AGENDA ITEM: 7 Page nos. 45 – 72

Meeting Cabinet

Date 21 October 2009

Subject Cricklewood/Brent Cross Regeneration

Report of Leader of the Council

Summary This report sets out the proposed commercial terms between the Council and its developer partners for the regeneration of Brent Cross and Cricklewood. The Council is the freehold owner of the Brent Cross shopping centre, which is let on a long lease to Hammerson plc and Standard Life. The Council is also a major landowner to the south of the A406 where a joint venture company – Cricklewood Regeneration Ltd – has been set up by Hammerson plc and Brookfield Europe to regenerate those lands, and associated rail lands.

Officer Contributors Brian Reynolds, Executive Director for Environment & Regeneration

Simon Bailey, Interim Manager, Regeneration Service

Status (public or exempt) Public

Wards affected Childs Hill, Golders Green and West Hendon

Enclosures Appendix 1 - BXC Phasing Map Appendix 2 - Development Phases Summary Appendix 3 - Schools Reprovision Programme

For decision by Cabinet

Function of Executive

Reason for urgency / exemption from call-in

Not applicable

Contact for further information: Simon Bailey, Interim Manager, Regeneration Service

1. RECOMMENDATIONS

That the Development Framework Agreement (DFA) and Principal Development Agreement (PDA) terms and conditions set out in this and the accompanying consultants reports be approved subject to:

1. Approval by the Interim Director of Finance and the Leader of the Council of the Brookfield Europe and Hammerson guarantor companies;

2. All plans to be attached to the various documents being in forms to the Council’s satisfaction;

3. The Council’s consultants confirming that the historic costs schedule is a proper record of admissible costs for the current scheme;

4. Eversheds Solicitors being satisfied that the final documents reflect the approved terms; and

5. The appropriate land transaction and financial arrangements being approved by the Secretary of State.

2. RELEVANT PREVIOUS DECISIONS

2.1 Cabinet on 26 April 2004 approved the adoption of the Cricklewood, Brent Cross and West Hendon Development Framework as Supplementary Planning Guidance.

2.2 Cabinet on 29 March 2005 agreed to enter into a collaboration agreement with the Development Partnership (Cricklewood Regeneration Limited [CRL], Hammerson and Standard Life).

2.3 Cabinet on 5 December 2005 agreed, amongst other matters, that (i) the Eastern Lands Addendum be adopted as Supplementary Planning Guidance; and (ii) the Eastern Lands Supplementary Guidance be incorporated into the Cricklewood, Brent Cross and West Hendon Development Framework.

2.4 Cabinet Resources Committee on 25 March 2008 agreed that the outline terms so far agreed with the Brent Cross partners and Cricklewood Redevelopment Limited, including the proposals for the finalisation of the financial terms, be approved in principle subject to the outcome of Counsel’s advice on procurement issues, and that the finally agreed terms for the Development Framework Agreement (DFA) and the Principal Development Agreements (PDAs) be reported to a future meeting of the Cabinet for approval.

3. CORPORATE PRIORITIES AND POLICY CONSIDERATIONS

3.1 Barnet’s Sustainable Community Strategy Local authorities have a duty under s.2 of the Local Government Act 2000 to prepare a community strategy for their area. ‘Barnet: A Successful City-Suburb, a Sustainable Community Strategy for Barnet 2008-2018’ was published in 2008. Drawn up by Barnet’s Local Strategic Partnership, the Sustainable Community Strategy vision for Barnet is: ”It is 2018. Barnet is known nationally and internationally as a first class suburb. Its new, inclusive and thriving neighbourhoods have made it one of the largest

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To realise the vision, the strategy proposes ambitions arranged under four key themes. Each theme is relevant to the Brent Cross/Cricklewood development, and especially the ‘Growing Successfully’ theme: i Investing in Children & Young People

ii Safer, Stronger and Cleaner Barnet

iii Growing Successfully

- Delivering sustainable housing growth - Keep Barnet moving - People are equipped with the right skills to take advantage of employment opportunities - Environmentally sensitive - Creating vibrant and viable town centres

iv Healthier Barnet

3.2 Barnet’s Corporate Plan The Council’s current Corporate Plan covers the period 2008/9 to 2011/12. The plan sets out the council’s vision for the organisation and the aspirations for Barnet as an organisation and place, serving its residents. The aspirations are:

Barnet - the place: The council want Barnet to play its part on the wider stage as a successful city suburb in a successful London.

Barnet - the people: The council wants to work with its partners to understand the needs and aspirations of our residents so that it can consistently provide excellent public services to its diverse population.

Barnet - the organisation: The council wants to provide high quality services offering value for money and maximum choice.

The Corporate Plan sets out the council’s commitment to six priorities over the next four years. Amongst these six priorities, two in particular relate to the Brent Cross/Cricklewood scheme:

1. Clean, green and safe – Ensuring that all our neighbourhoods are safe, clean and green places to live.

2. A successful city-suburb – Protecting and enhancing the best of Barnet while growing through successful regeneration and sustainable development.

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3.3 The Three Strands Approach – A Spatial Strategy for Barnet’s Successful City-Suburbs

In autumn 2004 the Council approved its “Three Strands Approach”, setting out a vision and direction for future development, regeneration and planning within the Borough. It updated this document and brochure in 2008, to reflect ongoing policy development and regeneration. The approach, which is based around the three strands of Protection, Enhancement and Growth, will protect Barnet’s high quality suburbs and deliver new housing and successful sustainable communities whilst protecting employment opportunities.

The third strand ‘Growth’ responds to Barnet’s significant growth potential and sets out how and where sustainable strategic growth, successful regeneration and higher density development can take place across the borough. This envisages over 30,000 new homes and 27,000 new jobs, with the Brent Cross Cricklewood and West Hendon regeneration scheme representing the borough’s largest and most important flagship regeneration scheme that Barnet and London would significantly benefit from.

In particular, we want the town centres to be the focus of economic growth and social and environmental well-being. At the same time we also want to support growth in those areas of deprivation and highest population pressure such as Cricklewood and Brent Cross.

3.4 The Unitary Development Plan In Chapter 12 of the UDP it states: The council is seeking to promote development of this area which can both take advantage of its strategic location and enable the regeneration of the surrounding communities in Barnet and the adjoining boroughs. To this end, the council has formed a partnership with some of the major landowners and with some of the local communities and stakeholders. The council will continue to work with these groups to identify the right balance of development proposals over the lifetime of the regeneration of the area. Barnet’s Community Strategy contains key themes that the council and its partners have agreed in order to drive forward the improvement of the social, economic and environmental wellbeing of the borough. These themes are central to the development policies in this UDP and will also underpin the regeneration of the Cricklewood area. They address the need to target the council’s and its partners’ resources so as to make the greatest impact on the The council is committed to tackling the problems of social exclusion that can lead to inequalities in housing, health, employment and other aspects of the quality of life experienced by all sections of the community. Its housing strategy seeks to ensure that existing housing is brought up to a high standard and that sufficient new housing development takes place to meet the needs of the borough. The council considers affordable housing to be crucial to Cricklewood’s regeneration. The council wishes to see the development opportunity to secure new jobs and facilities in Cricklewood and the surrounding areas realised within the period of the UDP. The council will therefore take a positive approach to secure development of

