Wrexham County Borough Council NE03062 Former Chirk Estate Office Feasibility Study – Final Report (Confidential)

Hyder Consulting (UK) Limited 2212959 HCL House Fortran Road St Mellons Business Park St Mellons Cardiff CF3 0EY United Kingdom Tel: +44 (0)870 000 3001 Fax: +44 (0)870 000 3901 www.hyderconsulting.com

Wrexham County Borough Council NE03062 Former Chirk Estate Office Feasibility Study –

FINAL REPORT

Author Alison Powell/Claire Pugh

Checker Alison Powell

Approver Geoff Webber

Report No

Date 01 June 2009

This report has been prepared for Wrexham County Borough Council in accordance with the terms and conditions of appointment for Former Chirk Estate Feasibility Study dated . Hyder Consulting (UK) Limited (2212959 ) cannot accept any responsibility for any use of or reliance on the contents of this report by any third party.

CONTENTS

Executive Summary...... 1 1 Introduction...... 3 1.1 Aims of Study ...... 3 1.2 The Site ...... 4 1.3 Local Context...... 5 1.4 Strategic Context ...... 8 1.5 Consultations...... 10 1.6 Structure of Report ...... 10 2 Consultations...... 11 2.1 Chirk Town Council ...... 11 2.2 Chirk Community Forum...... 12 2.3 Chirk and Ceiriog Valley Partnership...... 12 2.4 Glyn Valley Tramway Trust...... 13 2.5 History Society...... 14 2.6 Officer Workshop...... 14 2.7 Community Questionnaire ...... 15 3 Identification of Possible Uses ...... 16 3.1 Commercial Build – Selling the Site for Development ...... 16 3.2 Affordable Housing ...... 19 3.3 Car Park ...... 20 3.4 Mixed Uses...... 26 4 Evaluation...... 33 4.2 Preferred Options ...... 47 5 Financial Implications ...... 49 5.1 Whole Site ...... 49 5.2 Option 3 Mixed Use Option...... 49 6 Management of Options ...... 51 6.1 Option 3 – Mixed Use ...... 51 7 The Next Steps...... 56

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Appendices

Appendix 1 - List of Consultees Appendix 2 - Results from Public Consultation Appendix 3 - Cost Schedule – Refurbishment Appendix 4 - Development Trust - Case Studies

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Executive Summary

1. Hyder Consulting was commissioned by Wrexham County Borough Council (CBC) in January 2009 to undertake a Feasibility Study to assess potential new uses for the former Chirk Estate Office and surrounding site. The site, which fronts onto Castle Road to the west of Chirk town centre, is in the ownership of the local authority. The building itself was formerly utilised as a Housing Estate Office, with the outbuildings to the rear of the main property used as workshops and garaging. To the front of the property is a small car parking area. The Estate Office was closed in 2005, since which time the building has not been used and the condition of the building has begun to deteriorate.

2. This report considers a number of potential uses for the site, namely:

Commercial uses – selling the site for development to release capital;
Utilising the site to meet the Council’s affordable housing policy;
Bringing the site back into use for the community, for which several possible options have been suggested;
Car parking, in association with the proposed World Heritage Site; and
A mix of commercial and social enterprise – the community is confident that there are interested individuals who could form a Development Trust Management Group to take such a project forward, if the Council were to lease the building at a peppercorn rent. 3. The key objective of this study is to assess the potential options for the site in terms of their sustainability, and their economic and social impact on both the Council and the community . The findings of the study are to inform the Council’s Joint Asset Management Group in its decision on the future use of the site, and must take account of the fact that the end use should not add to the financial capital and revenue liabilities of the local authority.

4. Consultation with local authority officers, members of Chirk Town Council, Chirk Community Forum, local Councillors, representatives of the Chirk and Ceiriog Valley Partnership, Glyn Valley Tramway Trust, the National Trust, and local employers have formed a key component of the study. The local community were given an opportunity to provide their thoughts and ideas on possible options for the site by means of a comments sheet distributed to 2,500 households.

5. Uses proposed for the site have been evaluated against a range of criteria, namely:

Whether it meets an identified need;
Provides benefits to the local economy (for example job creation, tourism spend);
Provides benefits to the local community;
Is in accordance with planning policy;
Is likely to be affected adversely by the restrictive covenant;
Has an impact on local residential amenity;
Is compatible with other uses within the site;
Is in accordance with local authority priorities;
Likely level of support from the community;
Likelihood of obtaining funding;
Complements the World Heritage Site bid;
Level of capital funding required (e.g. development works);
Timescale for implementation;
Financial sustainability / contribution to the running costs of a mixed use option; and
Financial implications for Wrexham CBC. NE03062—Former Chirk Estate Feasibility Study Hyder Consulting (UK) Limited-2212959 Page 1

6. The evaluation process has identified three options for the site:

Option 1 Residential – Clearance of the site for residential development.

Option 2 Affordable Housing – Clearance of the site for development for affordable housing or alternatively refurbishment of the former Estate Office building itself as a number of affordable housing units. It is likely that the market would prefer a new build on the site.

Option 3 Mixed Use – The range of uses under this heading include office use, private day nursery, community café, community office, storage space and bunkhouse with associated parking.

7. Under Options 1 and 2, it is assumed that the site would be sold to a private developer or Housing Association for development as either residential or affordable housing, and hence there are no ownership or long-term site management implications for the local authority.

8. In the case of Option3, it is considered that none of the proposed uses would be attractive individually to the private sector to acquire the whole building (and outbuildings) and neither would the local authority be interested in funding the development. Therefore, the only way this option could be progressed is via community asset transfer and the formation of a Development Trust. Organisations that have expressed an interest in the building and in being represented on a Development Trust include Chirk Town Council, Chirk Community Forum, Chirk and Ceiriog Valley Partnership and the Glyn Valley Tramway Trust.

9. The timescale for establishing a Trust, agreeing its remit, identifying potential tenants and transferring assets should not be under estimated. There needs to be serious resolve to take on responsibilities and to identify not only required capital funds but more importantly the longer term maintenance and running responsibilities.

10. While the main building and outbuildings may be leased at a peppercorn rent, the refurbishment costs have been estimated at between £330,000 and £450,000 and even assuming that some of the revenue liabilities are covered by tenants the annual running costs could be in the order of £30,000 to £35,000 per annum (including for example Council Tax (Charity Rate), utility bills for common areas, buildings and ground maintenance, insurance and caretaker costs).

11. This study has attempted to provide an objective opinion on the benefits of the various uses for the building and site, their viability and the implications for both the local authority and community. It is considered the next steps for the Local Authority should be to:

Circulate this report internally and present it, together with comments from officers, to the Asset Management Board, to enable them to make a decision about the Preferred Option for the site;
Allow at least a 6 month period for the establishment of a Development Trust, if Option 3 is selected as the Preferred Option by the Local Authority;
Consider any grant applications that would support Option 3, particularly if the World Heritage Status bid is successful; and
Market the site for residential development, if after consideration a Development Trust does not appear to be practical or achievable. This should include the potential for Housing Associations to be involved in the bidding. 12. We would like to thank all the people and organisations that have assisted us in preparing this report.

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1 Introduction

Hyder Consulting was commissioned by Wrexham County Borough Council (CBC) in January 2009 to undertake a Feasibility Study to assess potential new uses for the former Chirk Estate Office and surrounding site.

The site, which fronts onto Castle Road to the west of Chirk town centre, is in the ownership of the local authority. The building itself was formerly utilised as a Housing Estate Office, with the outbuildings to the rear of the main property used as workshops and garaging. To the front of the property is a small car parking area. The Estate Office was closed in 2005, since which time the building has not been used and the condition of the building has begun to deteriorate.

Since its closure, a number of potential options have been suggested for the site, including:

Commercial uses – selling the site for development to release capital;
Utilising the site to meet the Council’s affordable housing policy;
Bringing the site back into use for the community, for which several possible options have been suggested;
Car parking, in association with the proposed World Heritage Site; and
A mix of commercial and social enterprise – the community is confident that there are interested individuals who could form a Development Trust Management Group to take such a project forward, if the Council were to lease the building at a peppercorn rent. Potential new uses for the site may to some extent be determined by a Restrictive Covenant placed on the conveyance of the property from Chirk Castle Estate to the Council for the Local District of Ceiriog in 1912, which states that:

‘no building shall at any time be erected on the premises within 10 yards of the said Castle Road or any other road for the time being fronting the said premises and that neither the land nor any existing or future buildings thereon shall be used for an hotel, public house, tavern, asylum or for any offensive noise or dangerous trade, pursuit or occupation or for any purpose which shall or may be or grow to be in any way a nuisance, damage, grievance or annoyance to the Vendor or the person or persons for the time being deriving title under him or to the owners of any adjoining property which may depreciate or lessen the value of any such adjoining property.’ 1.1 Aims of Study

1.1.1 The key objective of this study is to assess the potential options for the site in terms of their sustainability, and their economic and social impact on both the Council and the community .

1.1.2 The study should take account of the Council’s priorities and community aspirations, and include the need to:

Investigate the potential of the community interests being progressed through a Development Trust;
Evaluate the concept of Community Asset Transfer;
Assess the impact of the restrictive covenant on future development/use of the site;
Assess the cost effectiveness/sustainability of the proposed community uses;
Evaluate the economic/social impact of disposing of the site for commercial uses;

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Evaluate the economic/social impact of developing the land for affordable housing; and
Evaluate the economic/social impact of providing a car park. The findings of the study are to inform the Council’s Joint Asset Management Group in its decision on the future use of the site, and must take account of the fact that the end use should not add to the financial capital and revenue liabilities of the local authority. 1.2 The Site

1.2.1 The site measures 0.88 acres. The Estate Office itself, shown in the photograph below, is a large building, comprising a cellar and three floors. The building is not listed. The outbuildings situated to the rear of the property vary in their age and form, and consist of a two storey building with external staircase and garage doors, a single storey building containing a kitchen, meeting room and changing areas, and a single storey garage. To the front of the building is a grassed area and tarmaced car park.

1.2.2 There are a number of mature trees within the site, mainly situated at the boundary of the site with adjoining residential areas. Consultation with the Tree Officer at Wrexham CBC has identified that several of these trees are worthy of protection and may be the subject of Tree Preservation Orders in the future.

1.2.3 The Estate Office is a fairly prominent building within Chirk. It is well-known by members of the community, and widely regarded within the community as one of the few ‘landmark’ buildings in the town. The building can readily be seen from a number of points in the area, including from the far side of the aqueduct. The Estate Office itself has views of the aqueduct from its first and second floor windows.

Photo 1-1 View of Main Estate Office Building and Car Parking Area

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Photograph 1-2 Main Estate Office Building

Photograph 1-3 View of Two Storey Outbuilding to the Rear of the Site 1.3 Local Context

1.3.1 Chirk is a small border town in North East Wales, situated on the north side of the River Ceiriog which forms the boundary between England and Wales. Chirk has a population of 4,375 (2001 census), and the town primarily has a local role serving its residents and those of the rural hinterland. Historically an important posting town, on the main London to Holyhead trunk road, Chirk has struggled to remain vibrant since the construction of the A5 bypass in the 1990s. Community facilities in the town include a library, leisure centre and swimming pool; in addition there is a range of leisure, tourism and activity attractions within the town and surrounding area.

1.3.2 Chirk has two major employers – Kronospan (a large manufacturing company, making wood based panels and associated products) and the Cadbury Trevor Basset Factory. Both companies have an integral role in supporting community initiatives in the town and both have

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expressed interest in the feasibility study and in supporting a community use at the former Estate Office site, should this option be taken forward.

1.3.3 Chirk is well connected by public transport, with both rail and bus links. The train station is located a short walk from the Estate Office and is served by both local and long-distance train services (the Cardiff-Holyhead train stops at Chirk approximately every 2 hours).

1.3.4 The study brief cites the ‘wealth of natural, cultural and other attractions in the vicinity’ of Chirk, located as it is at the gateway to the Ceiriog Valley. The Valley is rich in natural beauty and a popular destination for visitors undertaking a variety of activities; the possibility of the Valley being designated as an Area of Outstanding Natural Beauty has been raised (Rural Development Strategy for Rural Wrexham (2007-2013).

1.3.5 Tourist attractions in the area include Chirk Castle, the Llangollen Canal and associated infrastructure including Chirk Aqueduct, the canal tunnel and the marina. Outdoor activities include walking the many trails in the area (such as the Offa’s Dyke long-distance trail), cycling, long distance equestrian routes and fishing.

1.3.6 Chirk Castle is one of the most popular visitor attractions within Wrexham CBC and is located one and a half miles to the west of Chirk. The Castle is 700 years old and although the estate remains in private ownership, the Castle is now managed by the National Trust. It is the last Edward I Welsh castle and attracted approximately 109,000 visitors in 20071. Facilities at the Castle include a farm shop, visitor centre and access to the gardens and surrounding parkland.

1.3.7 There is a small amount of tourist accommodation within Chirk, including a hotel (currently up for sale) and several guest houses. On the outskirts of the town is the Lady Margaret Caravan site (a Caravan Club owned site), which has over 100 pitches. There are a few self-catering establishments, including a holiday cottage within the Castle estate.

