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Disposal of Westwood Park, Coldhurst, Oldham

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Disposal of Westwood Park, Coldhurst, Oldham CABINET Disposal of Westwood Park, Coldhurst, Oldham Report of Executive Director, Neighbourhoods Portfolio Holder: Councillor Dave Hibbert, Housing, Transport and Planning 22 nd October 2012 Officer Contact: Akeel Shafiq, Development Officer Ext. 3617 Purpose of Report To provide consent for the: Advertisement of the intended disposal of Westwood Park as required by the POS protocols. Subject to the satisfaction of the POS protocols direct disposal of Westwood Park to The Pennine Acute Hospitals NHS Trust. Recommendations It is recommended that approval be provided for: Advertisement of the intended disposal of Westwood Park as required by the POS protocols. Subject to the satisfaction of the POS protocols direct disposal of Westwood Park to The Pennine Acute Hospitals NHS Trust. Cabinet 22 nd October 2012 Disposal of Westwood Park, Coldhurst, Oldham 1 Background Westwood Park 1.1 Westwood Park is approximately 2 hectares in area and is surrounded by the Royal Oldham Hospital to the immediate north and east of the park and a small housing area (Yasmin Gardens) to the south, to the west is the former Westhulme Hospital site (NHS Land) and a large B&Q superstore. Appendix 1 shows the location of the park. 1.2 Westwood Park is a relatively large park. It includes two five-a-side football pitches, a basketball/netball court, two crown green bowls pitches and an area of children’s play equipment. Despite the facilities the park is almost derelict and in a very poor condition, attached as Appendix 2 are pictures showing the current state of the park. The site also includes a small clubhouse building, which was in the past used by the bowling club who used to use the park’s greens. 1.3 Westwood Park has some quite significant level changes within it. It is built up at a higher level than Westhulme Avenue and this western side of the park levels off creating a platform for the children’s play equipment and basketball court and one of the five-a-side pitches. The land then rises again creating a higher terrace at a similar level to the south end of the Royal Oldham Hospital site. 1.4 There are two entrances to the park, one off Westhulme Avenue to the west via an unmade road, and the other to the south east side of the park, from Westhulme Street, which is the main entrance used by hospital staff, patients and visitors using the park. Westhulme Avenue is in a very poor condition with major potholes all the way along making it unattractive for vehicular access and particularly difficult for the disabled, elderly / mobility impaired to access the park from that entrance. 1.5 Despite the elevated nature of the park it is hidden from view of the surrounding areas. There are mature trees surrounding the site with a particularly dense barrier of mature trees to the north. To the east the maze of buildings of the Royal Oldham Hospital creates a barrier to the park. To the west the park entrance is bounded by an unmade road (Westhulme Avenue) and is faced by the rear of the B&Q superstore. The housing estate to the south turns its back on the park and a barrier is created by the rear garden fences of the closest houses. 1.6 The residential area referred to in 1.1 above (Yasmin Gardens) is the only area of housing that has easy pedestrian access to Westwood Park although even this is not a direct access. Other areas of housing within the surrounding areas are cut off from the Park by the busy dual carriageways of Rochdale Road, Featherstall Road and Chadderton Way, the hospital and B&Q. th Page 2 of 9 Westwood Park v1.doc 14 September 2012 1.7 It is widely recognised that the park is under used, suffers from poor access and attracts anti social behaviour. It is also a maintenance liability for the Council. Discussions with the Pennine Acute Hospitals NHS Trust 1.8 Initial discussions started with the Pennine Acute Trust towards the end of 2004 at which point the Trust were undertaking an exercise to explore possibilities for the expansion of the existing hospital. Given the location of the adjoining Westwood Park the acquisition of the site was one of the options that provided some potential however other than exploring the Planning position nothing further was done at the time. 1.9 Following a major review and consultation exercise undertaken by the NHS Trust (known as the Healthy Futures Programme) which had concluded that the Royal Oldham Hospital site would become a key regional hospital, a meeting took place between representatives of the Trust and the Council in April 2009. At this stage a landswap was discussed whereby it was proposed that the Council consider disposing of the Westwood Park site to the Trust in exchange for the former Westhulme Hospital site (identified as NHS Land in Appendix 1). 