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i The scale of new comparison retail floorspace falling within the identified requirement of 55,000 square metres; and

ii The provision of a broad range of uses, to include homes, business units, leisure services, entertainment facilities, restaurants, hotels, community facilities and open space, in a pedestrian-friendly environment; an

iii The provision of significant public transport improvements; and

iv The provision of enhanced pedestrian and cycling links to the surrounding areas; and

v Significant improvements to the setting and environment of the town centre; and

vi Measures to encourage residents, shoppers and employees to access the town centre by means other than the private car;

The council will seek to provide the following through planning conditions and/or Section 106 agreements: Connections and/or improvements to the strategic road network, that are satisfactory to Transport for London in relation to the TLRN, and the Highways Agency in relation to the M1 motorway.

i Sufficient transport links to and through the development, in particular to include at least one vehicular link across the North Circular Road and one vehicular link crossing the railway to the Edgware Road.

ii A new railway station and new bus station at Cricklewood, integrated with facilities for other public transport services and with key trip-generating sites within the development by a rapid transport system to Brent Cross Bus Station and Hendon Central and/or Brent Cross Underground Stations on the Northern Line.

iii A new bus station at Brent Cross, to north of the North Circular Road, with associated improvements to the local bus infrastructure.

iv An upgrade of the rail freight facilities, to increase the potential for the distribution of goods by rail, for use by businesses in North London.

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v Provision of an enhanced, rail-linked waste transfer station serving North London.

4. EQUALITIES AND DIVERSITY ISSUES

4.1 The Council will have nomination rights to the affordable housing element of the development scheme, such nominations being available to any of those on the Council’s list who meet the necessary criteria. Residential developments providing mixed tenures are considered to enhance and promote social cohesion and this can further support Barnet’s aspiration to be a successful suburb.

4.2 In addition, the development proposes the creation of a new town centre with new schools, shops, leisure facilities, health and other public facilities, jobs and improved transport which will be available to all sections of the community.

5. LEGAL ISSUES

5.1 These are addressed in the main body of the report and in the appendix to the exempt report by Eversheds solicitors, the Council’s legal advisers on this project.

6. CONSTITUTIONAL POWERS

6.1 Constitution – Part 3 Responsibility for Functions – Section 3.6 Functions delegated to the Cabinet and Cabinet Resources Committee – all matters relating to land and buildings owned, rented or proposed to be acquired or disposed of by the Council.

7. BACKGROUND INFORMATION 7.1 Executive Summary

7.1.1 The Council is the freehold owner of the Brent Cross shopping centre, car parks and surrounding lands, as well as being the owner of a major area of land and property on the south side of the North Circular Road.

7.1.2 The Brent Cross shopping centre and adjacent lands are held on long lease by Hammerson plc and Standard Life plc in 40%/60% shares.

7.1.3 Hammerson plc is a 50% shareholder with Brookfield Europe in a joint venture company called Cricklewood Regeneration Limited (CRL). Hammerson holds an option to purchase Network Rail lands situated to the south of the North Circular Road and to the east of the operational rail lines.

7.1.4 Together, the Council, CRL and Hammerson/Standard Life represent the major landowners within the Cricklewood/Brent Cross regeneration area.

7.1.5 In 2006 the Council entered into a collaboration agreement with CRL and the Brent Cross partners (BXP) which recorded that the Council and the Developers had agreed to work together to secure the regeneration of the Cricklewood/Brent Cross area in accordance with the planning framework and that the Council and the Developers had agreed to negotiate with each other to ensure that the optimum regeneration benefits reasonably achievable are secured and delivered

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A new town centre;

New and/or improved/expanded schools;

New and enhanced open spaces and recreation/leisure facilities;

New housing;

Improved transport facilities.

7.1.6 The scheme proposals put forward by the developers will meet the Council’s objectives and a mechanism for achieving this has been agreed with the developers. This comprises –

(i) an overarching Development Framework Agreement (DFA) which guides the achievement of

a satisfactory planning permission; the grant of highway (stopping-up/diversion) orders; a confirmed compulsory purchase order; scheme viability.

If the requirements of the DFA are not satisfied (i.e. the DFA does not become unconditional) there is a long-stop date of six years or 25 December 2015 (such long-stop date to be extended if any appeal or similar process is in train or decisions are awaited) by which the Council can look to alternative ways of achieving its objectives.

(ii) and two Principal Development Agreements (PDAs) – one with the shopping centre owners Hammerson and Standard Life, and one with CRL.

7.1.7 Members should note that in relation to part of the Brent Cross shopping centre

site (that part referred to as the “Western Lands” elsewhere in this report – lands west of the main shopping centre and currently used for car parking) the BX partners are likely to sell this land to a housing developer. Similarly, rather than developing the whole of the Cricklewood scheme itself, CRL intend acting as masterplan developer, selling serviced sites to others to carry out the end development.

7.1.8 This report concerns itself with the commercial terms and property transactions which will facilitate the regeneration objectives. It shows how the negotiations have developed over 18 months since the report to CRC in March 2008, and sets out how – In relation to Brent Cross, the Council receives an increasing ground rent

income in perpetuity in exchange for its release of covenants affecting the use of the land; and

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In relation to the lands south of the North Circular Road, the Council will receive indexed capital receipts, overage and substantial community benefits should the whole scheme be completed.

7.1.9 The report also highlights the risks to achieving these benefits. In particular

Members will note our property advisors view that “unless substantial cost savings can be achieved ... it is unlikely that the Cricklewood scheme as currently envisaged will be viable”.

7.2 Council Objectives

7.2.1 Around 10 years ago the Council aspired to having the surplus railway lands and adjacent lands within the Cricklewood area redeveloped to provide new housing, new businesses/employment opportunities and associated local improvements. The subsequent production of the Cricklewood and Brent Cross chapter of the Unitary Development Plan, prepared in consultation with major local stakeholders, such as Hammerson/Brent Cross and Railtrack (predecessor of Network Rail) produced proposals for the regeneration of a much larger area, now incorporating Brent Cross shopping centre and Council owned lands to the south of the North Circular Road. The objectives within the UDP are to:

create a new town centre within the Cricklewood/Brent Cross area delivering additional shopping;

new housing;

commercial developments offering long term employment opportunities;

hotels, a cinema, restaurants;

improved public transport infrastructure; and

an improved highway network.

7.2.2 In addition to the above the Council also wanted to achieve –

improved financial returns from its ownership of the Brent Cross freehold; and

make better use of its run-down property resources to the south of the North Circular Road through facilitating regeneration opportunities.

7.3 Collaboration Agreement 7.3.1 For the purposes of considering the issues which are the subject of this report, the

relevant provisions of the Collaboration Agreement are that: (i) The Council, as landowner, and the Developers would, as soon as

reasonably practicable, use all reasonable endeavours to prepare and agree the Heads of Terms;

(ii) once the Heads of Terms for the Development Agreement had been agreed (and subject to those Heads of Terms meeting the Council’s statutory obligations in relation to best price and procurement) the Council, as

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landowner, and the Developer will use all reasonable endeavours with due expedition and diligence to enter into the Development Agreement and (if appropriate) the Compulsory Purchase Order (CPO) Indemnity Agreement and such other necessary or relevant documentation in relation to the Scheme as may be agreed by the parties; and

(iii) The Developer’s pay the Council’s costs, including those of its consultants, incurred in implementing the Collaboration Agreement provisions.