1.3.8 However, despite the fact that Chirk has a number of popular tourist attractions on its doorstep, it is felt that the full tourism potential of the area has not yet been realised. This may change with the nomination of the Pontcysyllte Aqueduct and Canal for World Heritage Site Inscription. The bid, which was led by Wrexham CBC, was submitted by the UK Government in February 2008 for consideration by UNESCO in summer 2009. The proposed Nomination Site is eleven miles long, from Gledrid Bridge near Rhoswiel to the Horseshoe Falls at Llantysilio. The site consists of ‘a continuous group of civil-engineering features from the heroic phase of transport improvement during the British Industrial Revolution’ and exemplifies ‘the new approaches to engineering developed in Britain….and taken up in subsequent waterway, railway and road construction throughout the world’ (World Heritage Site Nomination Document). Whilst the main feature of the Nomination Site is the Pontcysyllte Aqueduct, which crosses the Dee Valley at a height of nearly forty metres, the site includes Chirk Aqueduct and Chirk canal tunnel.

1.3.9 Chirk Aqueduct is significant in its own right, as it is where Thomas Telford and William Jessop experimented with the use of cast iron. Chirk Aqueduct was completed in 1801, and was the highest such structure to be built at that time, and remained so until the completion of the Pontcysyllte Aqueduct four years later. The Aqueduct was made using innovative design, reflective of the Classic and Egyptian architecture which Telford had an interest in. The railway viaduct at Chirk was built, adjacent to the aqueduct, at a higher level than the aqueduct, symbolic of the progression of one transport mode to another (World Heritage Site Nomination Document).

1 Figure taken from Pontcysyllte Aqueduct and Canal Audience Development Plan (2008)

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1.3.10 In pursuing World Heritage Site status, it is hoped that Chirk will be one of the areas to benefit from economic regeneration opportunities that may arise. The former Estate Office and site is situated approximately 150 metres from Chirk Aqueduct and whilst it falls outside of the Nominated Site boundary, it is within the wide ‘Buffer Zone’ that surrounds it. The Buffer Zone has been designed to include associated features relating to the canal’s construction and operation, together with the wider landscape including views into and out of the Nominated Site. The map below (Extract from World Heritage Site Nomination Document) delineates the boundary of the proposed nomination site in relation to Chirk, with the Estate Office located slightly to the north.

Source: Pontcysyllte Aqueduct and Canal- Nomination as a World Heritage Site- Nomination Document 1.3.11 The Management Plan for the Pontcysyllte Aqueduct and Canal Nomination Site outlines the short and long-term management actions needed to maintain World Heritage Site status. Opportunities and options identified specifically for Chirk are:

the need for car parking and interpretation linked to the existing access at Chirk (short to long-term); and
the need to improve viewpoints, interpretation and facilities at Chirk Aqueduct, with assistance and involvement from the community. 1.3.12 The opportunities that may be presented by potentially obtaining the World Heritage Site designation must be considered as part of this study. World Heritage Status has the potential to enhance tourism within Chirk and the surrounding area, and the former Estate Office and site could potentially have an important role to play. The decision on World Heritage Status is due in June 2009.

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1.4 Strategic Context Wrexham Local Development Plan

1.4.1 The Wrexham Unitary Development Plan (adopted 2005) provides the existing statutory planning policy framework for the period 1996-2011. Its replacement, the Wrexham Local Development Plan (LDP) will provide ‘the spatial strategy and policy framework within which provision is made for the development and conservation needs of the County Borough for a fifteen year period, from 2006 up to 2021’ (Delivery Agreement 2006). Rural Development Plan for Wales (2007-2013) – Local Development Strategy for Rural Wrexham

1.4.2 The Local Development Strategy (LDS) is useful in setting the regional context within which any potential projects for the Chirk Estate Office might be taken forward. The Strategy is an integrated response to the economic, environmental and community issues that face rural Wrexham (an area that includes Chirk). The Vision, Themes and Priorities contained within the strategy are a result of local consultation and policies/objectives contained in national, regional and local strategies.

1.4.3 The Vision for Rural Wrexham set out in the LDS is as follows:

“Wrexham will have a rural area, which has a prosperous modern robust economy, a skilled workforce, vibrant communities and which is recognised for its distinctiveness and sustainable environment- in all an attractive and safe place to live, work and visit.”

The strategy identifies a number of objectives that will help meet this vision, including to:

Develop opportunities for entrepreneurship;
Safeguard and enhance the natural and built environment;
Encourage development of a sustainable rural economy;
Improve access to services;
Adopt a holistic ‘bottom up’ approach to address rural issues;
Promote the culture and heritage of rural Wrexham;
Encourage opportunities for countryside access;
Facilitate new and innovative approaches to improve social, economic and physical environment of the rural area/communities; and
Facilitate community capacity building/engagement. 1.4.4 A number of themes have been identified which aim to ‘provide a range of activities to promote improvements to the quality of life in rural areas and diversification of the rural economy’ and to help meet the Strategy’s vision and objectives. Those themes of particular relevance include:

Sense of Place

Developing local distinctiveness;
Celebrating and conserving the local culture and heritage; and
Raising awareness of sense of place within the business and local communities’

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Some of the projects identified that could help develop a sense of place are cited as:

Encouraging the development of ‘green’ tourism initiatives
Developing activities which strengthen the tourism product and develop a ‘sense of place’ for visitors and communities
Supporting events and initiatives that celebrate local traditions, culture, arts and crafts and local food; and
Training for businesses, communities of interest, young people to improve their understanding and appreciation of the culture, heritage and distinctiveness of the local area. Access to Facilities, Services and Opportunities

This theme considers addressing social exclusion through improving access to services and enhancing community infrastructure. Quality of Life

Priority actions include to establish and promote a key fund for small scale community projects/initiatives and promoting health and well-being within the community. Pontcysyllte Aqueduct and Canal Audience Development Plan (October 2008)

1.4.5 The Pontcysyllte Aqueduct and Canal Audience Development Plan (October 2008) was produced in the short term to inform a bid for the Heritage Lottery Fund and in the long term to guide strategic planning to widen engagement across the entire candidate World Heritage Site. The report provides useful information regarding visitor catchments and profiles, the barriers identified by visitors, and possible ways of improving visitor experience. This information is helpful in considering potential tourism uses for the former Estate Office.

1.4.6 The Audience Development Plan makes the following points with regard visitor catchment and profile:

The primary catchment for regular and frequent visitors to the area is a 30 minute drive time, within which is a resident population of 200,000 people.
The population profile for the 60 minute drive time (primary catchment for occasional visitors) is 1.12 million people.
71% of visitors are aged 45 years or over.
50% of visitors are on site for less than one hour.
People visit mainly between April and August.
People tend to be visiting on a day trip or staying away from home on a short break.
The number of family visits to the area are declining.
26% of visits are made by occasional visitors, visiting only once a year. 1.4.7 A focus group discussion carried out in September 2008 asked attendees to identify local heritage attractions. Amongst those listed were Chirk Castle, Llangollen Canal, Pontcysyllte Aqueduct and the Aqueduct at Chirk (this was only mentioned by attendees in Chirk).

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1.4.8 The Audience Development Plan identifies visitor attractions along the route of the canal and proposed World Heritage Site, including the Royal International Pavilion and the Offa’s Dyke National Trail; Chirk Castle is highlighted as having the highest visitor numbers of attractions along the route during 2007 (108,892 visitors). 2

1.4.9 Results of the Annual Visitor Survey undertaken at Pontcysyllte between 2003 and 2007 reveal information regarding activities and perceptions of visitors. Most popular activities undertaken at Pontcysyllte, in addition to strolling around the site itself, included walking for over an hour to a range of locations, such as along the towpath past Froncysyllte to Whitehouses Marina and Chirk. However numbers of visitors undertaking this activity declined in 2007, predominantly as a result of poor summer weather.

1.4.10 Objectives for audience development relevant to Chirk given in the Plan included the need to:

provide a welcome and obvious access point to the canal at key gateways, such as Chirk;
provide safe, adequate and accessible car parking at various locations along the canal corridor (including Chirk); and
provide information on linked local activities such as the Glyn Ceiriog Tramway and local walks. 1.5 Consultations

1.5.1 Consultation with the National Trust, Cadburys, Kronospan, local authority officers, members of Chirk Town Council, Chirk Community Forum, local Councillors, representatives of the Chirk and Ceiriog Valley Partnership and Glyn Valley Tramway Trust have formed a key component of the study. Discussions with consultees primarily concerned views on services/facilities that are lacking in Chirk and which the town might benefit from, ideas and proposals for the former Chirk Estate Office and site and the potential role the community groups might play in future projects at the site. In addition, the local community were given an opportunity to provide their thoughts and ideas on possible options for the site. A full list of consultees can be found at Appendix 1. 1.6 Structure of Report

1.6.1 This Report sets out the findings of the research undertaken as part of the study and is structured as follows:

Section 2 – summarises the results of consultations with stakeholders, community groups and members of the public. Section 3 – outlines the potential uses that have been considered for the former Estate Office and provides an assessment of the local market and key factors for consideration. Section 4 – evaluates individual uses against a range of criteria. Section 5 – identifies the financial implications. Section 6 – outlines possible management implications. Section 7 – identifies the next steps with regard to the former Estate Office.

2 Pontcysyllte Aqueduct and Canal Audience Development Plan

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2 Consultations

This section summarises the results of consultations undertaken as part of the study, including meetings with community groups and key stakeholders, the workshop held with local authority officers and the questionnaire distributed to the local community. 2.1 Chirk Town Council

2.1.1 Chirk Town Council has put forward a proposal for the former Estate Office which considers how the building can be retained for the benefit of the whole community. Possible uses included in the proposal are:

Reinstatement of the Estate Office facility – local residents have expressed concern over a perceived lack of access to Council Services, particularly amongst those for whom transport is difficult;
A heritage centre for displaying the history of the community (which could play an important role in providing interpretation about the World Heritage Site, should this be designated);
Provision of tourist information (a Tourist Information Point rather than a manned Centre);
Offices for local businesses;
A community café to be run as a social enterprise or alternatively franchised out to local caterers;
A hostel facility to cater for walkers and other visitors to the area;
Craft workshops in the outbuildings to the rear of the Estate Office;
An office facility for the expansion of the role of Chirk Community Forum;
Storage space; and
Car parking area at the front of the building. 2.1.2 The proposal was accompanied by an outline business plan that identified a number of funding possibilities including Heritage Lottery, National Lottery Awards for ALL, Rural Development Fund, Arts Lottery, plus it mentioned the possibility of some financial commitment from Wrexham County Borough Council. With regard to the latter the local authority is unable to provide any financial commitment. 2.1.3 The business plan also identified a number of potential income sources from offices, café, hostel, craft workshops and pay and display parking. A total income of just under £28K was estimated. This was based on office rents of £11/sq ft and craft workshops £5/sq ft. The business plan did not estimate revenue expenditure. 2.1.4 The business plan clearly stated that the aim was ‘…to bring together the community to set up a Development Trust that can manage the required changes and create sustainable new community enterprises…’. 2.1.5 The business plan clearly identifies enthusiasm and strong interest in retaining the building but much work needs to be done on funding and securing tenants that can afford realistic rents in order to meet the running and maintenance costs.

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2.2 Chirk Community Forum

2.2.1 The Community Forum expressed interest in the building being retained for future use. In the short-term, the potential of the site and outbuildings to generate revenue from storage (for example of canoes) and from car parking was considered. The tourism potential for the site was highlighted, with possible uses suggested including tourist accommodation (whether bed and breakfast or bunk house), an outward bound centre, a café and a tourist information centre.

2.2.2 Concerns raised by local residents in the immediate vicinity of the former Estate Office include congestion caused by car and coach parking on residential roads by visitors to the aqueduct. At weekends and during holiday periods this can be particularly problematic. The capacity of the sewerage system in the locality was also mentioned as a possible concern should housing be proposed as the preferred end use for the site, and this may need further investigation. 2.3 Chirk and Ceiriog Valley Partnership

2.3.1 The Chirk and Ceiriog Valley Partnership is a group of local residents and businesses committed to increasing tourism potential within Chirk and the Ceiriog Valley. A Visioning Workshop, instigated by the Chirk and Ceiriog Valley Partnership and funded by Northern Marches Cymru, intended to identify people’s interests and possible projects which would assist the Partnership’s aims. Projects receiving a positive score included a community shop (food and craft), the Tramway project, affordable housing, youth facilities and a Heritage Centre.

2.3.2 Consultation with the Partnership as to potential uses for the former Estate Office identified the following:

A virtual centre to access Council services;
A Tourist Information Centre;
Office space for local organisations;
Space to accommodate school visits;
Storage space – the Partnership has expressed their own need for space to display tourist information leaflets, as at present these are being stored in people’s homes; and
A museum / interpretation area for the history of Chirk, the Canal, Aqueduct and Tramway. Interest in this type of space has also been expressed by the History Society in Chirk, which has an extensive collection of photos that could be displayed. At present the Society use the Library to display their information.

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Leaflet Produced by Chirk and Ceiriog Valley Partnership 2.4 Glyn Valley Tramway Trust

2.4.1 The Glyn Valley Tramway operated between Chirk and Glyn Ceiriog from 1891 until 1935, taking stone and slate from quarries around Glyn Ceiriog to the mainline railway for use around the country. Remnants of the tramway are still present, although sections have been lost over the last seventy years to road widening schemes. The Glyn Valley Tramway Trust was formed in 2007 with the purpose of reconstructing part of the tramway in an effort to encourage tourism and encourage regeneration of the area.