1.10 If the Council was inclined to support the proposed exchange, one of the possible solutions could have been that the Trust provided a sum of money that would allow the Council to replace some or all of the sports/recreational facilities that were to be lost at Westwood Park on the Westhulme Hospital site. If the whole site was not required for the replacement of the lost facilities the remainder could be sold for other forms of development such as residential or an extension to the adjacent retail development owned by Oldham Property Partnerships (OPP) and the Council would thereby generate a capital receipt. The proposed land swap was however discarded due to a number of reasons. 1.11 The preferred option was for the disposal of Westwood Park to be independent of the NHS Land as it would allow: • A significant capital receipt to be generated from the sale of the site as well as reducing any ongoing revenue liabilities that the council has. • Accommodate the future expansion of the hospital in line with the aspirations for it to become a key regional hospital. • The facilities that were to be lost to be reprovided in a much improved way so that they would be better located to serve the existing communities at no cost to the Council. • The Trust to dispose of the former Westhulme hospital site (NHS Land) for residential development. 1.12 Officers working with consultants appointed by the Trust (Taylor Young) have carried out a detailed assessment of the existing facilities at Westwood Park th Page 3 of 9 Westwood Park v1.doc 14 September 2012 and their use by the communities that surround it, the study has found that the facilities are underused and could be better re-provided locally on other parcels of land that would better serve the existing community that may currently use Westwood Park. The results of the Taylor Young study are summarised below however set out in detail as part of Appendix 3. 1.13 The Trust is currently in the process of developing the existing Royal Oldham Hospital site including providing a new cancer unit and a general medicine/woman and child unit and intend to use the Westwood Park land to provide car parking that will support the long term expansion and redevelopment of the hospital. 1.14 The Trust currently lease parking land adjoining the hospital from Oldham Athletic FC at a substantial rent and it is understood that they will not require the use of this facility should they acquire Westwood Park. Taylor Young Study 1.15 Following discussions between the Council and the Trust Taylor Young were instructed to: • Assess the nature and quality of the existing open space at Westwood Park. • Assess other open space facilities within the area that may either compliment or compete with the existing facilities at Westwood Park or could provide potential for the replacement of Westwood Park. • Indentify options for the replacement of the loss of the existing open space at Westwood Park, within the area, in a manner that would better serve the needs of the local communities. 1.16 In line with the Council’s Open Space Study (Steps 1 and 2 – 2008) and the Open Space, Sport and Recreation Provision SPD Taylor Young undertook a study in December 2010 that included an assessment of all the open space within walking distance of the communities that are located within a walking distance of Westwood Park. 1.17 Site visits, discussions with the team that manages and maintains the park along with the information in the Council’s Open Space Audit showed that Westwood Park was underused and frequently subject to vandalism and anti- social behaviour due to a number of reasons, the main two being that: • Only the residents bordering the park (Yasmin Gardens) can easily access it and residents from other parts of the area are cut off from Westwood Park by Chadderton Way and Rochdale Road. • The park is hidden from view being tucked away between the retail park, hospital and surrounding houses (which all turn their back onto the park) resulting in little natural surveillance. th Page 4 of 9 Westwood Park v1.doc 14 September 2012 1.18 The Open Space Study highlighted areas of open space in the vicinity of Westwood Park, the types of open space and the facilities which were available. Following detailed assessment land/existing parks were identified that were capable of accommodating the re-provision of the open space facilities which would be lost at Westwood Park in an improved manner that would better serve the communities. Amongst the options identified were land at Garforth St, Coldhurst Community Park and land at Cottam St although since then improvements have already been carried out at Coldhurst Community Park.
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