7.3.2 The terms set out in this report satisfy the first of the Collaboration Agreement

provisions referred to above. It is also considered that, subject to the grant of planning permission, the development scheme put forward by the developers will, in its totality fully meet the Council’s objectives as referred to in paragraph 7.1.5. and in Section 3 above. Additionally, the developers proposals seek to deliver new public facilities (such as a health centre, a community safety office, a library) and, if the greater part of the scheme is developed, replacement of the Hendon Youth Leisure Centre and the existing schools with new buildings and facilities with the school intake capacity expanded as required by the scheme.

7.3.3 The Collaboration Agreement includes a confidentiality clause which provides that except for stated reasons “Neither party to this Agreement shall without the prior approval of the other (which shall not be unreasonably withheld or delayed) disclose or wilfully or negligently permit the disclosure of any of the terms of this Agreement to any third party ...”. In compliance with this clause the majority of the financial numbers are in the exempt report.

7.4 Background to current negotiations

7.4.1 At its meeting on 25 March 2008 the Cabinet Resources Committee considered a report setting out the outline terms agreed with the BC partners and CRL (at that time a partnership of Multiplex Limited and Hammerson plc). The report included proposals for finalising the financial terms with each of the developers. The committee approved the outline terms in principle subject to receiving Counsel’s advice upon procurement issues (Counsel’s advice is privileged and therefore the advice received is appropriately dealt with in the exempt report) and subject to the finally agreed terms being reported to Cabinet. Multiplex Limited is no longer part of the CRL consortium. Multiplex sold its UK business to the Canadian owned company, Brookfield. Brookfield has put forward Brookfield Europe LP as guarantor.

7.4.2 There has followed over a year of intensive negotiations. These have been

conducted in the face of the current economic recession and the related downturn in all sectors of the property market. These have had a serious impact upon the viability of both the CRL and the BX developments to the extent that the first phases of both developments currently show negative returns. However both developers recognise that recessions and property market downturns are cyclical and experience indicates that the situation will improve - the major unknown being when sufficient improvement will occur to bring the initial phases back into profitability. Nevertheless both developers have confidence in the likelihood of the economy and markets improving over the next few years that they are prepared to

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continue incurring financial risk by entering into the conditional DFA and PDAs at this stage. One of the main consequences of this is that the timescales referred to in the March 08 report are no longer realistic and the DFA and PDA terms have had to cater for longer timescales – these are set out in 7.5.3 below.

7.4.3 Because of the market uncertainties, by entering into the DFA and PDAs now the developers are taking on various risks, particularly financial risks. It is in this context that the details of the financial provisions have been negotiated and now show some variance to the outline terms previously reported.

7.4.4 The reports from the Council’s consultants, Eversheds and CB Richard Ellis annexed to the exempt report set out the detail of the DFA and PDAs including the financial provisions. The following paragraphs highlight and/or provide more explanation of the terms and conditions as well as identifying what the Council is able to do during the period between the DFA and PDAs being signed and those documents becoming unconditional.

7.5 The Development Framework Agreement (DFA) 7.5.1 In the March 2008 report reference was made to the Development Framework

Agreement to be entered into by the Council, the two developers and guarantors for the developers. This document was to provide for the achievement of a satisfactory planning permission and highway orders, confirmation of a compulsory purchase order (CPO) and scheme viability. There was to be a long-stop date by which time the DFA would need to become unconditional and if it had not become unconditional by that date then any party could seek to terminate the Agreement. At the time of the report the long-stop date had not been agreed but it was reported that the date was expected to be at least two years after the signing of the DFA. If, despite securing the planning permission, the highway orders and a confirmed CPO, CRL is still not able to proceed with the development then the DFA would include a right for BXP to step-in to the position of CRL and carry out the whole development (Step-in Right). An overview of the up-dated terms of the DFA is set out in Eversheds report annexed to the exempt report.

7.5.2 There is a notable change to the DFA provisions since March 2008 – the timescales by which the conditions must be satisfied. The new estimated worst case timescale scenarios are set out in the tables below. It is possible that if the economy improves and the phase 1 scheme proposals achieve viability earlier than anticipated then the illustrated timescales could be shortened. As a safeguard for the Council the DFA will have a long-stop date of January 2016 by which the DFA conditions must have been fully satisfied (which long-stop date will be extended if the developers are in the process of obtaining the relevant consents and decisions are awaited). If the DFA does not become unconditional by the long-stop date the Agreement will cease to have effect and the Council can look to alternative ways of achieving its objectives.

7.5.3 The report to Cabinet Resources Committee (CRC) in March 2008 anticipated at that time that the first tranche of extra rental income from the Brent Cross would be realised in 2012. As the Development Framework Agreement has been drafted on the basis that both the Hammerson and CRL developments proceed at the same

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time this would have meant that both schemes would have started on site in 2010. Since the March 2008 report there have been significant changes in the market such that the schemes have had to be re-appraised and the programmes for delivery reconsidered to take account of the uncertain but expected slow recovery of the economy. The outcome of all of this is that the anticipated timescales have changed. TIMELINE - WORST CASE SCENARIO If planning is granted in December 2009 and there is no call-in then the timescales could be as follows:

Planning granted

December 2009

DFA signed December 2009

Assuming Cabinet approval of terms and finalisation of all documents

Council makes the CPO September 2010

Under this scenario the developers want to delay making the CPO for a year after planning is granted.

CPO confirmation long-stop date

September 2012

Highways Orders long-stop date

September 2012

This accords with the planning agreement conditions.

Viability Notice served (2nd viability test)

October 2012

Although, allowing for delays etc, the Long Stop date for satisfying the DFA conditions is the earlier of 6 years after the grant of planning (September 2015 in this scenario) or 25 December 2015.

Development commencement

March 2015 There is provision for this to be extended to September 2016.

Should the planning application be called in then Members should expect that a further year to 18 months could be added to this timeline. The table is only an indicative guide and the dates can vary according to when consents are achieved. The above indicative timeline suggest that the earliest the Council could expect any capital receipt from the transfer of land to CRL could be around March 2015. Similarly, the first rents from the extended Brent Cross shopping centre may not be realised until sometime in 2018. However, as referred to elsewhere in this report and in the consultants reports annexed to the exempt report, Hammersons have agreed that in consideration for council granting an option to extend the shopping centre lease term the Council’s ground rent minimum under the existing lease will be increased by the amount referred to in the exempt report.

7.5.4 It should be noted that if for whatever reason after the signing of the DFA and the PDAs those documents do not become unconditional by the long-stop dates and the agreements lapse if it has not done so before-hand, Hammerson will still be able to exercise the extended lease term. Similarly, the Council’s additional guaranteed minimum rent will remain in place.