2.4.2 The strategic vision of the Tramway Trust is to:

Conserve and interpret the remaining features of the original Glyn Valley Tramway;
Recreate an operational section of the original tramway, with sympathetic and complementary visitor facilities, to provide an attraction which will support the economy of Chirk and the Ceiriog Valley; and to
Promote the recording, conservation and interpretation of the economic, social, natural and industrial history of the area. 2.4.3 The Trust has received funding from Northern Marches Cymru to undertake detailed evaluation work of reconstruction options, including public consultation and moving on to detailed design, preparation of a business plan and finally submission of a planning application. The first phase of the project looks at reinstating a mile long section of the tramway with trains between Chirk and Pontfaen and the Trust has initially estimated visitor numbers in the region of 50,000- 70,000 per annum. Linked in with this project, the Tramway Trust is looking to develop a number of facilities including a visitor centre, ticketing facility and car parking area.

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2.4.4 The Trust has expressed a particular interest in using part of the former Estate Office site, as it is well positioned for both the Tramway and the Canal and Aqueduct. Representatives of the Trust have visited the site and have made preliminary proposals for spaces within the building and possible uses. The Trust has expressed specific interest in the following:

Space within the main building (148 sq ft) for a retail outlet for the Trust, anticipated to be open to the public around 200 days per annum;
Taking on the former DLO building at the rear of the property in its entirety (approximately 2,300 sq ft) to provide stores, workshop and welfare facilities for volunteers;
Utilisation of the garage at the rear of the property as workshop and restoration space (nearly 700 sq ft). 2.4.5 In addition to the above, the Trust has made a number of suggestions regarding remaining space in the main building. Uses including a café, information point with interpretative displays of Chirk history, the Canal and the Tramway on the ground floor of the building, together with commercial letting space and storage on the first and second floors. Remaining space available in the outbuildings (notably the coach house building located immediately to the rear of the main property) could be utilised either as an educational resource or alternatively as self-contained bunk-house accommodation.

2.4.6 An additional benefit the Tramway Trust could bring to the proposal is with regards to volunteer labour. The Trust has recently completed their planned programme of clearance of the Tramway route and has gathered a willing and available team of volunteers who would be able to assist with site clearance, stripping out of building interiors, renovation and redecoration.

2.4.7 The Tramway Trust would be keen to be involved in a wider Development Trust for the purposes of managing the building and would consider payment of reasonable tenancy rates on the parts of the site they use exclusively. Rates would naturally be subject to negotiation – commercial rents for the types of uses envisaged by the Trust may be in the region of £70 per sq ft per annum for retail space and £3.75 per sq ft per annum for workshop space.

2.4.8 Whilst certain of the uses proposed by the Tramway Trust may be appropriate for incorporation into the Estate Office, other uses such as the workshop space to undertake restoration works may be less well suited due to possible adverse effects on residential amenity. 2.5 History Society

2.5.1 The History Society is made up of approximately forty members, however only a few take an active role. At present the society uses Chirk library to hold exhibitions for a couple of weeks at a time, however the society has expressed the need for a dedicated space to display such information. The History society has a substantial collection of photographs that could be displayed, and have indicated an interest in using the former Chirk Estate Office for such purposes. 2.6 Officer Workshop

2.6.1 A workshop for officers of the local authority was held in March 2009, the purpose of which was to allow all relevant Council Departments to meet and provide comments on the various options for the site, and to raise any potential concerns associated with those uses.

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2.7 Community Questionnaire

2.7.1 Public consultation was undertaken to enable members of the community to provide their thoughts and ideas on possible options for the site. Bilingual questionnaires were incorporated into a newsletter drop being undertaken on behalf of Chirk Community Forum. The questionnaires explained the purpose of the Feasibility Study and provided space for members of the community to add their own ideas for the former Estate Office. Residents returned questionnaires to two drop-off points in Chirk – at the local supermarket and the Post Office. Questionnaires were distributed to approximately 2,500 households. A total of 109 completed questionnaires were returned, providing a response rate of 4%.

2.7.2 The main findings from the public consultation are set out below:

There is a strong feeling amongst those responding that the former Estate Office has a presence within Chirk, and that the building should be retained because of its quality architecture and heritage value, although it is not a ‘Listed Building’;
Only a small proportion (5%) of respondents suggested disposal of the site for commercial use;
A common feeling is that whatever the proposed use, the site should be a focal point for tourism in the area and play an important role in serving the community;
The most common use suggested for the former Estate Office is for use as a Tourist/Heritage Visitor Centre with 54% of respondents suggesting this;
Although a Tourist/Heritage Centre was a popular suggestion, only a few respondents made reference to the linkages of such a centre with the potential World Heritage Site;
The next most popular use suggested is a café (30% of respondents suggested this use). Many of the respondents who suggested this commented that Chirk was lacking in such facilities;
Where respondents have indicated preference for a car park, this is usually with the view of retaining the Estate Office Building - this area is seen as ideal for allowing visitors to park to visit the Canal and Aqueduct;
24% of respondents suggested that the building be used as a hotel or youth/hostel accommodation, which reflects the opinion that more tourist accommodation is needed in Chirk. Amongst these responses there is a fairly equal divide in opinion as to whether it should be hotel or bunkhouse/hostel accommodation;
Other suggestions for uses at the site which received greater support from residents (i.e. more then 10 respondents suggesting this use), included (ranked in order of those that received most votes):  Health Centre/Doctor Surgery  Retail and Workshop Space for Local Craft workers and Artists  Museum  Sheltered Accommodation for Elderly/Care Home  Restaurant The results of all the consultations have been considered in developing a range of options that meet the requirements of the brief.

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3 Identification of Possible Uses

This section of the report considers a range of possible uses for the site that have been identified from the study brief, through various consultations and from research undertaken by the study team. The various uses are discussed under the following headings:

Commercial Build: Selling the site for development to release capital and thus meeting the Council’s priority to generate capital receipts for the schools programme;
Affordable Housing which is one of the Councils corporate priorities;
Community Use;
Car Parking in association with the proposed World Heritage Site; and
A mix of commercial and social enterprise. For each of the uses the report provides (where relevant), details of the existing level of provision and demand for that use within the locality, economic value of the use / likely revenue implications and details of any social and/or environmental benefits likely to be generated from the use. In order to ascertain the suitability of individual uses, they will be evaluated against a range of criteria, namely:

Whether it meets an identified need;
Provides benefits to the local economy (for example job creation, tourism spend);
Provides benefits to the local community;
Is in accordance with planning policy;
Is likely to be affected adversely by the restrictive covenant;
Has an impact on local residential amenity;
Is compatible with other uses within the site;
Is in accordance with local authority priorities;
Likely level of support from the community;
Likelihood of obtaining funding;
Complements the World Heritage Site bid;
Level of capital funding required (e.g. development works);
Timescale for implementation;
Financial sustainability / contribution to the running costs of a mixed use option;
Financial implications for Wrexham BCB Further information on the evaluation process is provided at the beginning of Section 4. 3.1 Commercial Build – Selling the Site for Development

3.1.1 Disposal of the site for development purposes would release capital for the local authority, allowing them to focus on other Council priorities such as the schools programme. In terms of selling the site for development, we have considered the potential of the following uses:

Residential development
Office use

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Industrial use
Bail Hostel / Halfway Home
Hotel 3.1.2 In considering these uses and their likely economic value, we have taken into account potential demand and local market trends. It must be noted that the property market is currently in a state of flux and a majority of commentators predict that it is unlikely to stabilise for at least the next twelve months. Potentially it could take several years before the current problems besetting the market are worked through. Due to the collapse of the markets and economic uncertainty, it is very difficult to find much evidence to base values on at the moment, due to the scarcity of transactions. It is difficult to reconcile today’s potential values with those of twelve months ago, and also where they may be in twelve months time. Added to this, there is a lack of support for property lending from the banks at present, which in turn means this it is difficult for investors, developers and occupiers alike to progress any projects and investment plans even if they have the confidence to do so. 3.1.1 Residential Development

3.1.1.1 Chirk has been the subject of a fairly high level of residential development over the past thirty years, particularly during the 1970s. The site of the former Estate Office is already bounded on three sides by residential development, and infill development would be considered appropriate here. The site is situated within the settlement limits of Chirk (as defined by the Wrexham UDP) and as such residential development is considered to be an appropriate use of the site. The covenant requires that no building is constructed with 10 yards of Castle Road. This is not considered a problem with regard to residential development.

3.1.1.2 In order to achieve a cohesive looking development and to maximise the land value for this use, it would be necessary to demolish the existing buildings and start with a cleared site. Local agents report that up until recently there has been a good level of demand for housing within Chirk, and they see no reason why this will not be the case once the current market difficulties are overcome and in particular first time buyers come back into the market.

3.1.1.3 Local developers include Castlemead Homes, responsible for the development of two other sites on Castle Road in Chirk. The last of these was developed in 2006, at which time the market was very strong and the houses sold very quickly – these were a mixture of semi- detached and small detached properties, which is likely to be the most suitable mix of housing for the former Estate Office site.

3.1.1.3 Many of the local agents contacted were reluctant to comment on the likely value of the land if sold for residential use, due to the current state of the housing market. It was reported that houses are being sold in the area at a 30% discount to two years previously. One local agent reported that whilst housing land in the Chirk area was reaching values of between £500,000 - £1,000,000 per acre in 2007, this has now fallen back to in the region of £300,000- £400, 000 per acre.

3.1.1.4 There are so few transactions at the moment that it is difficult to accurately predict what current values might actually be. However we would estimate that the former Estate Office site has a cleared site value in the region of £400,000. This takes no account of the likely associated costs, such as demolition or a section 106 agreement.

3.1.1.5 The Estate Office site is a good location for housing and there has been demand for new housing in the area. While at present demand is low for residential land, it is considered that (as far as can be predicted) that there would be a good level of demand for the site as the housing market recovers (commentators on the housing market have predicted this might begin to

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happen in 2011/2012). The timescale for disposing of the site could be less than the time required to set up a Development Trust, obtain funds and secure tenants. 3.1.2 Office Use

3.1.2.1 The site would be suitable for ongoing office-type uses, with the main building being refurbished and modernised, together with the buildings to the rear. The Estate Office and main outbuildings would give a floor space of approximately 6,600 square feet (excluding the garage to the rear of the site). Whilst this is low site coverage for a site of circa 0.88 acres, a commercial assessment of the site would need to consider what opportunities there might be to add additional units to the site (for example a modern two storey unit to the west of the entrance to the site could potentially provide an additional gross area of 4,500 square feet, although restrictions relating to the location of the building within the potential WHS Buffer Zone and influence on the setting of the canal and aqueduct would need to be considered). There would also be the implications of the legal covenant which prevents the erection of a building within 10 yards of Castle Road.

3.1.2.2 Discussions with local agents suggested that there is little in the way of office accommodation in Chirk, the main facility being located at the Brynkinalt Estate Business Centre. The Business Centre opened in October 2008 and discussions with the owner have confirmed that it is performing as well as expected. The office space here totals approximately 12,000 square feet and since the Centre opened, 75% of the space has been let. Typical rents for office space are in the region of £10.00 per square foot and in addition tenants at the Centre pay a service charge which contributes to the running costs. The majority of tenants are local to the Chirk area, although there are also three tenants from Wrexham, one from Oswestry and one from Cheltenham.

3.1.2.3 It can be deduced that there could be some demand for office space in Chirk, but that it would be more limited to a business centre offering tenants ‘easy in – easy out’ terms, as opposed to a larger company purchasing the property as a stand alone premises. A general view amongst local agents was that if more professional office provision was available in the area, there would be a demand for it.

3.1.2.4 Assuming a net area of circa 5,500 sqft (gross external area less approximately 15%) the rental value for office space at the former Estate Office would be approximately £45,000 per annum. For the capital value of the site this would equate to approximately £450,000 with an additional value of roughly £25,000 if additional office space was provided within the site. It should be noted that this takes no account of the cost of any refurbishment required to the property in order to bring it up to a suitable standard for letting purposes (in the order of £360,000) or for any potential marketing period in order to fully let the property. 3.1.3 Industrial Use

3.1.3.1 As a predominantly rural area, there is not generally a lot of demand for industrial units in Chirk. The majority of units on the nearby Canal Wood Industrial Estate are relatively small, between 500 and 1,000 square feet. Rents range from £4.50 to £6 per square foot, depending on size of unit. Occupancy levels remain fairly static at around 80% and recently Beresford Adams (the surveyors marketing the estate) have moved to offering ‘easy-in easy-out’ terms in order to boost the occupancy rate, which has slipped over the past six months.

3.1.3.2 The two main employers, Kronospan and Cadburys, appear to have only a very limited impact on industrial accommodation in the area, as they tend to deal with large suppliers and are generally able to accommodate any requirements that these parties might have within their own sites.

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3.1.3.3 The former Estate Office would not appear to be particularly suited for industrial use, as it would be incompatible with the surrounding residential use and also would be likely to affect the setting of the Canal and Aqueduct. It can also be contrary to the existing legal covenant. 3.1.4 Bail Hostel/Halfway Home

3.1.4.1 There is a Government scheme to open 200 bail hostels within the UK, in a bid to ease prison overcrowding and provide temporary accommodation for those coming to the end of their sentences or awaiting trial. The Bail and Home Detention Curfew Accommodation Support Services Scheme was introduced in 2007 to enable courts and prison governors to make greater use of bail and early release on a strict curfew. The advantage of considering this particular use for the former Estate Office and site is that, unlike residential and office values which have decreased due to the general downturn in the economy, the value of premises/land for a halfway home/bail hostel is not likely to be significantly affected.

