with any other relevant matters required to enable any agreed lease proposal to be given effect, including ancillary documentation and business case for the development of the proposal. The issues which the Council may need to have regard to at this later stage would include whether the Site should be declared surplus to requirements and appropriated either under s 226 of the TCPA or s 122(2A) of the Local Government Act 1972, the consideration of the outcomes of any public advertising as the Council may be required to undertake in respect of any proposed appropriation and/or disposal of the Site by way of long lease given the Site is public open space, together with any impact resulting on the terms of the proposal given the requirements that the Council has to adhere to emanating from s 123 of the Local Government Act (to obtain the best price reasonably obtainable). 2. REASONS FOR RECOMMENDATIONS 2.1 The Youth Zone offers a unique opportunity for Barnet. With the significant pressures on the Council’s budget, the Youth Zone project offers an opportunity to develop one of the first Youth Zones in London. The proposal offers an improvement in the current level of support, activities and opportunities for children and young people in the borough with the services to be operated and financed independently of the council. The proposal allows the Council to commission a service for young people in one of the most deprived areas of the borough with no on-going revenue funding from the Council budget. 2.2 Montrose Playing Fields as preferred site 2.3 OnSide, in collaboration with Council has undertaken an Options Appraisal across a range of potential sites across the Borough to ascertain the optimum location for a successful youth facility within Barnet. 2.4 OnSide have drawn up a clear set of criteria to establish which locations are most suitable for the Site. These are; Neutrality – A Site which is considered ‘neutral ground’ by a large number of young people. Accessibility – Ensuring the Site is accessible, especially for disadvantaged children and young people. It is vital that young people can access the Site by foot or public transport. Prominence – It is important people know where the Site is and it can make an important statement to young people that they are valuable members of the community. 2.5 The options appraisal also takes into account the Committee’s prior approval to build a Youth Zone in the west of the borough, within the wards of Burnt Oak or Colindale. The options appraisal, undertaken by OnSide includes sites outside this location as initial site visits were undertaken prior to the 7th September 2015 Committee decision to build within the designated wards. 2.6 The table below summarises the findings from each site assessment as well as the final score as against a maximum score of 20 against the set criteria. For detailed conclusions please see appendix A. Site Size Summary Score Canada Villa 2,550m2 Low score in regard to 10 accessibility and the site is not large enough to accommodate a Youth Zone Finchley Youth 486m2 The site is not large enough to 9 Theatre accommodate a Youth Zone Grahame Park 5,000+m2 Conclusion that the site is not 9 suitable due to a low score on accessibility, a lack of neutrality and large parts of the area are already earmarked for development Montrose 5,000+m2 The site is within close proximity 16 Playing Fields to Burnt Oak (6 minutes) and Colindale (10 minutes) underground stations. The park is a more neutral location than Grahame Park but is accessible for young people from this location. Woodcroft Park 5,000+m2 The site is large enough to 13 accommodate a Youth Zone and is accessible, although it is further from Burnt Oak and Colindale underground stations than Montrose Playing Fields. 2.7 OnSide and the Council believe that the Site being located on part of Montrose Playing Fields is the most suitable location to develop a new Youth Zone. Accordingly the recommendation is to agree further work on this option to develop the design of the new building and the start of the process of taking the project through the necessary statutory considerations and feasibility checks. 2.8 The key reasons the Site is believed to be the best site for a Youth Zone within this area are; Neutrality – Park settings tend to be seen as neutral territory by young people and this corner of the playing fields is equidistant between Burnt Oak and Colindale and is within walking distance of the heart of the Grahame Park Estate.