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7.6 Deadlock

7.6.1 It was reported in March 2008 that sitting beneath the DFA would be two Property

Development Agreements (PDAs) – one between the Council and the Brent Cross Partners (BXP) and the other between the Council and CRL. It was to be a condition that neither party could commence development pursuant to the PDAs unless both had committed to proceed or the Step-in Right had been exercised (see paragraph 7.5.1). This condition essentially remains intact. However, as referred to in the accompanying Eversheds report a deadlock provision has been introduced to avoid the situation arising whereby despite the reasonable efforts of all parties one of the developers is unable to proceed and thus the whole project would otherwise fail to commence and the past 10 years of planning and negotiations and combined expenditure to date in the sum set out in the exempt report would have been in vain.

7.7 Brent Cross PDA 7.7.1 The BX PDA terms reported in March 2008 remain much the same – (i) BXP giving

a commitment to carrying out the whole of the Brent Cross development in phases; (ii) one of the phases being a stand-alone housing development (this being part of the existing car parking land to the west of the shopping centre - and referred to as the Western Lands – the significance is that it creates a mixed use scheme on the north side and generates further revenue and capital income for the Council with the BXP acquiring the Council’s freehold interest in the appropriate parcel of land (although the report stated that the sale would be when either the site or the completed development would be offered for sale on the open market); and (iii) provisions would be made in the PDA for the Council to have nomination rights to the new affordable housing to be developed as part of this residential scheme, with the Council also being involved in the selection of the Registered Social Landlord. Subject to the grant of planning permission, these latter provisions will now be dealt with under the Planning (Section 106) Agreement.

7.7.2 In regard to varying the terms of the Brent Cross head-lease it was reported that

the financial terms would be changed to reflect the anticipated enhancement in both the capital value of the shopping centre and the increased revenue income. In particular, the exempt report referred to the existing lease provisions guiding the rent reviews being instrumental in the Council not enjoying any real growth in rental income since 1993 and that Hammerson had agreed to the rent calculation provisions being renegotiated as part of the new lease terms. The negotiated changes are set out in the exempt report.

7.7.3 A schedule setting out the BXP financial terms reported in March 2008 is attached to the exempt report. The originally reported terms included the new minimum/base rents arising from the new commercial development, and made reference to Hammerson having agreed to consider regular upward reviews of all guaranteed minimum/base rents. The outline financial terms included an overage provision. Subsequent negotiations have firmed up on the financial provisions and introduced some additional income opportunities and income safeguards for the Council. These are noted in the schedule and are set out in further detail in the attached

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consultants reports and in Section 6 of this and in the exempt report.

7.7.4 In the March 2008 exempt report, whilst only indicative at the time of reporting, it was anticipated that the first improved annual payments to the Council would commence in 2012 with further enhancement in 2016. The timescale scenario in the table above clearly shows that these dates are unrealistic and it could be at least 2018 before the Council receives an increase in its annual income other than the increased guaranteed minimum annual rent for the existing shopping centre consequent upon the extension of the lease term to 225 years.

7.8 CRL PDA 7.8.1 The March 2008 report stated that the PDA would define the first three phases of

the regeneration scheme (which three phases would include all the Council’s lands south of the North Circular Road as shown on the accompanying plan) although CRL would only be guaranteeing delivery of the Primary Development Package of the first phase if the PDA goes unconditional, with delivery of phases 2 and 3 being subject to them being financially viable.

7.8.2 It was agreed, for the purposes of the CRL business plan, that the Council’s land should be transferred freehold to CRL at the value determined by CB Richard Ellis (CBRE - the Council’s valuation consultants) as at March 2008 but with those values being subject to indexation from 1 March 2008 to the dates when the lands are transferred. It has been agreed that the index to be used will be the Consumer Prices Index (CPI). This is the officer’s suggested choice from various possible indices. It should be recognised that depending upon the economic conditions prevailing at any particular time the CPI index may be better or worse than any of the other indices. Nevertheless, a decision had to be made and it is considered that at present CPI is the most appropriate index. The CBRE values took into account the proposal by CRL to provide replacements for Whitefields and Mapledown schools. There have been recently negotiated changes to the CRL PDA terms which will allow the Council to re-provide some or all of the existing schools itself (see paragraph 7.9.5). If this does happen then the land transfers and prices to be paid will be adjusted to reflect the change in circumstances. The agreed land transfer terms primarily relate to the Council’s lands within phases 1, 2 and 3. There are other smaller parcels of Council land which may be required for subsequent phases but the freehold sale of these will be upon terms to be negotiated and approved at a future time.

7.8.3 It was reported that the sum to be paid for Clarefield Park would be further

deferred (subject to indexation) after the land is transferred to CRL to give CRL an opportunity of providing replacement open space of equivalent size and amenity. If the replacement park is provided by the agreed long-stop date then CRL will not have to pay the indexed price for the Clarefield Park land.

7.8.4 If CRL provides replacements for Clarefield Park and the three schools then the Council will hold such replacements as unfettered freeholds. The exception to this will be the replacement of the Hendon Youth Sports Centre. The existing sports centre is located at the rear of Whitefields School. It is within phase 2 of the CRL scheme. If this phase proceeds then CRL will first provide a replacement sports

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centre. This will be on the ground floor of a larger building and the Council will be granted a lease of 250 years at a nominal rent. Whilst the Council will contribute a fair proportion of the costs of repairing and maintaining the building it will not be contributing to estate management charges. For the first 20 years the Council will be restricted to using the premises for leisure or community purposes but after that the use can be anything for which the Council achieves the grant of planning permission. There will be no forfeiture provisions in the lease.

7.9 WHAT HAPPENS ONCE THE DFA AND PDAs ARE SIGNED? 7.9.1 Immediately after the signing of the conditional documents, apart from granting

Hammerson an option to extend the lease term of the shopping centre (which option may in any event be signed prior to the signing of the DFA and PDA) there is little for the Council to do. There will be no immediate impact upon people living and businesses trading in the area. The Council will need to monitor the progress of the developers’ obligations within the DFA but this does not require extensive Council resources.

7.9.2 One of the DFA conditions to be satisfied before the DFA becomes unconditional is to secure the confirmation of a compulsory purchase order (CPO). Such Order will have to be promoted by the Council (at the application of the developers but, as indicated in the timescale scenarios, not for at least a year) and will involve a significant amount of work and resource. It is likely that the Council will have to appoint consultants to assist with this work. All the Council’s costs and those of its consultants incurred in making and securing confirmation of the CPO will be paid by the developers pursuant to a CPO Indemnity Agreement. This indemnity agreement has been drafted and must be signed by all parties before the Council undertakes any work to make the CPO.

7.9.3 The CPO Indemnity Agreement will not be signed at the same time as the DFA and PDAs because currently the developers are not certain as to whether one or several orders should be promoted and, if the latter, what lands and interests should be included in the first order. Once a decision is made there will be a further report to committee seeking a resolution to make the CPO.

7.9.4 As set out in the Eversheds report, until the DFA and PDAs become unconditional and CRL implements the draw-down of the Council’s lands, the Council is restricted from disposing any of its property assets within the CRL redevelopment area. However, the Council can still manage its industrial estate, collecting rents in the usual way, granting new leases either in accordance with statutory obligations or in a manner which reflects the scheme phasing and implementation timescales. Nothing can happen to the Whitefields housing estate until the developers have secured a confirmed CPO and the Secretary of State has given consent to proceed with re-housing existing tenants in compliance with Housing Act Ground 10A procedures. Thus the Council, through Barnet Homes, will continue managing the housing estate, dealing with tenancy issues and leaseholder matters as usual, carrying out repairs and maintenance and complying with its obligations under the Right-to-Buy legislation.