3.1.4.2 Disadvantages associated with this use include:

Likelihood that Chirk is too small a town to be able to absorb such a use;
There is likely to be strong local opposition- particularly as the Estate Office site is bounded on three sides by residential properties;
The legal covenant associated with the site may prohibit such a use, referring as it does to uses that may ‘be or grow to be a nuisance’; and
Disbenefits of the use in terms of the potential World Heritage Site status. 3.1.5 Hotel

3.1.5.1 Discussions with local agents/businesses have revealed that there could be demand for a small boutique type hotel in the Chirk area, catering particularly for the higher end of the market. The area is well known for game shooting, attracting a lot of wealthy people but lacking establishments where they are able to eat or stay. However, the restricted length of the shooting season means that other markets would need to be identified to ensure the viability of such a venture. In addition the main Estate Office building could be too small and of an unsuitable configuration for such a use. 3.2 Affordable Housing

3.2.1 The provision of affordable housing is one of the Council’s corporate responsibilities. Affordable housing is defined as both subsidised and discounted market rate housing in perpetuity, for people whose income does not enable them to buy or rent property suitable for their needs in the open market.

3.2.2 The Affordable Housing Delivery Plan 2008-2011 for Wrexham CBC identifies that there is a need to provide additional affordable housing in the County in order to meet the shortfall of such housing at the present time and in the future. As such, the former Estate Office site presents an opportunity to contribute to affordable housing targets – indeed the site was included in the preliminary searches undertaken by the local authority as part of the Local Development Plan process.

3.2.3 On 1 st May 2009 there were 95 applicants on the housing waiting list with Chirk specified as their first choice. 68 applicants currently live at an address in Chirk. Of the 95 applicants, 36 applicants required a one bed property, 39 required a two bed property, 17 required a three bedroom property and 3 required a four bed property. In terms of priority need, 52 applicants

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had under 50 points, 31 had between 51 and 100 points and 12 had over 101 points indicating a priority need.

3.2.4 Housing Associations with a presence or interest in Chirk include Cwmdeithas Tai Clwyd (currently developing a small site at the rear of the town car park, comprising seven two- bedroom bungalows), Wales and West (who have some flats in the town centre and are looking to purchase a site for seventeen dwellings) and Pennaf (looking to purchase a site for 32 dwellings in Chirk).

3.2.5 Discussions with the Valuation Agency, who undertake valuation work for Housing Associations, including for the site on which Tai Clywd are now working, identified that there is currently a good demand from HA’s in the area to acquire more sites. General values for social housing schemes are in the region of £300,000 per acre. In terms of sheltered housing, typical values are about £15,000 per plot for a one or two bed unit and again, there would appear to be a good level of demand in the Chirk area.

3.2.6 The former Estate Office is considered to be in a good location for this type of use and should be able to command values at the upper end of the range achievable in the area. Two options could be considered, namely the clearance of the site for development of affordable housing units or alternatively the conversion of the Estate Office building to create up to three two bedroom and two one-bedroom affordable housing units 3.3 Car Park

3.3.1 Consultation with local groups in Chirk has revealed a lack of car parking facilities close to Chirk Aqueduct. At present, visitors park their cars on Castle Road and adjoining residential streets which, during the tourist season in particular can lead to congestion and frustration on the part of local residents. Visitors to the Aqueduct include those coming by coach, the parking of which causes further problems.

3.3.2 The need for car parking facilities within Chirk has also been identified in the Pontcysyllte Aqueduct World Heritage Site Management Document, as supporting infrastructure for the increased number of visitors likely to be attracted. Furthermore the Audience Development Plan prepared to guide strategic planning across the proposed World Heritage Site states in its action plan that the lack of car parking at Chirk close to the Aqueduct should be ‘an urgent priority for all users’ and that this ‘is an important missing gateway to the World Heritage Site from England.’

3.3.3 The site is only some 150 metres from the World Heritage Site and therefore could provide a useful parking venue for visitors. Parking of course could benefit some of the other possible uses being considered for the Estate Office, for example a café, or interpretation centre. The car park would need to provide facilities for the proposed uses on the site as well as parking for visitors.

3.3.4 There is currently a car park at the front of building, with access prevented by a locked gate. Access to the site is at the eastern end of the frontage and does not provide good visibility.

3.3.5 A number of parking options have been considered for the site. Dimensions used are as follows: Standard parking space 2.4 x 4.8m, disabled parking space 2.4 x 4.8 plus 1.2m yellow box on 2 sides, clear zone 6.1m. The options are described and illustrated on the following plans.

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Option 1: Car parking

A new access some 5 metres further west, a reconfigured car park with 25 spaces for visitors including 2 disabled spaces, a coach lay by along the site frontage (restricted to dropping off / pick up), and an access to the rear of the building to a parking area for occupiers of the building (16 spaces) (common to all options except Option 5).

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Option 2: Car parking

A new centrally located access / egress with a reconfigured car park at the front of the building, 26 spaces including 2 disabled bays. No coach facilities. Rear access to a car park for occupiers of the building (16 spaces).

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Option 3: Car parking

A new centrally located access /egress, demolition of the workshop outbuildings and a new car park to the front and side of the building, 57 spaces including 4 disabled bays. No coach facilities. Rear access to a car park for occupiers of the building (16 spaces). Rear access to a car park for occupiers of the building (16 spaces).

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Option 4: Car parking

The existing access / egress point becomes an in only and a new egress is provided at the western end of the site frontage, the provision of a coach facility within the site with the remainder of the site (up to the workshops being available for parking). 23 spaces including 2 disabled bays. This layout could be beneficial for a private nursery where parents would drop off / pick up children off of the main highway.

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Option 5: Car parking

The demolition of all buildings on the site and the layout of a car park, with either a central access / egress (shown) or separate access and egress points. 109 spaces, including 4 disabled bays.

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3.3.6 There are of course a number of permutations of the various options. It is proposed that parking for the occupiers of the building at the rear with visitors to the building parking in the general visitor parking area. It may be that the rear parking area could be available at weekends and bank holidays but this could depend upon security.

3.3.7 The location makes it a good site for visitor parking as it will relieve parking pressure on the local highway network. With regard to the imposition of parking charges, this would not be compatible with parking associated with the building uses and the level of income from visitors would not cover costs of collection and enforcement.

3.3.8 If there is an element of visitor parking it is assumed that it would be reasonable for Wrexham CBC to be responsible for the maintenance of the public parking area. If the maintenance responsibility was to rest with a Development Trust or private owner then it may be difficult to ensure availability to the public unless it was covered in the lease of licence.

3.3.9 The Operational Manager Traffic and Transportation has been consulted on the parking options and while agreeing that moving the access / egress 5 metres to the west would improve visibility he is concerned that the provision of a coach lay-by (option 1) could be abused or obstruct visibility when a coach is parked. With regard to option 4 the site dimension would make it very difficult for a coach to pull into site and leave and therefore it is concluded that coach parking can not be accommodated on the site. Option 5 shows the total site as a car park and there is concern that this could generate significant additional traffic movements. There are clearly known traffic problems and the junction of Castle Road and the main road has sub standard visibility.

3.3.10 Option 2 and 3 are preferred – they provide between 26 and 57 spaces for the public and 16 spaces reserved for occupiers of the building (at the rear of the site). 10% of the spaces would, in line with local authority policy, be identified as parking spaces for the disabled. It is appreciated that parking is being proposed near site boundaries with adjacent residential properties and this may require screening or new fencing but the site was formerly used in part as a workshop and garaging. 3.4 Mixed Uses

3.4.1 Due to the size of the Estate Office, combined with the additional floor space provided within the outbuildings, it is considered there are limited commercial uses that may occupy the entire site. However a number of potential commercial uses may combine to create a mixed use site and these are discussed in more detail below. It would be important for individual uses to be compatible with each other, to maximise benefit. Perhaps the greatest difficulty with a mixed- use relates to how the site would be managed – this is likely to be the key to its success. The value of the site for mixed use would depend ultimately on the specific uses proposed for inclusion. 3.4.1 Private Day Nursery

3.4.1.1 At present, Chirk has one day nursery – the Buttercup Day Nursery situated at Highfield Farm. The nursery is registered to provide day care for 20 children.

3.4.1.2 However, discussions with the owner of the Brynkinalt Business Centre have revealed that they have received enquiries recently from people looking for suitable premises for a crèche and nursery, suggesting that there could be demand for such a use in the locality. Often demand for day nurseries arises once the accommodation is made available, and it is thought that this would be the case if such a use was available at the former Estate Office.

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3.4.1.3 Either the Estate Office building itself or potentially the outbuildings to the rear could provide suitable accommodation for a private day nursery – the option to utilise the outbuildings could provide a dedicated play area at the rear of the site. Access and parking arrangements would need to be explored further with the local authority, to enable parents to drop off and collect children from the nursery in a satisfactory manner and without having an adverse effect on the adjacent road network. 3.4.2 Restaurant / Bistro

3.4.2.1 A number of consultees have stated that Chirk and the surrounding area lack quality restaurant outlets and the former the former Estate Office could present an opportunity to rectify this situation. Whilst there is no doubt the building could physically accommodate such a facility, the actual demand for a new restaurant is difficult to assess, particularly during the current economic climate when the trend appears to be for people to eat out less. Restaurant development is usually down to a particular entrepreneur, looking at locations with good weekend, seasonal and business trade. The location of the Estate Office may be less than ideal for a restaurant, in that it is removed from the town centre and therefore has limited business trade and is unlikely to capture passing trade during the evenings. 3.4.3 Community Café

3.4.3.1 Day-time catering opportunities, particularly with visitors to the Aqueduct, may be more appropriate for the building. Consultations have identified the potential demand for a café in Chirk – recognition of the relative lack of such facilities in the town (where options are restricted to a small café and the Hotel). There are tea rooms at Chirk Castle, but these are primarily for visitors to the attraction. Anecdotal evidence suggests that residents at the Caravan Park make frequent use of the Garden Centre café just outside of Chirk. The former Estate Office is located in a good position to capture trade from day visitors to the Aqueduct and there would be a possibility to run the café either as a social enterprise or alternatively for it to be franchised out to local caterers. 3.4.4 Heritage / Visitor Centre

3.4.4.1 Several of the community groups considered there would be strong support for the development of a heritage or visitor centre in Chirk, to complement the potential World Heritage Site status as well as reflecting the many other attributes of the area such as the Canal, the role of the chain link in Chirk, the Tramway and the many trails and activities available. The Audience Development Plan accompanying the World Heritage Site bid identified a need for a suitable venue for a heritage or interpretation centre, however Chirk was not considered to be the most appropriate location for the primary centre. The Glyn Valley Tramway Trust has however expressed specific interest in a display or interpretation area within the former Estate Office, although whether or not funding would be obtained to maintain such a space is as yet unclear.

3.4.4.2 There has also been considerable interest in the creation of a Tourist Information Centre at the site – the local authority has no plans to create any additional manned Tourist Information Centres in the area, however an unmanned Tourist Information Point, providing a valuable signposting role to visitors and details of local facilities, activities, accommodation and attractions would be a useful addition. 3.4.5 Craft Workshop/Retail Space

3.4.5.1 Consultation with a number of local artisans through the art group ‘Inside Out’ has identified a small amount of demand in the area for workshops aimed at lighter, craft type uses, particularly space for local craft workers to display and sell their work. The outbuildings to the rear of the NE03062—Former Chirk Estate Feasibility Study Hyder Consulting (UK) Limited-2212959 Page 27

site provide an opportunity to accommodate workshop space, and space may be provided within the main building itself for local arts and crafts to be displayed and sold to the public.

3.4.5.2 The art group currently hold exhibitions in the Ceiriog Valley. A number of members of this group were consulted about the level of need for workshop / retail space in the area at the present time. The general consensus was:

There is a need for premises within Chirk where local artists could run workshops which are open to the public;
There is a need for retail space where local crafts people can display and sell their goods;
There was a positive response from some craft workers/artists in putting hours into manning the display/retail space; and
There is interest in using the former Estate Office to display information about their work – using the building to promote the work of local craft workers/artists. 3.4.6 Bunk House Accommodation

3.4.6.1 Bunkhouse type accommodation is expanding with the increasing number of people wanting to undertake activities and visit places on relatively low budgets. Accommodation can be relatively small in size, and fairly basic with a high level of ‘self-service’. Either the Estate Office itself, or possibly the outbuildings to the rear of the site in conjunction with other compatible uses occupying the main property, could be suitable for conversion to bunkhouse or basic self- catering accommodation.

3.4.6.2 Bunkhouse accommodation within the Chirk area includes the Scout Hut within Chirk itself, which caters not only for groups such as the scouts and guides, but is also popular with walkers, cyclists and canoeists visiting the area. The Scout Hut can sleep 22 people and the cost to non- members is £12 per person per night. In terms of occupancy, it was estimated that on average the Scout Hut achieves 80% occupancy on all weekends throughout the year. A bunkhouse within the Estate Office site would be fairly small (say in the region of 8-10 beds) and would not be considered to significantly detract from the accommodation already available at the Scout Hut.

3.4.6.3 However outside of Chirk, bunkhouse accommodation appears to be more limited. Accommodation of this type is currently provided at Corwen (approximately 16 miles west of Chirk), in Chester (22 miles north-east of Chirk) and in Shrewsbury.

3.4.6.4 With the wealth of outdoor activities – walking (including the Offa’s Dyke walking route), cycling, fishing, canoeing and a number of long distance equestrian routes – taking place in the area, there would appear to be scope for additional bunkhouse accommodation to be provided. The need for basic hostel accommodation may also be boosted by the plans to restore a section of the Glyn Ceiriog Tramway to working order – typically, volunteers working on restoration projects such as this and on the actual tramway once it is up and running may come from far and wide, and will need local places to stay. 3.4.7 Youth Hostel Accommodation

3.4.7.1 Youth hostels, although offering another form of budget accommodation, differ from bunkhouses in the sense that it is star rated accommodation often with shared rooms with bunk beds, and family rooms may also be available.

3.4.7.2 There would appear to be a distinct lack of youth hostel accommodation in the area, with the nearest hostel situated in Chester. Contact was made with the Youth Hostel Association to

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ascertain plans for opening new premises, what criteria may be used when selecting new premises and to discuss the suitability of Chirk as a potential location. Initial discussions revealed that the organisation is not planning to expand their premises over the next 2-3 years, with their current focus to finish existing projects. In terms of views on Chirk as a potential location, the Youth Hostel Association did not think the area would attract the level of visitor numbers required to ensure the viability of a dedicated Youth Hostel at the site – despite its location in relation to Chirk Aqueduct and the Ceiriog Valley and the potential of the area receiving WHS status.

3.4.7.3 However, the Youth Hostel Association does operate a scheme for licensing accommodation, with the onus on the operator to undertake detailed research into visitor numbers and profile to the area, the attractions they are visiting, and requirements to demonstrate that the accommodation would be viable. The operator would need to improve the facilities to a Visit Britain three star hostel standard. Benefits would include:

Being able to display the familiar triangular logo of the Youth Hostel Association;
The accommodation would be promoted in the YHA Accommodation Guide (which has an estimated one million readers); and
The accommodation would be listed and promoted on the YHA website, which receives 2.5 million visits annually and is linked to the Hostelling International site. 3.4.8 Links with Chirk Castle

3.4.8.1 Chirk Castle is an extremely popular visitor attraction, not only within Chirk but the wider area, managed by the National Trust. Consultations with a representative of the National Trust identified potential opportunities presented by the former Estate Office, together with links that could be made between new uses here and the Castle. Support was given for retaining the building for its heritage value, as it bears a resemblance to one of the buildings within the Castle grounds.

3.4.8.2 There is a possibility of utilising the outbuildings to the rear of the site as accommodation for temporary volunteer workers for the Castle. The main requirements for such accommodation would be that:

There would be no more than three temporary workers at one time to occupy such accommodation;
The length of time that a worker would occupy the accommodation is usually no more than a month, with the exception of one worker at the Castle who will be working at the Castle for 3 years;
Within the accommodation there needs to be a bedroom, facilities to cook, a bathroom and central living quarter;
In terms of the potential revenue that could be generated, this would be relatively low due to the voluntary nature of the work. Rents could be in the region of £250 pcm (to work out the potential of rent, it is useful to draw comparisons with University residential fees as a guide);
This option is likely to be a short term project (next 4-5 years). The National Trust will look to invest in their own premises to provide such accommodation when they have the funds to do so. 3.4.8.3 Another idea that the Trust would be interested in exploring further is related to the minibus service run by the Trust that links the train station with the Castle – this could potentially be expanded to include the former Estate Office as a drop-off / collection point, particularly in view

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of its proximity to the Aqueduct. This would be enhanced further if there was a tourism ‘activity’ within the Estate Office building itself and would assist with making Chirk more attractive as a visitor destination. 3.4.9 Community Uses

3.4.9.1 There is a strong feeling amongst local community groups and representatives that the former Estate Office building should be retained. The property is considered to be one of the few remaining ‘buildings of stature’ within Chirk and as the Estate Office has had a visible role to play in the past for the local community. Consultation with local groups and organisations including Chirk Town Council, the Chirk and Ceiriog Valley Partnership and Chirk Community Forum have identified potential ways the building could be utilised by and for the local community.

3.4.9.2 A number of the ideas suggested by community groups overlap with ideas discussed elsewhere in this section, for example a community café, offices within a mixed use site, and potential tourism uses such as a bunkhouse or heritage centre. However, ownership and management arrangements may differ according to how the project is taken forward (i.e. disposal of the site for commercial office use weighed against management of a mixed use site by a Development Trust with its foundations in the local community). Reinstatement of Council Services 3.4.9.3 The option to reinstate Council services at the former Estate Office has been raised several times during our consultation process. Issues raised by local people have included difficulties in travelling to the nearest alternative Council service point at Plas Madoc. Discussions with Wrexham CBC have identified that, whilst the reinstatement of a manned service point is unlikely, the opportunity to include a ‘virtual’ service point at the former Estate Office may be considered. Meeting Space for Community Groups 3.4.9.4 Discussions with local community groups and representatives highlighted a potential demand for community meeting space in Chirk, that could be met through the provision of additional space within the former Estate Office. Community groups in Chirk primarily make use of meeting rooms within the Parish Hall (which have recently been refurbished) together with the main hall facilities, although there may also be space within the Leisure Centre. A large number of groups (nearly thirty in total) make use of the Parish Hall. Whilst additional space may be utilised, community groups typically pay a very low rental and any meeting space provided in the former Estate Office would need to be supplemented by uses that generated a more significant income. It is also important to note that there are several venues within Chirk that offer space for community groups to meet, and therefore any space created within the former Estate Office building for this purpose could move activities and revenue from other venues and on balance it is considered that adequate community meeting spaces are available in Chirk. Youth Club 3.4.9.5 The Youth Club is at present held in Chirk Junior School, while the Youth Service would consider an alternative location they are not actively looking for alternative premises. Discussions with a representative of the Youth Service identified the following:

Youth Club is currently held on Monday and Wednesday evenings between 6-9pm.
On average, between 20-30 children attend each Youth Club session.
The former Estate Office site could potentially be a suitable location to accommodate the Youth Club, however the close proximity of residential properties may be prohibitive to

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such a use, as there will be a certain level of noise from young people entering and leaving the building. That said, the service has other premises where this set up works.
The type of activities held at the Youth Club include pool, table tennis, console games, hair and beauty and drug and alcohol workshops.
There are three staff on duty for any one session. Planning 3.4.9.6 The Planning Department have been consulted on the possible uses and have provided comments are presented in Table 3.1. Covenant 3.4.9.7 The covenant has a number of restrictive clauses relating to uses that could cause noise, grievance or annoyance to owners of adjacent properties which may depreciate or lessen the value of the properties. The impact of the covenant on the possible uses is addressed in Section 4 – Evaluation.

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Table 3.1 Planning Policy

Proposed Use Planning Policy Context

Residential Within settlement limit for Chirk, no policy objection to compliance with general development policies, eg. design, access

Office Given the past use of the site as a former estate office the site already has the benefit of B1 use

Industrial The only industrial uses that would be appropriate are those within the B1 use class, ie. light industrial use compatible with residential neighbours

Bail Hostel In operation there would be no significant difference to residential use, no policy objection subject to general development policies

Affordable Housing As per residential comments

Car Park No policy objection to car parking subject to compliance with general principles of development. As the site is located on a road with narrow access it is undesirable to encourage significant traffic flows, highways comments will be critical. However, the site already has the benefit of B1 use and resulting traffic flows relative to this use. Current tourism / visitor parking may be adding to parking problems in the adjacent roads a problem likely to be exacerbated by WHS status. Therefore this parking proposal may provide an opportunity to manage the problem. Visual amenity and landscaping issues are important, vast expanses of open parking would not be in character and would not be supported (option 5 possibly landscaping issues with options 3+4). Detailed landscaping proposals would be required.

Mixed Use Two main uses were proposed, nursery and restaurant: Nursery: No policy objections to D1 use subject to compliance with general development principles. Restaurant / Café: Operating beyond normal office hours will create issues of neighbour amenity from noise / smells (car engines, doors, general disturbance from customers). The hours of operation would be important, daytime use should present less of an issue for amenity.

Craft Workshop / Retail No objection in principle to craft uses or ancillary sales related to the craft use. However much will depend on the detail of the craft uses (noise, traffic movements etc) and detail of the sales (see comments below relating to Glyn Valley Tramways)

Bunk House The use would be similar to residential use, no policy objections in principle subject to compliance with general principles of development

Youth Hostel The use would be similar to residential use, no policy objections in principle subject to compliance with general principles of development

Links with Chirk The proposal is to accommodate Chirk Castle staff, as a residential use see above comments.

Youth Club No policy objections

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4 Evaluation

The criteria for evaluation of uses were listed at the outset of Section 3. The performance of each use against these criteria has been recorded by means of a basic scoring system, as follows:

 the use performs very strongly (for example has very strong community support, is directly in accordance with Council priorities, or has no financial implications for the local authority)

 the use performs reasonably well

X the use does not perform well

XX the use performs very weakly (for example has a very low level of community support, is contrary to Council priorities, has a high financial implication for the local authority).

N/A where no impact is anticipated or the criteria is not relevant.

The following paragraphs describe how each use performs individually against each criteria, with the results summarised in a matrix at the end. The final score for each use has been calculated as follows – each tick equals one point, each cross equals minus one point, with total scores given in the far right hand column of the summary matrix. The evaluation process has enabled the selection of a number of potential uses for the former Estate Office, which are detailed at the end of this section. 4.1.1 Residential

Criteria Evaluation of Use Score

Meets an identified need Need for new housing is low at present, but demand may pick  up over the next few years. There is a willingness amongst local developers to consider the site in the future.

Benefits the local economy Benefits in terms of new residents and jobs for the construction  industry with associated spend.

Benefits the local community Indirect benefits to the local community may arise from creation  of employment opportunities and creation of new housing in an area for which there is demand; however negative effects for the community would include the loss of a ‘building of stature’.

In accordance with planning policy The site is within the settlement limits for Chirk and residential  development is considered an appropriate use for the site.

Impact of restrictive covenant Covenant not considered to have an impact on this use, subject  to restrictions being made in relation to distance of development from Castle Road.

Impact on local residential amenity There is considered to be no impact on local residential amenity  from the site being developed for housing – subject to normal planning practices being adhered to.

Compatibility of uses within the site Residential development sole use. N/A

Accordance with local authority priorities Disposal of the site for housing would release capital for  spending on local authority priorities such as the schools

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Criteria Evaluation of Use Score programme.

Likely level of support from the community Residential development on the site would necessitate the XX demolition of the former Estate Office, which does not appear to be generally supported by the community.

Likelihood of obtaining funding - N/A

Complements the World Heritage Site bid - N/A

Level of capital funding required None 

Timescale for implementation Whilst timescale for clearing the site could be achieved X relatively quickly, timescale for the sale of the site and development of housing could take much longer due to current economic uncertainty.

Makes a positive contribution to running - N/A costs of a mixed use option

Financial Implications for Wrexham CBC Disposing of site for residential use would generate a relatively  high capital return to the Council

TOTAL SCORE 13

4.1.2 Affordable Housing

Criteria Evaluation of Use Score

Meets an identified need A need for affordable housing in the County has been identified  and the site was included in preliminary searches as part of the LDP process. There appears to be good demand from Housing Associations in the Chirk area and Affordable Housing is one of the Councils corporate priorities.

Benefits the local economy Benefits in terms of new residents and jobs for the construction  industry with associated spend.

Benefits the local community Benefits those in the community in need of affordable housing  provision.

In accordance with planning policy The site is within the settlement limits for Chirk and affordable  housing is considered an appropriate use for the site.

Impact of restrictive covenant Covenant not considered to have an impact on this use, subject  to restrictions being made in relation to distance of development from Castle Road.

Impact on local residential amenity There is considered to be no impact on local residential amenity  from the site being developed for housing – subject to normal planning practices being adhered to.

Compatibility of uses within the site Affordable housing sole occupancy on site N/A

Accordance with local authority priorities Disposal of the site for housing would release capital for  spending on local authority priorities such as the schools programme (but lower than open market).

Likely level of support from the community As with residential development, clearance of the site for X

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Criteria Evaluation of Use Score affordable housing is not likely to be supported by the local community – this may be mitigated by the Estate Office itself being converted into affordable housing units.

Likelihood obtaining funding - N/A

Complements the World Heritage Site bid - N/A

Level of capital funding required Level of capital funding required is relatively low and would be  related to site clearance and associated costs.

Timescale for implementation Whilst timescale for clearing the site could be achieved X relatively quickly, timescale for the sale of the site and development of housing could take longer due to current economic uncertainty.

Makes a positive contribution to running - N/A costs of a mixed use option

Financial Implications to Wrexham CBC If the site is sold to a Registered Social Landlord, there would  be some capital return to the Council- but not as high as private residential

TOTAL SCORE 13

4.1.3 Office Space

Criteria Evaluation of Use Score

Meets an identified need Local agents have identified that if more office provision was  available in the area, there would be a demand for it.

Benefits the local economy Benefits the local economy through job creation. 

Benefits the local community Benefits the community in terms of retention of an important  local building and possible creation of employment opportunities.

In accordance with planning policy Site is within settlement limits for Chirk and the site benefits  from an existing B1 use.