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7.9.5 The CRL scheme includes the re-provision of the three schools in the area – Whitefields, Claremont and Mapledown. Claremont School is intended to be replaced within phase 1 with Whitefields and Mapledown falling into phases 2 and 3 respectively. Until those phases commence and the replacement schools are built the Council will continue to run and manage the existing schools. Because of the uncertainty about the re-provision of some or all of the schools and the related uncertainty about timescales, the PDA allows for the Council to re-provide some or all of the schools itself if circumstances dictate. If this does happen then the financial and land transfer arrangements with CRL will be amended to reflect the changes. Assuming that planning permission is granted for the development part of these changes would be an obligation for CRL and BX to make a Section 106 education payment in line with the Education Supplementary Planning Guidance of the Unitary Development Plan. A table setting out the position if some or all of the schools are not provided by the developer or are alternatively provided by the Council is attached as Appendix 1.

7.9.6 The PDAs require that the Council appropriates any land it is holding to planning purposes before it transfers such land to either of the developers. This is so that any unidentified covenants or rights which may affect the lands cannot frustrate the developments. The Council has undertaken similar appropriations in respect of some of its housing estate regeneration projects. The appropriate developer will be responsible for paying all the Council’s costs and expenses and will also have to pay all compensation due to the beneficiaries of the covenants or rights.

7.9.7 The Eversheds report refers to the Council granting CRL a licence to occupy the Western Segment land (not to be confused with the western lands of the BX proposals which is to the north of the North Circular Road and is to be used for residential development) as a works compound. CRL must give notice of its wish to take a licence. During the notice period the Council will terminate such tenancies as it can (CRL paying all costs and compensation payments) and CRL must buy out any other interest (or the Council will use CPO powers if the CPO has been confirmed). The licence, which will be for a nominal rent only, cannot be granted unless vacant possession can be given. CRL will be responsible for clearing the land and making it suitable for use as a compound. If CRL does not subsequently include the land in the phase 1 and/or phase 2 developments (at which time CRL will pay the draw-down price plus indexation) it must be returned to the Council in a clean and tidy condition and ready for development. The Council can use or sell the land as it deems appropriate.

8. USE OF RESOURCES IMPLICATIONS (Finance, Procurement, Performance &

Value for Money, Staffing, IT, Property, Sustainability)

CRL

8.1 It is clear from the CBRE report that both the CRL and the BX scheme proposals are not currently financially viable. This is a significant change from the early days of the negotiations and can be attributed directly to the current economic conditions and the severe downturn in the markets. As the timescales in Section 4 indicate, before either scheme starts on site there could be a lapse of 6 or 7 years during which time the developers expect the markets to improve and the projects to

59

achieve viability, albeit with the CRL scheme that there may be variations to phase 1. This expectation will be tested early in the timescales since neither party will want the Council to make a CPO, and thereby commit the developers to further expenditure, unless they are confident that scheme viability can be achieved.

8.2 Both the Eversheds and CBRE reports refer to the prices to be paid by CRL for the majority of the Council’s lands to be taken for the redevelopment scheme. These prices were correct at March 2008 and represented either their investment value or their development value but ignoring the CRL scheme proposals. These sums are index linked and at draw-down CRL will pay the March 2008 price plus the indexation enhancement. Pursuant to Section 123 of the Local Government 1972, when disposing of land the Council is obliged to obtain the best consideration reasonably obtainable. Since the transfer of lands to CRL are unlikely to occur until around 2015 at the earliest it may be that, regardless of the indexation provisions, the Council could be challenged that the capital receipt at the time does not represent best consideration (particularly if real inflationary increases produce a higher figure than achieved by the application of the chosen index). To cover this possibility the Committee is recommended to seek the consent of the Secretary of State to the whole transaction with both CRL and the Brent Cross partners.

8.3 The consultant’s reports also refer to the negotiations with CRL and the outstanding issues concerning the Council’s overage. Because, as referred to in 8.2 above, the transfer of the majority of the Council’s land to CRL is at prices which do not reflect the enhanced values consequent upon the CRL scheme it is important/essential to the Council that it achieves a proper overage share of any profits. As CBRE reports, the Internal Rate of Return of 18% proposed by CRL to be used for the calculation of profits, whilst acceptable, is considered to be on the higher side of a range of IRRs being negotiated or agreed for developments elsewhere in the country. The March 2008 report contained details of the overage provisions being discussed with CRL. There have been extensive renegotiations and the new overage arrangements are detailed in the exempt report.

8.4 In connection with the Council’s overage from the CRL scheme Cabinet’s attention is drawn to the reference in the Eversheds report to the Council’s share of overage being held in an escrow account (This account will be held to the Council’s order and all interest earned will belong to the Council. The money will be held in the account pending its investment in later phases if necessary to achieve viability – with CRL making a similar investment – or until paid to the Council). This means that if CRL carries out development beyond phase 1 the Council will not receive its first overage payment until the completion of phase 3. This could be many years in the future. The escrow account will only apply to the first three phases. If phases 4, 5 and 6 are developed then the Council will draw down its overage share at the end of each completed phase.

8.5 When calculating ‘gross profit’ CRL will first deduct various development costs. Included within these deductions are historic costs. These historic costs cover expenditure incurred by CRL (including some incurred by the former CRL partner, Multiplex) and jointly by CRL and BXP in researching, designing and promoting the current scheme. To avoid these historic costs including costs relating to the previous failed scheme it has been agreed that no costs prior to January 2002 can

60

be included. To date CRL has only provided an unsubstantiated list of costs. More information needs to be provided by CRL so that the costs can be properly scrutinised and verified as admissible sums.

8.6 Additionally, CRL is seeking to deduct from ‘gross profits’ a project management fee of 5%. This is referred to in the CBRE report and the Council’s consultants consider that this is out of line with market rates. However, as CRL point out, due to the nature of their development proposals (developing the infrastructure and selling serviced sites) and the need for the project manager to run complex works and acquisition programmes which keep risks to an acceptable level, a higher percentage management fee is necessary. CRL will not accept a lesser fee. If this is to be agreed it will be essential that any project management costs already incurred and included in the historic costs schedule must first be removed from that list.

8.7 In their report CBRE point out that with the passage of time, and as the markets improve, it may be that there will be attempts to challenge the Council on the basis that the land prices and/or the overage arrangements do not represent best consideration. The Local Government Act 1972: General Disposal Consent (England) 2003 provides that if less than best consideration is being achieved, the specific written consent of the Secretary of State to a disposal is not required for the disposal of any interest in land which the authority considers will help it to secure the promotion or improvement of the economic, social or environmental well-being of its area. In all such cases a disposal at less than best consideration is subject to the condition that the difference between the unrestricted value of the interest to be disposed of and the consideration accepted is £2,000,000 or less. Alternatively, even if the consideration is considered to be more than £2m short of best consideration, the Council could seek the written consent of the Secretary of State to the transaction. BXP

8.8 The BX overage provisions remain basically as reported in March 2008 although there have been detailed negotiations regarding the finer points and the mechanics of the overage calculation. Of significance, and as referred to in the Eversheds report, is the introduction of an interim participation date.