Impact of restrictive covenant Covenant not considered to have an impact on this use, subject  to restrictions being made in relation to distance of development from Castle Road.

Impact on local residential amenity There is considered to be no impact on local residential amenity  from the site being developed for office use – subject to normal planning practices being adhered to.

Compatibility of uses within the site Office use is sole use of site. N/A

Accordance with local authority priorities Accordance with local authority priorities would be achieved in  as much as capital would be released from the site.

Likely level of support from the community Support for the retention of the building. 

Likelihood of obtaining funding - N/A

Complements the World Heritage Site bid - N/A

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Criteria Evaluation of Use Score

Level of capital funding required Dependent on final management arrangements – disposal of x site to local landlord for refurbishment and letting would have a low capital implication; local authority to retain site and act as landlord would have a high capital implication.

Timescale for implementation Timescale may be relatively long-term due to current economic X uncertainty.

Makes a positive contribution to running Rental from office use would make a significant contribution to  costs of a mixed use option running costs of a mixed use option.

Financial Implications for Wrexham CBC Disposing of the site for this use would generate capital returns  to the Council

TOTAL SCORE 13

4.1.4 Industrial

Criteria Evaluation of Use Score

Meets an identified need Demand for industrial units in Chirk is not considered to be high. x

Benefits the local economy Benefits to the local economy would include creation of  employment opportunities, construction industry and associated spend.

Benefits the local community The only real benefit would relate to creation of employment X opportunities for local people, however this would be outweighed by the disbenefits associated with an industrial use within a primarily residential area.

In accordance with planning policy Use would not be in accordance with planning policy. XX

Impact of restrictive covenant Use would likely to conflict with requirements of the restrictive XX covenant.

Impact on local residential amenity Use would have an adverse impact on local residential amenity. XX

Compatibility of uses within the site Industry sole use of site. N/A

Accordance with local authority priorities Only in as much as disposal of the site for industrial use could X release capital for local authority priorities.

Likely level of support from the community Unlikely to receive support from the local community. XX

Likelihood of obtaining funding - N/A

Complements the World Heritage Site bid Industrial use in close proximity to the aqueduct would not be XX considered to complement the bid for World Heritage Site status.

Level of capital funding required Likely to be relatively low. 

Timescale for implementation Timescale may be relatively long-term due to current economic x uncertainty.

Makes a contribution to running costs of a - N/A mixed use option

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Criteria Evaluation of Use Score

Financial Implications for Wrexham CBC There is not considered to be demand for industrial use N/A

TOTAL SCORE -12

4.1.5 Bail Hostel / Halfway House

Criteria Evaluation of Use Score

Meets an identified need Meets a need identified by the Government to open 200 bail  hostels in the UK in a bid to ease prison overcrowding.

Benefits the local economy Benefits to the local economy in terms of job creation and  associated spend.

Benefits the local community May benefit the local community in terms of employment X opportunities, however any benefit likely to be outweighed by perceptions of the community.

In accordance with planning policy Use may in theory be permissible on the site. 

Impact of restrictive covenant The legal covenant may prohibit such a use, referring as it does XX to uses that may ‘be or grow to be a nuisance’.

Impact on local residential amenity Use may have an adverse impact on local residential amenity. XX

Compatibility of uses within the site Use not considered compatible with other uses proposed for the XX site.

Accordance with local authority priorities Only in as much as disposal of the site for this use could X release capital for local authority priorities.

Likely level of support from the community Likely to be strong local opposition for this use. XX

Likelihood of obtaining funding Government priority. 

Complements the World Heritage Site bid Use may have an adverse impact on setting of the potential X World Heritage Site.

Level of capital funding required Likely to be relatively low. 

Timescale for implementation Use not likely to be affected by the general downturn in the  economy, however timescale could be affected by level of local opposition.

Makes a positive contribution to running - N/A costs of a mixed use option

Financial Implications for Wrexham CBC Due to need for such space, disposing of the site for this use is  likely to generate relatively high capital return.

TOTAL SCORE -2

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4.1.6 Private Day Nursery

Criteria Evaluation of Use Score

Meets an identified need Local enquiries for this use have been received; demand often  arises once accommodation is available.

Benefits the local economy Benefits in terms of employment opportunities and associated  spend in the community plus new facility.

Benefits the local community Provision of a service to the local community. 

In accordance with planning policy Similar facilities have been granted planning permission within  residential areas such as this one, subject to satisfactory access and parking arrangements and compliance with general development principles

Impact of restrictive covenant Not likely to conflict with the terms of the restrictive covenant. 

Impact on local residential amenity Use not considered to have a significant adverse impact on  residential amenity.

Compatibility of uses within the site Use considered to be compatible with a number of other  proposed uses for the site, subject to proper arrangements for play and supervision being made.

Accordance with local authority priorities - N/A

Likely level of support from the community Use would retain the existing building and provide a local  service.

Likelihood of obtaining funding Private funding required X

Complements the World Heritage Site bid - N/A

Level of capital funding required - N/A

Timescale for implementation Uncertain due to unknown market. 

Makes a positive contribution to running Rental from use would make a contribution to running costs of a  costs of a mixed use option mixed use option.

Financial Implications to Wrexham CBC None. 

TOTAL SCORE 15

4.1.7 Restaurant / Bistro

Criteria Evaluation of Use Score

Meets an identified need A lack of restaurant facilities has been identified in Chirk,  although the actual demand for such a facility is difficult to assess, particularly during the current economic climate. Enquiries into such a use have been made.

Benefits the local economy Benefits in terms of job creation, associated spend and  provision of a facility to attract visitors.

Benefits the local community Provision of a new facility for the local community. 

In accordance with planning policy Use likely to be in accordance with planning policy but hours of 

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Criteria Evaluation of Use Score operation (evenings) could be restricted.

Impact of restrictive covenant Use may be affected by requirements of restrictive covenant. X

Impact on local residential amenity Use may be perceived as having a slight adverse impact on X local residential amenity (late opening hours in a predominantly residential area).

Compatibility of uses within the site Use considered compatible with other uses proposed for the  site.

Accordance with local authority priorities - N/A

Likely level of support from the community Likely to be a strong level of support from the local community  (retention of an important local building, provision of a new facility for visitors and local people); may be some local concerns over noise.

Likelihood of obtaining funding Private funding N/A

Complements the World Heritage Site bid Provision of a restaurant facility in close proximity to the  aqueduct would complement the World Heritage Site bid.

Level of capital funding required - N/A

Timescale for implementation Unknown due to current economic uncertainty and the need for X a restaurateur to identify interest.

Makes a positive contribution to running Rental from use would make a contribution to running costs of a  costs of a mixed use option mixed use option.

Financial Implications for Wrexham CBC None. 

TOTAL SCORE 9

4.1.8 Hotel

Criteria Evaluation of Use Score

Meets an identified need Demand for a small boutique type hotel in the Chirk area has  been identified, catering for higher end of market (game shooting etc). Seasonal demand a problem.

Benefits the local economy Benefits would include creation of employment opportunities,  provision of tourist accommodation and visitor spend.

Benefits the local community Benefits to the local community would be in terms of  employment opportunities.

In accordance with planning policy Use likely to be in accordance with planning policy. 

Impact of restrictive covenant Likely to conflict with the requirements of the restrictive XX covenant.

Impact on local residential amenity Possible slight adverse impact on local residential amenity (late X opening hours in a predominantly residential area).

Compatibility of uses within the site Use not considered compatible with other uses proposed for the XX site.

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Criteria Evaluation of Use Score

Accordance with local authority priorities Increased visitor facilities 

Likely level of support from the community May be a reasonable level of support from the local community  (retention of an important local building, provision of tourist accommodation, employment opportunities).

Likelihood of obtaining funding - N/A

Complements the World Heritage Site bid Provision of tourist accommodation in close proximity to the  aqueduct would complement the World Heritage Site bid.

Level of capital funding required - N/A

Timescale for implementation Unknown due to current economic uncertainty. X

Makes a positive contribution to running - N/A costs of a mixed use option

Financial Implications for Wrexham CBC Disposing of the site for this use could generate reasonable  capital returns

TOTAL SCORE 4

4.1.9 Car Park

Criteria Evaluation of Use Score

Meets an identified need A lack of car parking facilities for visitors to the aqueduct has  been identified.

Benefits the local economy Benefits in terms of encouraging visitors to stop in Chirk and  associated visitor spend.

Benefits the local community May relieve congestion and parking problems on local  residential roads during holiday periods and at weekends.

In accordance with planning policy Proposal would be in accordance with planning policy, although  coach parking could not be provided.

Impact of restrictive covenant Would not conflict with the terms of the restrictive covenant. 

Impact on local residential amenity Use likely to have a slight adverse affect on local residential X amenity as a result of noise levels but would relieve on street parking pressure.

Compatibility of uses within the site Use compatible with other proposed uses for the site. 

Accordance with local authority priorities Yes – in line with WHS Submission. 

Likely level of support from the community Likely to be strong level of support for a car park at this location  as it would relieve parking problems on nearby residential roads.

Likelihood of obtaining funding Linked to building uses N/A

Complements the World Heritage Site bid The need for car parking facilities at appropriate locations was  identified in the World Heritage Site bid document.

Level of capital funding required Relatively low level of capital funding required. 

Timescale for implementation Timescale for implementation could be short-term. 

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Makes a positive contribution to running No income N/A costs of a mixed use option

Financial Implications for Wrexham CBC The car park is unlikely to generate income and will need to be X maintained, possibly by Wrexham CBC.

TOTAL SCORE 16

4.1.10 Bunk House Accommodation

Criteria Evaluation of Use Score

Meets an identified need Limited accommodation of this type provided in the area. Chirk  is a strong magnet for users of bunkhouse accommodation (walkers, cyclists, volunteers working on renovating the Tramway).

Benefits the local economy Benefits to the local economy in terms of attraction of visitors  and associated spend.

Benefits the local community Benefits to the community in terms of bringing visitors to the  area.

In accordance with planning policy Likely to be in accordance with planning policy. 

Impact of restrictive covenant This is dependant on the interpretation of ‘hotel’ in the X covenant.

Impact on local residential amenity May be a slight adverse impact on local residential amenity X (would be dependent on agreed opening hours).

Compatibility of uses within the site Use would be compatible with other proposed uses for the site. 

Accordance with local authority priorities Tourism policies 

Likely level of support from the community Likely to be strong level of support from the local community. 

Likelihood of obtaining funding Not a strong candidate for obtaining funding. X

Complements the World Heritage Site bid Provision of tourist accommodation would complement the  World Heritage Site bid.

Level of capital funding required Capital funding would be the responsibility of a private N/A developer.

Timescale for implementation May be short-term, should an operator be identified. 

Makes a positive contribution to running Rental from use may make a contribution to running costs of a  costs of a mixed use option mixed use option.

Financial Implications for Wrexham CBC None. 

TOTAL SCORE 14

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4.1.11 Community Café

Criteria Evaluation of Use Score

Meets an identified need Potential demand for a café has been identified, particularly one  that could cater for visitors to the aqueduct.

Benefits the local economy Benefits to the local economy in terms of employment creation,  visitor spend.

Benefits the local community Benefits to the local community in terms of provision of an  additional service and attraction of visitors to spend time and money in Chirk.

In accordance with planning policy Likely to be in accordance with planning policy. 

Impact of restrictive covenant Not likely to conflict with requirements of restrictive covenant. 

Impact on local residential amenity Unlikely to have an adverse impact on residential amenity –  opening hours would be restricted to day-time use.

Compatibility of uses within the site Use likely to be compatible with other proposed uses for the  site.

Accordance with local authority priorities Compatible with tourism policies 

Likely level of support from the community Likely to be strong support form the local community. 

Likelihood of obtaining funding Not a strong candidate for obtaining funding – would depend X partly on how the café was set up (i.e. as a social enterprise as opposed to run as a local franchise).

Complements the World Heritage Site bid Provision of a café in close proximity to the aqueduct would  complement the World Heritage Site bid.

Level of capital funding required Set up costs would need to be funded. X

Timescale for implementation Timescale for implementation could be short-term, subject to  setting up appropriate management arrangements (e.g. if to be managed by a Development Trust).

Makes a positive contribution to running Use could make a contribution to the running costs of a mixed  costs of a mixed use option use option.

Financial Implications for Wrexham CBC None. 

TOTAL SCORE 17

4.1.12 Heritage / Visitor Centre

Criteria Evaluation of Use Score

Meets an identified need A need for a heritage/visitor centre was identified through  consultations, to display information relating to Chirk, the aqueduct and canal (particularly if World Heritage Site status is achieved), the restored Tramway, and relating to the many trails and activities available in the local area.

Benefits the local economy Benefits the local economy indirectly through the attraction of  visitors to the area and associated visitor spend.

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Criteria Evaluation of Use Score as indirect benefits from visitor spend.

In accordance with planning policy The proposed use would be in line with planning policy. 

Impact of restrictive covenant Use would not conflict with the requirements of the restrictive  covenant.

Impact on local residential amenity Use would not have an adverse impact on local residential  amenity.

Compatibility of uses within the site Use would be compatible with other proposed uses for the site. 

Accordance with local authority priorities Use would not be directly in accordance with local authority XX priorities (revenue implications).

Likely level of support from the community Likely to be a strong level of support from the local community. 

Likelihood of obtaining funding Funding for heritage / visitor centres is difficult to obtain as a X result of competition for various grants – any proposal would need to be supported by a strong business case.

Complements the World Heritage Site bid Use would complement the bid for World Heritage Site status. 

Level of capital funding required Medium X

Timescale for implementation Timescale for implementation could be short-term. 

Makes a positive contribution to running Use would be unlikely to generate income on its own and as XX costs of a mixed use option such may contribute negatively to the running costs of a mixed use option.

Financial Implications for Wrexham CBC Minor X

TOTAL SCORE 10

4.1.13 Meeting Space

Criteria Evaluation of Use Score

Meets an identified need Potential demand for community meeting space has been  identified in Chirk.

Benefits the local economy May be a small benefit to the local economy through use of  meeting space for various flexible uses.

Benefits the local community Benefit to the local community in terms of provision of meeting  facilities.

In accordance with planning policy Use not likely to conflict with planning policy. 

Impact of restrictive covenant Use not likely to conflict with requirements of restrictive  covenant.

Impact on local residential amenity No likely adverse impact on residential amenity. 

Compatibility of uses within the site Use likely to be compatible with other proposed uses for the  site.

Accordance with local authority priorities Not likely to be directly in accordance with local authority XX priorities (i.e. would have revenue implications).

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Criteria Evaluation of Use Score

Likely level of support from the community Reasonable level of support from the local community. 

Likelihood of obtaining funding Funding would be difficult to obtain. XX

Complements the World Heritage Site bid - N/A

Level of capital funding required Low – possibly funded from other uses N/A

Timescale for implementation Use would be dependent on timescale of other mixed uses for X the building.

Makes a positive contribution to running No significant contribution to the running costs of a mixed use XX costs of a mixed use option option – use not considered to be financially sustainable in its own right.

Financial Implications for Wrexham CBC None subject to Development Trust being established N/A

TOTAL SCORE 5

4.1.14 Craft Workshop / Retail Space

Criteria Evaluation of Use Score

Meets an identified need Reasonable level of demand in the local area for small  workshops, particularly space for local craft workers to display and sell their work.

Benefits the local economy Benefits to the local economy in terms of encouraging visitors,  space to enable craft workers undertake their work.

Benefits the local community Indirect benefits to the local community in terms of indirect  benefits from local visitor spend.

In accordance with planning policy Use likely to be in accordance with planning policy, provided  workshops are restricted to appropriate craft uses. Possibility of using outbuildings rather than main Estate Office itself.

Impact of restrictive covenant Provided uses are restricted to lighter craft uses, unlikely to be  conflicts with the restrictive covenant.

Impact on local residential amenity As above, provided uses are restricted to lighter craft type uses,  there is unlikely to be an adverse impact on local residential amenity.

Compatibility of uses within the site Uses would be compatible with other proposed uses for the site. 

Accordance with local authority priorities - N/A

Likely level of support from the community Likely to be a reasonable level of support from the local  community.

Likelihood of obtaining funding Obtaining funding may be difficult due to competition for grants. X

Complements the World Heritage Site bid May complement the World Heritage Site bid in that it provides  an additional attraction close to the aqueduct site to draw visitors.

Level of capital funding required Medium X

Timescale for implementation Timescale for implementation of craft workshops in one or more 

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of the outbuildings could be short to medium term.

Makes a positive contribution to running Rental from use could contribute to the running costs of a mixed  costs of a mixed use option use option but likely to be low.

Financial Implications for Wrexham CBC None subject Development Trust being established. N/A

TOTAL SCORE 11

4.1.15 Youth Club

Criteria Evaluation of Use Score

Meets an identified need The Youth Service are currently looking for alternative  premises.

Benefits the local economy - N/A

Benefits the local community Benefits to the local community in terms of improved youth club  facilities.

In accordance with planning policy Likely to be in accordance with planning policy, subject to  appropriate restrictions regarding hours of use.

Impact of restrictive covenant Question whether the use may conflict with the terms of the X restrictive covenant as a use that may ‘be or grow to be a nuisance’.

Impact on local residential amenity Possible slight adverse impact on residential amenity (more X likely to be perceived than real). Other Youth Clubs have been set up in similar residential areas.

Compatibility of uses within the site Use likely to be compatible with some other uses proposed for  the site.

Accordance with local authority priorities Likely to be in accordance with local authority priorities relating  to the provision of community facilities.

Likely level of support from the community Support from wider community may be high, but unlikely to be  strong support from immediate residential area.

Likelihood of obtaining funding Use may attract funding. 

Complements the World Heritage Site bid - N/A

Level of capital funding required Capital implications for local authority would relate to X refurbishment of part of the building to make suitable for the Youth Club.

Timescale for implementation Timescale for implementation could be short to medium term. 

Makes a positive contribution to running Use unlikely to contribute significantly to the running costs of a X costs of a mixed use option mixed use option.

Financial Implications for Wrexham CBC The youth club is run by Wrexham CBC and is unlikely to X generate revenue.

TOTAL SCORE 5 A matrix summarising how the various uses perform against each criterion is given overleaf.

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Using this score matrix it is possible to place the various uses into three categories. Those uses that are categorised as high scoring (scores of 12-17 ) include:

Community Café
Car Park
Private Day Nursery
Bunkhouse Accommodation
Office Space
Affordable Housing
Residential Uses that are considered to be medium scoring (scores of 5-11) are:

Craft Workshop/Retail Space
Heritage Visitor Centre
Restaurant/Bistro
Meeting Space for Community Groups
Youth Club Those uses that are considered to be low scoring (scores less than 5) include:

Hotel
Bail Hostel/Halfway House
Industrial 4.2 Preferred Options

4.2.1 From the evaluation process, a number of Preferred Options have been identified for the former Estate Office. Preferred Options have been divided into those suitable for the whole site (Options 1 and 2) and those that may be combined within a mixed use for the site (Option 3). Preferred Options are as follows:

Whole Site Options Option 1 Residential

Clearance of site for residential development Option 2 Affordable Housing

Either clearance of site for development for affordable housing or alternatively refurbishment of the former Estate Office building itself as three two-bedroom and two one-bedroom affordable housing units. However, it is likely that the market would prefer a new build on the site. Option 3 Mixed Use

Possible uses are shown on the following concept plan.

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The plan below shows the ground floor layout of the main building. The first floor could be converted to office use, with the second floor predominantly used for storage purposes.

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5 Financial Implications

The capital and revenue implications, where applicable, for each of the Preferred Options are presented below. It is important to appreciate that the remit from the local authority is that there can be no financial implications (capital or revenue) for the local authority. This has meant that a number of potential uses have not been pursued because they would have required some financial input from the local authority either in set up costs or possible revenue costs until the uses became established. 5.1 Whole Site 5.1.1 Option 1 Residential

5.1.1.1 The capital receipt for the site would need to take into account that the land value would reflect the need to demolish the former estate office and outbuildings. The value of the site is likely to be in the order of £300,000 to £350,000, assuming demolition costs in the order of £40/m 3 (Construction Industry Standard in line with Spons Civil Engineering and Highway Work Price Book). Wrexham County Borough would sell the site with the buildings and it would be the responsibility of the new owner to demolish the buildings.

5.1.1.2 The disposal of the site means there are no revenue implications associated with this option. 5.1.2 Option 2 Affordable Housing

5.1.2.1 Affordable housing is a corporate priority for the local authority and the site could be considered appropriate for this use. The capital receipt is likely to be less than the residential market value, and again the local authority would sell the site with the buildings. The value of the site is likely to be in the order of £250,000 to £300,000.

5.1.2.2 The disposal of the site means there are no revenue implications associated with this option. 5.2 Option 3 Mixed Use Option

5.2.1 The range of uses under the Mixed Use heading include: office use, private day nursery, community café, community office, storage space and bunkhouse with associated parking. None of the above would be attractive to the private sector to acquire the whole building (and outbuildings) neither would the local authority be interested in funding the development. Therefore, the only option is a community initiative probably by the formation of a Development Trust (discussed later).

5.2.2 As the site would not be sold there would be no capital receipt to the local authority. Also, it has been assumed that the local authority would lease the site at a peppercorn rent. The length of the lease would need to be discussed and initially, at least, is likely to be short term (under 5 years).

5.2.3 The cost of refurbishing the building for a mix of uses would, of course, depend on the uses, but as a guide a budget estimate has been prepared by a Quantity Surveyor. Typically the cost of refurbishment to an appropriate standard would be £330,000 to £360,000. A breakdown of the estimate is provided in Appendix 3 .

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5.2.4 The cost of converting the out building to range of uses varies from £175,000 for a day nursery to £130,000 for a bunk house and £90,000 for craft workshop. The cost per sq metre is £550, £350, £300 respectively. (Source: Quantity Surveyor – reference to Spons)

5.2.5 With regard to the revenue costs, these would fall on the leaseholder / occupier of the site, not the local authority, with the possible exception of revenue costs relating to the maintenance of the general public parking area (as distinct from the area of parking allocated to users of the building (ideally the spaces at the rear of the building). The notional sum of £2500 - £3000 per annum should be allocated for cleaning and maintaining the public parking area. This has been based on a cost of just over £100 per space and is dependent on the exact number of parking spaces created.

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6 Management of Options

6.1.1 It is assumed that for the two whole site options (Options 1 and 2), the site is sold to a private developer or Housing Association for development as either residential or affordable housing, and hence there are no ownership or long-term site management implications for the local authority. This section therefore covers the management issues of the mixed use option (Option 3). 6.1 Option 3 – Mixed Use

6.1.2 Under this option Wrexham would not retain any responsibilities for the management of the building, they would remain the landowner but lease it at a peppercorn rent to a third party. The most appropriate way for a community to be involved in a project such as this would be to establish a Development Trust. Should the establishment of a Development Trust fail (for example through local organisations showing insufficient interest or the momentum to develop a successful Trust simply not being achieved within a specified timescale), Wrexham CBC would have the power to take the building back into its ownership and dispose of it in whatever manner is considered appropriate.

6.1.3 Development Trusts are community-led organisations with an enterprise base, which can use buildings as both a resource for community activity and as a way of generating independent income. Most Development Trusts are set up as charities and/or companies limited by guarantee; they can also have trading arms to enable them to make profits from their assets (how the trading arms are set up can vary, for example they may be a Community Interest Company or Company Ltd by Shares).

6.1.4 Development Trusts are typically:
Engaged in the economic, environmental and social regeneration of a defined area or community of interest;
Aiming for financial viability, independent, sustainability and not-for-private-profit;
Generating an income through enterprise and delivery of services and trading;
Community based, owned and managed; and
Actively involved in partnerships and alliances between the community, voluntary, private and public sectors. 6.1.5 The Development Trust Association Wales (DTA Wales) is the national body for Development Trusts in Wales and is supported by the Welsh Assembly Government. There are some 400 Development Trusts in the UK, with 40 in Wales. The DTA produce a number of guidance papers on:

The role of Development Trusts
The benefits of a Development Trust
Criteria for establishing a Development Trust
How to create a Development Trust 6.1.6 Within a Development Trust, the Board of Directors / Trustees should ideally be kept relatively small (say up to twelve members) to assist with efficient decision-making and running of the Trust. It is preferable to have a mix of Board Members from the public sector, private sector and the local community, bringing a wide range of skills to a project – including people who are prepared to be arbitrary and objective in decision-making, possess local knowledge, business

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skills and have specialist skills and experience relevant to the activities proposed for the building. Community Asset Transfer 6.1.7 Asset transfer is defined as the term used to ‘describe the process of the transfer of the ownership (or leasehold) of property or land from one party to another. Currently, the term is being used in the transfer of public sector assets to voluntary and community sectors. Local authorities and some other bodies have the power to dispose of land and buildings under General Disposal Consent [Wales] 2003 at preferential rates – often under market value – if this will help secure the promotion or improvement of the economic, social or environmental well- being of its area’ . [Source: DTA]

6.1.8 The Quirk Review (2007) considered the management and ownership of community assets, and in particular the associated benefits and barriers. Asset transfer to community-based organisations can make a significant contribution to social and economic objectives, and in light of the findings of the Quirk Review, a Community Asset Transfer Fund is to be established in Wales, to be administered by the BIG Lottery Fund in partnership with the Welsh Assembly Government, details subject to the findings of the current ‘BIG Thinking’ consultation process on the strategic framework of the BIG Lottery Fund for 2009 onwards.

6.1.9 In addition, WAG has also prepared a Social Enterprise Action Plan for Wales, which highlights a commitment to community asset development and the transfer of public assets. A new organisation, Social Enterprise Coalition Cymru, is to be set up to champion the Welsh social enterprise movement. The potential benefits of community asset transfer are many – ‘social businesses may be started; community centred activity may develop; community groups who own assets may generate revenue, all leading to a stronger and more self confident community’ (Leighton Andrews, February 2009).

6.1.10 In establishing whether community asset transfer is the right approach to take, factors to be taken into consideration include whether the asset is ‘fit for purpose’; a long term planning approach and vision is also required.