8.9 As originally negotiated the Participation Date (the date when the Council’s overage share and the future annual rent share percentage will be calculated) is to be once Phase 2 is completed. This remains unchanged. However because of changes in market conditions and the probability of this situation recurring in the future, it has been recognised that Phase 2 may not proceed immediately after Phase 1 and that there may be a significant delay in the implementation of Phase 2. So that the Council is not ‘penalised’ by such delay it has been agreed to introduce an Interim Participation Date. This will occur after Phase 1 has been completed if the start of Phase 2 is delayed. An explanation of the overage and participation calculations is set out in the exempt report.

8.10 The provisionally agreed terms require the Council to grant Hammerson an option to call for an extension to its lease term of the shopping centre. The existing lease

61

is for a term of 180 years from March 1982 – thus there are approximately 152.5 years unexpired. Under the option Hammerson would be entitled to call upon the council to take a surrender of its existing lease in exchange for the grant of a new term of 225 years (subject to Hammerson meeting the council’s costs and any VAT or Stamp Duty Land Tax liability) but with the other lease terms remaining unaltered apart from the following changes – in consideration for the grant of the option Hammerson will increase the current minimum guaranteed rent under the existing lease (as referred to in more detail in the exempt report) and this increase in the minimum rent will be effective immediately upon the option being granted. For the past 10 years the Council has only on a couple of occasions achieved a 1% share of net rents which exceeded the guaranteed minimum. Thus, this increase in the guaranteed minimum is a significant immediate financial benefit to the Council. Additionally, as set out in the exempt report, there are agreed positive changes to the method of calculating the council’s 1% share.

8.11 Pursuant to the Collaboration Agreement terms, CRL and the BXP are obliged to pay various of the Council’s costs in connection with this project to date, including its consultants fees. A significant payment is outstanding and consequently the DFA and PDAs will not be signed until this sum is settled.

8.12 There are no IT implications. The actions identified in section 7.9 above will involve some use of existing staff resources as well as consultants but the costs associated with this are to be met by the developers.

9 RISK MANAGEMENT ISSUES

9.1 Throughout the negotiations with the developers there has been a clear separation of land-ownership and planning matters. Thus, the implementation of the DFA and PDAs are entirely subject to the prior grant of planning permission. In this connection therefore it should be noted that the DFA and PDA terms will not, in isolation, achieve all the Council’s objectives referred to in Section 3 of this report – development works such as roads infrastructure and local transport improvements and the provision of new affordable housing (including nomination rights) will be covered by the planning permission, if granted, and the planning (Section 106) agreement.

9.2 The DFA allows each of the developers to assign their interests in the Agreement. For Hammerson and its interest in Brent Cross it must also assign its interest in the lease so that at all times the developer, the owner of the shopping centre and the company responsible for paying the Council’s rent and other income is the same organisation. However, assignment by Hammerson is not considered to be a likely action within the foreseeable future. If CRL cannot achieve viability of its phase 1 scheme then, in an effort to recover its sunk expenditure, it may seek to sell on its interest in the DFA and PDA. Such action would not cause a change to the DFA or PDA terms as such but it is possible that a new developer would seek to renegotiate the terms.

9.3 The Eversheds report notes that the PDA provisions give CRL a degree of flexibility to vary the phase 1 content and extent. If the economic conditions have not

62

improved sufficiently over the next few years it is probable that the phase 1 flexibility provisions may not be enough to enable CRL to achieve a financially viable scheme. If this happens then, instead of trying to sell on its interests in the DFA and PDA, CRL may seek the Council’s consent to make more radical variations to the phase 1 content and extent. If this occurs then the Council may also have to give consideration to varying the land transfer and financial terms.

9.4 Whilst both the CRL and Hammerson schemes currently lack financial viability in probability terms it is currently likely that the Hammerson scheme could proceed but not the CRL proposals. The Eversheds report refers to the ‘Deadlock’ provisions which, in certain circumstances, will allow the Hammerson Brent Cross scheme to proceed. The documents provide that this situation can only arise after planning has been granted and a compulsory purchase order has been confirmed (3 or 4 years in the future based upon the above timescales) and thus both parties will have incurred additional expenditure. Whilst the possibility of CRL failing to proceed with its development is identified as a risk the linked ‘deadlock’ provisions are intended as a mitigation for the Council since it will avoid further delay in the start of the Brent Cross scheme (and thus ensuring future increases in the Council’s income) and provides the Council with a financial package to fund the costs of seeking an alternative developer and scheme for the lands on the south side of the North Circular Road. For balance the PDAs include deadlock provisions which can be implemented by CRL if the BX partners cannot proceed but the chances of these provisions being implemented by CRL are considered to be very remote.

9.5 It should be noted that the terms agreed with CRL are that if only the agreed phase 1 scheme proceeds i.e. no other part of the regeneration goes ahead, then CRL will be able to acquire the Council’s freehold interest in the existing Tesco site for the agreed additional sum referred to in the consultants reports. The redevelopment value of the Tesco site will be included in the calculation of the phase 1 development costs and income. Thus it is possible that, in addition to the Tesco price, the Council will also receive an overage share.

9.6 In connection with the Tesco sale it has been agreed that if requested by CRL the Council will take a surrender of the Tesco lease (possibly in two tranches) prior to transferring the freehold to CRL. The leasehold surrender proposal may facilitate CRL avoiding some land tax liability (and thus benefiting the scheme cost). The two tranche proposal is to allow Tesco to continue operating the petrol station as an interim measure. The developers will be responsible for paying all the Council’s costs and expenses incurred including temporary management and maintenance costs, legal fees, VAT and Stamp Duty Land tax or any other tax incurred in connection with the surrender and subsequent transfer.

9.7 The CRL partners, Brookfield and Hammerson, are to provide financial guarantors. Matters concerning these are set out in the exempt report.

9.8 The Eversheds report refers to the restrictions upon the Council’s ability to sell its freehold reversion in the Brent Cross shopping centre and adjacent lands. A key element of this ‘pre-emption’ condition is that it is subject to the Council’s obligations under Section 123 of the Local Government Act 1972 to obtain best

63

64

consideration. The risk attaching to this provision is that if terms of sale cannot be agreed with the BX partners or such terms do not satisfy Section 123 then the Council may not be able to achieve an early sale of its freehold if that becomes an objective. This restriction will apply until phase 1 of the BX scheme commences.

9.9 Attached to the Eversheds report are various plans. These have been supplied by consultants to CRL and BXP. Unfortunately some of these plans are incorrect and therefore should, at this stage, be treated as indicative only. Before the documents are finalised it will be necessary to ensure that all plans are correct.

10. LIST OF BACKGROUND PAPERS 10.1 None.

Legal: MAM/TE CFO: PC

35

Super

store

37

47

25

3

30

12

7

12

8

PO

19 to 30

57

5e

67

15c

1 to 6

7

30

44

32

6

11

8

1

14

3

101

1

9c

33a

10

1116

1

43

32

1a1b

16

35

Court

15a

Super

store

27

Tank

22

7

5b5d

5a

4

4b

33

8

Aneur

in Bev

an

25

1

1a

1d

FB

17

21

25

2

13

1

5g

13 to 18

7

13

5h

1

5

59

13

6 a

to x

31

5c

14

17

9

Mille

nium

Bus

iness

Cen

tre

36

11

10

Oxgat

e Hou

se

148

1

9

Emer

ald

Ox and Gate(PH)

Tank

2

3

20

5

1

6

15

4

House

5f

1c

12

14

12

Oxgate Centre

2

77

9

99

45

1

2

4c

2

4a

13

7 to 12

395

El Sub

Wor

ks

Sta

97

9d9b

13

15b

1

7

87

4

127

Works

12

1

137

11

145

2

139

113

119

117

2

67

76

51

54

52

65

304

201

314

62

292

308

65

213

61

44

25

1

7

12a

105

El Sub Sta

2

El S

ub S

ta

113

24

41

78

92

121

138

2

39

1

56

37

34

38

50

65

102

1

37

75

3

97

26

89

1

36

12

40

El Sub

Sta

126

13

99

2

79

6

67

22

37

12

43

42

104

128

92

54

61

20

13

25

19

68

116

12

46

13

49

101

80

13

77

66

24

152

140

91

17

42

1

5 30

18

123

5

29

70

10

95

53

85

54

13

16

55

47

87

58

12

2

54

13

56

1

6

62

El Sub

Sta

Park

field

JM

I Sch

ool

13

1

43

16

13

6 to 10

12

114

58

23

37

28

27

73

13

32

90 to 112

7

Verula

m C

ourt

54

66 to 88

6

13

165

19

53

17

157

2

(PH)

1

27

4

180

6

5

145

63

El Sub Sta

PO

The

13

160

161

174

72

71

Sur

gery

55

162

129137

18

13

136

176

138 to 172

33

12

2

35

50

38

2

64

100

13

7

18

43

39

1

26

29

14

6

13

31

23

139

107

135

Welsh Harp

60 to 68

Lake

Vie

w

141

Chi

ldre

ns C

entre

2

124

174 to 208

1

29

3

64a

153

6

2

41

44

15

70 to 78

210

151

30

1

to178

1

1

196

148

126

114 to 136

210 to 256

4a

5

18

13

182

70

151a

222

147

64

31

3 C3

Super

store

House

Elite H

ouse

4

6

Cardif

f

Den

mar

k H

ouse

4

4

2

Cinem

a

Sub

Sta

11

31

4

Staple

s Cor

ner

1a

1

19

24

1821

23

El Sub

Sta

1

20

18a

9

6 a

to x

3

12

7

25

22

Atla

s B

usin

ess

Cen

tre

Busine

ss P

ark

North

Circ

ular R

oad

10

2

415

6

10005

El Sub

Sta

Carriage Shed

El

5

4

1a

El S

ub S

ta

Oxgate Centre

8

Staple

sCor

ner

5

6 to 8

Unit 6

9

5

158

11

10

13

1

North

Circ

ular

Unit 4

JVC B

usine

ss P

ark

12

War

ehou

ses

162

3

2

4

160

El

Unit 3

Sub S

ta

Unit

156

1

1000

War

ehou

se

998

14

Road

15

Unit 1

War

ehou

se

Unit 2

16 to 19

2 to 12

65

Bank

15

91 to 105

47

2

12

Bank

5

Infa

nt S

choo

l

15

44

Junio

r Sch

ool

42

St Joh

n's C

of E

10

9

Park Mansions

Queen

's

2a

Para

de

30

1 to

21

3

Garag

e

35

46

Ban

k

82

1 to 20

Cheyne C

lose

1 to

11

Ban

k

407 t

o 411

1 to 18

1

49

11 to 13

75

17 to

24

17

PH

1 to 24

2

29

23 to 37

1

45

14

3

13

4

256

81

59

70

16

St Mar

y's C

of E

2

6

19

54

21

18

9 to

16

1

66

5

3 to

7

Flor

ence

Man

sion

s

54

43

Bank

13

Hou

se

Queen

's

12 to

26

36

248

240

4

7

258

10

13

37

Bank

Vivi

an M

ansi

ons

a

Hendon Central Station

2

31 to 61

1 to

8

(London Transport)

Queens Mansions

27

Para

de

2

PO

Para

de M

ansi

ons

Geo

rgia

n C

ourt

Para

de

26

14

Central Mansions

Parade Mansions

242

421

8

1 to 27

1

70

46

48

55

24

26

34

52

68

20

2

42

35

126

96

43

1

14

55

22

96

45

1

143

234

363

35

6

12

129

1

76

1

2a

57

141

105

2

62

132

69

25

155

Med

ical

371

35

18

122

65

18 to

26

45

Gra

ham

Lod

ge

1

397

4

71

64

72

17

55

22

Nursin

g Hom

e

165

47

13

16

The

Neeld

2

26

120

1

33

58

47

(PH)

117

78

Lawn

Tenn

is

3

The Hendon

89

93

379

19

16

13

12

2

41

27

37

59

29

15

21

110

13

47

7

16

84

Centre

403

79

20

236

4

100

13

61

66

63

88

53

1

13

31

32

32

36

138

1

9

Kennyland Court

98

12

76

Club

1

El

13a

81

1

25

23

94

64

20

25

52

86

30

98

El Sub

Sta

15

2

28

108

1 to

18

124

12

33

April L

odge

Sub S

ta

70

2

395

1 to 18

13

23

55

50

38

92

17

120

60

74

42

14

12

2

53

16

Hendo

n

42

8

27

67

St J

ohn'

s C

hurc

h

1

17

13

35

25

131

67

23

Vicara

ge

129

13

139

1

55

79

44

33

60

38

35

Surge

ry

46

2

47

96

28

20

26

4

25

143

20

117

105

129a

57

Com

mun

ity C

entre

91

70

82

50

48

35

2

2

96

37

30

43

5

16

32

47

10

115

41

40

79

9

10

58

8

59

28

58

97

46

7

41

58

9

3

20

129b

32

Colleg

e

62

28

71

81

46

70

82

44

20

13

1

33

12

12

8

50

1 to

180

Sub S

ta

Oak

Hou

se

Cro

wn

Ter

race

2

14

4

59c

Bank

Sor

ting

Offi

ce

14

13

22

41

1

Johnston

267 to 289

8

1

(PH)