6.1.11 In their guide ‘Asset Transfer: How to do it’, the Development Trust Association (DTA) state that ‘most asset transfer projects require considerable resources and expertise in project management and contract administration to manage their redevelopment and improvement’. The long-term viability of the transfer is dependent on these and other organisational issues being taken into account at the business planning and appraisal stage. Case studies undertaken by the DTA identify a number of factors considered to be important in asset transfer, including:

Resources for independent technical and legal advice or training;
A strong board of trustees;
A clear view and agreement on the organisation’s role in the development and transfer of the asset;
Demonstrable community support for the development of the asset; and
Evidence of the ability to manage and run the asset effectively and use any revenue to support local community objectives. 6.1.12 Financial and legal processes by which asset transfer is undertaken will differ depending on the organisations and groups involved; however the DTA do note that requirements of asset transfer are much more easily met where there is a ‘can do’ approach and ‘willingness to make it happen’ amongst the organisations involved (Asset Transfer: How to do it).

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6.1.13 In a recent press release (28 th April 2009), Communities Secretary Hazel Blears unveiled a series of measures to assist with community asset transfer, including a new single national advice line and Asset Transfer Unit to assist with the negotiation of planning, legal and financial barriers. In addition it was announced that there are to be 22 new ‘demonstration areas’ on top of the existing fifty, where more intensive work will support councils and communities to make progress on transferring local buildings into community ownership.

6.1.14 Community benefits linked with a Development Trust taking ownership of an asset include that:

The project is likely to restore confidence within an area, and may act as a catalyst to further investment in the area;
Asset management can significantly improve community confidence and provide a sense of worth;
Asset transfer can enable the Trust to support a public body in delivering its objectives in ways that are more closely related to local needs; and
As a primary aim of a Development Trust is to deliver community benefits, those community benefits derived will be plentiful, but will vary depending on what schemes are taken on. However, despite the community benefits, the main risks associated with community asset transfer relate in the main to ensuring the long-term financial viability of a project. Case Studies 6.1.15 The Carnegie UK Trust undertook on behalf of the Development Trust Association a research study into Good Practice in asset based rural community development. A couple of the Case Studies have been included in Appendix 4 – The Tolmen Centre where a redundant church was renovated for community use and the Ledbury and Area Development Trust which renovated a former Cottage Hospital. 6.1.16 The main findings from the research were that Development Trusts:
Bridge the gap between service delivery and policy development
Are committed to quality
Are accountable
Harness ambition and passion
Are inspiring
Embrace change
Share responsibilities and risks 6.1.17 The research also recommends that private sector input is needed for a Trust to be entrepreneurial; involvement from the public sector is required to gain access to funding; and that volunteers are important to obtain the support of the local community.

6.1.18 From the above it can be seen that establishing a Development Trust would be an appropriate way forward for the Estate Office in Chirk.

6.1.19 In order to ensure the correct mix of people with the appropriate skills for the project, it may be necessary to co-opt specialists onto the Board. In any event it is advisable to undertake a regular review of the organisational capacity of Board Members and their skills, to ensure they are relevant to the aims of the project and that as circumstances change the Board is still able to manage the asset effectively.

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6.1.20 In the case of the former Estate Office, organisations that have expressed an interest in the building and in being represented on a Development Trust include:

Chirk Town Council;
Chirk Community Forum;
Chirk and Ceiriog Valley Partnership; and
Glyn Valley Tramway Trust. Possible representation from the private sector might include local businesses (e.g. Cadburys or Kronospan).

6.1.21 One of the potential obstacles associated with setting up a Development Trust relates to the different (and sometimes competing) interests of the various groups that might be represented on the Board of Directors. To try and alleviate this, it is imperative that board members sign up to a common vision and agreed aims – this could be supported through the development of a clear vision and objectives for the Trust and job descriptions for individual Board Members.

6.1.22 While it would not be feasible or practical for the local authority to identify an officer to be dedicated to assisting with the setting up a Development Trust, the authority does have certain expertise that could be available to assist.

6.1.23 The timescale for establishing a Trust, agreeing its remit, identifying potential tenants and transferring assets should not be under estimated. There needs to be serious resolve to take on responsibilities and to identify not only required capital funds but more importantly the longer term maintenance and running responsibilities.

6.1.24 While the main building and outbuildings may be leased at a peppercorn rent the refurbishment costs have been estimated at between £330,000 and £450,000 and even assuming that some of the revenue liabilities are covered by tenants the annual running costs could be in the order of £30,000 to £35,000 per annum Council Tax (Charity Rate), utility bills for common areas, buildings and ground maintenance, insurance, caretaker etc.

6.1.25 With regard to funding there are a number of possibilities, but competition is very strong. Taking account of the possible uses and the fact that the building is not listed, the following are possibilities (not in any priority order).

Arts Council for Wales
Big Lottery
Communities Investment Fund (loans)
Esmée Fairbairn Foundation
Lankelly Chase Foundation
UN Ltd Wales
WCVA Grants and Loans

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6.1.26 A summary of the possible advantages and disadvantages associated with a Development Trust is given below.

Advantages Disadvantages
Community empowerment and
Interim Boards set up with willing engagement volunteers rather than right mix of skills required

Shared sense of vision and
Personal responsibility and purpose commitment required

Increased motivation leading to
Competitiveness of funding increased capacity to deliver programmes

Long-term asset for the community

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7 The Next Steps

7.1 The former Estate Office is clearly a significant local building in Chirk and well regarded in terms of its architecture, although it is not listed, location and role it has played in the town. There is much interest in the building’s future and a variety of potential uses have been put forward. This study has attempted to bring those uses together and provide an objective opinion on the benefits of each use, their viability and the implications for both the local authority and community.

7.2 It is considered the next steps for the Local Authority should be to:

• Circulate this report internally, so that various departments are able to comment;

• Present the report together with comments from officers to the Asset Management Board, to enable them to make a decision about the preferred option for the site;

• Allow at least a 6 month period for the establishment of a Development Trust, if Option 3 is selected as the preferred option by the Local Authority;

• Consider any grant applications that would support Option 3, particularly if the World Heritage Status bid is successful;

• Market the site for residential development, if after consideration a Development Trust does not appear to be practical or achievable. This should include the potential for Housing Associations to be involved in the bidding.

7.3 This report has taken on board the requirements that there should be no financial costs – capital or revenue to the local authority.

7.4 While establishing a Development Trust relating to Option 3 has been detailed, the timescale required to establish a Trust should not be under estimated, nor the difficulty of securing tenants, grant in a very competitive market and the need to cover future revenue costs.

7.5 We would like to thank all the people and organisations that have assisted us in preparing this report.

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Appendix 1

List of Consultees

List of Consultees

Name Organisation Role

Steve Bayley Wrexham CBC Chief Economic Development Officer

Del Roberts-Jones Wrexham CBC Divisional Manager (Regeneration and Promotion)

Allan Forrest Wrexham CBC Physical and Rural Development Manager

Janine Beggan Wrexham CBC Client Project Manager

Denise Garland Wrexham CBC Principal Assistant- Transport and Asset Management

Anna Irwin Wrexham CBC Conservation Officer

Chris Smith Wrexham CBC Planning Officer

Moray Simpson Wrexham CBC Arboricultural Officer

Steve Grenter Wrexham CBC Heritage Services Manager

Peter Douthwaite Wrexham CBC Highways Officer

Julie Flanagan Wrexham CBC Affordable Housing Officer

Councillor Terry Evans Local Councillor

Councillor Ian Roberts Local Councillor

Chirk Town Council

Chirk Community Forum

Judy Manford Chirk and Ceiriog Valley Partnership

Trystan Edwards Chirk Castle

Jan Singleton Pandy Mill Gallery

Several Members of ‘Inside Out’ group

Chris Phillimore Thirty Inch Rail- Consultant for Glyn Valley Tramway Trust

Dave Dilnot Glyn Valley Tramway Trust

Glyn Valley Tramway

Group

Scout Hut Bunkhouse Accommodation

John Cant Youth Hostel Association

Mike McKenna Kronospan

Chris Humphries Cadbury’s

Mr Graham Greasley History Society

Jean Allen Youth Service Area Officer

Cakes and Co- community run organisation

Appendix 2

Results from Public Consultation

Results from Public Consultation

Potential Use No. of Responses

Tourist/Heritage Visitor Centre 59

Café 33

Retail Space for Local Craft Workers and Artists 23

Health Centre/Doctor Surgery 27

Sheltered Accommodation for Elderly/Care Home 19

Museum 19

Restaurant 16

Hotel 14

Hostel/Bunkhouse Accommodation 12

Residential 12

Office Space 12

Headquarters for Glyn Valley Tramway Trust 11

Base for Wrexham CBC Services 9

Offices/Conference Facilities 8

Youth Club/Outreach Centre 7

Meeting Space for Community Groups 6

Police Station 6

Car Park 6

Gift Shop 5

Community Centre 5

Children’s Nursery 4

Affordable Housing 3

Library 3

Appendix 3

Cost Schedule – Refurbishment

Appendix 3

FEASIBILITY COSTS: MIXED USE – OPTION 3 Ground Floor 200 First Floor 188 Second Floor 100 Total Area (m2) 488

% of Total Description Total Cost £/m2 Cost Demolitions & Alterations £13,270.60 £27.19 4.00% Upper Floors £25,107.60 £51.45 7.57% Roof & External Walls £5,000.00 £10.25 1.51% Windows & External Doors £10,000.00 £20.49 3.02% Internal Walls £4,824.15 £9.89 1.45% Internal Doors £9,900.00 £20.29 2.99% Finishes £72,246.00 £148.05 21.79% Sanitary Fittings £15,000.00 £30.74 4.52% Fittings & Furnishings £15,000.00 £30.74 4.52% Lift Installation £25,000.00 £51.23 7.54% M & E Installation £56,000.00 £114.75 16.89% Incoming Services £25,000.00 £51.23 7.54%

Net Total £276,348.35 £566.29 83.33% Contingency @ 5% £13,817.42 £28.31 4.17% Preliminaries, Overheads & Profit @ 15% £41,452.25 £84.94 12.50%

Estimated Construction Cost £331,618.02 £679.55 100.00% (Ex VAT, Fees etc)

£ p DEMOLITIONS & ALTERATIONS Demolishing masonry internal walls; disposal of materials off 68 m2 £30.00 £2,034.00 site Removal of internal doors; disposal of materials off site 15 Nr £15.00 £225.00 Removal of fixtures and fittings; disposal of materials off site 1 Item £500.00 £500.00 Removal of sanitary fittings; disposal of materials off site 1 Item £500.00 £500.00 Removal of ceilings; disposal of materials off site 388 m2 £18.00 £6,984.00 Removal of floor finishes; disposal of materials off site 388 m2 £2.70 £1,047.60 Filling openings where internal doors removed with blockwork, 2 Nr £150.00 £300.00 bond to existing at jambs Form opening for doors through masonry; cut opening, provide 7 Nr £240.00 £1,680.00 all necessary props and supports, insert lintel; disposal of materials off site UPPER FLOORS Upgrade upper floor; plasterboard boarding to floors, Weyroc 488 m2 £51.45 £25,107.60 boarding, dynamic batten system; quilt insulation ROOF & EXTERNAL WALLS General allowance for maintenance/refurbishment works to the 1 Item £5,000.00 £5,000.00 external envelope WINDOWS & EXTERNAL DOORS General allowance for maintenance/refurbishment works to 1 Item £5,000.00 £5,000.00 windows and external doors General allowance for external redecoration works 1 Item £5,000.00 £5,000.00 INTERNAL WALLS Dense aggregate concrete block internal wall 166 m2 £29.00 £4,824.15 INTERNAL DOORS Internal quality entrance/fire door, pre-finished, hardwood 6 Nr £400.00 £2,400.00 veneered; intumescent strips/smoke seals/mastic pointing; ironmongery, including closers; softwood linings, architraves and stops, knot, prime, undercoat and two full coats gloss paint (GF, FF, SF) Internal quality door, pre-finished; ironmongery; softwood 25 Nr £300.00 £7,500.00 linings, architraves and stop, knot, prime, undercoat and two full coats gloss paint (GF, FF & SF) FLOOR FINISHES Vinyl tiles, slip resistant (Bathrooms/Kitchens) 20 m2 £45.00 £900.00 Sheet carpet; 468 m2 £50.00 £23,400.00 WALL FINISHES Plasterboard to blockwork walls; plaster skim coat; one mist 800 m2 £24.50 £19,600.00 coat and two full coats vinyl emulsion Acoustic insulation 800 m2 £12.00 £9,600.00 CEILING FINISHES

£ p Plasterboard to ceilings, fireline, double boarded; plaster skim 388 m2 £42.00 £16,296.00 coat; one mist coat and two full coats emulsion paint (GF & FF) Plasterboard ceiling; plaster skim coat; one mist coat and two 100 m2 £24.50 £2,450.00 full coats emulsion paint (SF) SANITARY FITTINGS Allowance for supply and installation of sanitary appliances and 6 Nr £2,500.00 £15,000.00 fittings; including washbasins, bath, WC and shower (GF, FF, SF) FITTINGS & FURNISHINGS Allowance for supply and installation of kitchens; including 6 Nr £2,500.00 £15,000.00 appliances (GF, FF & SF) LIFT INSTALLATION General allowance for supply and installation of passenger lift 1 Item £25,000.00 £25,000.00 MECHANICAL & ELECTRICAL INSTALLATION Electrical installation - upgrade 1 Item £20,000.00 £20,000.00 Mechanical installation - upgrade 1 Item £35,000.00 £35,000.00 BWIC 1 Item £1,000.00 £1,000.00 INCOMING SERVICES Upgrade gas, water & electric services 1 Item £25,000.00 £25,000.00 £276,348.35

Appendix 4

Development Trust - Case Studies