2

28

Exchange

1

War

ehou

se

Gratton Terrace

The

Crown

Hotel

3

26

40

20

13

3749

38

1

Super

store

47

59

13

1

1

207

26

Ashfo

rd C

ourt

32

61

62

Ban

k

7

48a

43

1

1

5948

48

1

241

142

229

25

1 to

6 Ashford

29

1a

1 to

8

Bank

28 to 35

Hall

House

El

156 154

173 175

Elm

1

2

167

192

2

193

169 171

Ash

ford

Wor

ks

217

45

Lodg

e

35

56

2

219

14

Terrace

25

54

249 to 253 245to247

2 1

2

14

50

173a

173b

151

203

El Sub

Sta

10

1325

20

War

ehou

se

20

15

1913

13

23

9

to

10

7

8

173c

1 to 16

1

Surgery

164 to 168

13

172

191

2c

170

13

1

26

174

2

11

1

12

3

28 26

2

PO

14

2b

12

205

13

136 to 140

Wor

ks

4

Midland Terrace

Telephone

177

74

205

El S

ub S

ta

255 to 265

2

182

72

84

60

4838

83

24

71

1

26

12

31

47

47

2436

12

1 2

11

3850

66

45

33

23

91

7159

47

4454

6678

2113

69

1

55

79

7884

121

33

59

47

133

4

120

30

56

2

131

136

Romney Row

Hendo

n

Foot

ball C

lub

97

80

Stand

s

87

68

Stand

73

Schoo

lHou

se

122

PC

s

Clitter

hous

eFa

rm

Farm

Cot

tage

135

62

31

58

30a

8

103

103

32

2423

143

154

121

79

91

1 to 6

1 to

6

13 to 18

Clitter

hous

e

2

92

1

109

103

Hall

119

67

116

121

168

10

117

129

115

Clitter

hous

e

1

71

6541

162

Free

Chu

rch

77

142

137

98

9

81

89

2

9

4

168

74

5

54

122

1

86

791

100

2

72

12

149

2232

144

112

102

169

124

11

138

137

35

143

107

86

179

171

156

167

209

159

147

86

135

123

205

17813

127

143

134

22 21

152

2836

126

112

138154

164

170

95

110

3

144

7 to 12

Rye Court

46

98

119

166

153

163

123

72

135

131

125

110

38

51

74

160

65

158

Junio

r Sch

ool

130

113

Clare

mon

t

133

51

104

Infa

nts S

choo

l

117

53

119

24

1

84

2

371

War

ehou

se

Parade

332

336

Depot

61

338

98

3

344

346

Hou

se

14

130

Easey House

63

8

1a

64

140

98

12

357

348

383

96

Con

way

9

104

Depot

71

44

Sta

110

387

83

21

3b3a

5

13

1b

Gladstone

57

120

71

Shed

89 39

385

Topp Walk

Sch

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Our

Lad

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fant

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El Sub

4

SB

1

Refuse Transfer Station

SB

Sub S

ta

4950

Carria

ge

84

90 77

El

78

7 to

10

52to

54

56

12

El

1

22

21

12

80

215

13

Wor

ley

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rt

28

17

2

34

13

33 to 44

22

Falk

irk C

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38

Sub S

ta

Midland Terrace

to

57 to 68

Dor

ches

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rt

7

1to6

Joy Court

1 to 12

11

Cou

rt

1 to 6

Cresswell Court

1 to 8

9

1 to 6

Needham Terrace

(Hazeldean Court)

1 to 8

64to69

19

to

7 to 18

210

Rat

cliff

e

Centre

Campion Terrace

Johnston Terrace

Wr T

wr

17

3

1 to

6

44to51

Delive

ry O

ffice

(PH)

26

Robinson Court1 to 6

Lee

Ct

1 to 5

19 to 30

Nursin

g Hom

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61 to

78

43 to

60

39

37 to 42

237

Kemps

Cou

rt

33

1 to

12

El S

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ta

1

24

36

55to

63

Comm

unity

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6

7

12

1 TO 8

1

28

11

28

4

20

31

21

34

25

39

35

20a20b

33

10

18

11

40

30

303

28

10

9

249

25

259

10a

1

9

291

4

10b

301

11

22

299

6

2

307

305

Hotel

723

33

40

23

28

39

Gratton Terrace

44

17

23

Burlington Parade

34

36to43

Heyford Court

1 to 12

4

16

20

17

225

45

to

220

12

5

58

Royal

Mail

6

14

1

21

7

6

69

11

11

32

12

2

3

1

1 to 8

33

1

20

30

10

2

35

3

4

47

18

303

to

1a

42

13

305

El

51

Crickle

wood

Garag

e

Court

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12

Court

23

2

1812

Gladstone

31

Holloway House

1

1a

9

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ald

Ter

race

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ks

19

32

61

to

4

War

ehou

se

Gladstone Parade

52

19 to

24

43

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ald

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race

El

1 to 9

2

18

72

21

47a

11

1 to

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21

10

29

2

329

14

1

Super

store

58

3327

1 to 6

23

RC Infa

nts S

choo

l

PO

2a

22

Club

El Sub Sta

22

Wilment

35

Neagle

10

324

Sub

Sta

236

39

1

Sub S

ta

35

Court

59

El Sub

Sta

320

13

1

53 55

219

Debha

m

(Lon

don

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spor

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53

18

1 to 32

27

5

Katrin

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25

1

1

7

Court1

to 1

8

318

Badge

r

16

31 to

42

Super

store

23 to

29

22 to 28

39

44

31

47

8

33

1

32

6

57

13

41

40

41

21

31

5153

1 to

6

38

61

14

4

57

67

42

6

1

2 to 8

Our L

ady o

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ce

5

2

16

24

2

8

307

1

House

217

20

21

1 to

30

5

47b

Tank

Williams House

25

90

4

23

48

1

11

2

52

Sports

Cen

tre

El Sub

Sta

9

2

Hendo

n You

th

15

Oakfield Court

13

Sta31

51

2

Map

ledow

n

30

14 to 23

Super

store

Schoo

lkeep

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16

4

(London Transport)

18

El Sub

Sta

House

9

1

Super

store

13

5

124

1

62

Schoo

l

8

35

1 to 8

1 to 6

1 to

6

2117

9

13

17

Brentfield Gardens

31

Brent Cross Station

102

32

Surgery

2

40

10

18

13

1

44

10

1

24

14

111

97

46

82

165

29

25

91

68

141

73

111

2

8

143

60

74

1

1a1

12

95

176

27

94

97

11

82

93

56

88

59

125

El Sub

53

100

72

33

114

77

41

45

1 to 12

Whit

efiel

d Sec

onda

ry S

choo

l

1 to 6

136

20

23

Bre

nt C

ourt

37

1 to 6

3

1

11

1 to

6

1 to 6

79

12

1 to

6

85

9

60

81

3

Mult

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ey C

ar P

ark

Dys

on C

ourt

Super

store

7 to

12

Rawlinson Court

Hotel

1 to

6

Mapledown

Cotta

ge

El Sub

Sta

El

Brent

Far

m

7 to 12

Garde

n Cou

rt

1 to 6

El Sub

Sta

School

Brent

Cro

ss S

hopp

ing C

entre

Anderson Court

SubSta

El Sub

Sta

Why

chco

te P

oint

1 to 44

El S

ub S

ta

13

7 to 12

1416

1 to 6

13

27

27

8

1

26

131

14

Stand

Stand

s

2

22

127

83

32

139

32

13

73

10

39

91

Norde

n

117

10

110

65

93

2

62

52

167

21

1

33

53

28

77

41

1 to 4

4

76

179

88

39

105

87

1 to

44

Clare

Point

42

97

155121

143

100

109

38

44

64

Point

101105

12

1

21

26

50

8

33

115

El

1

Wor

ks

Cardif

f Hou

se

15

13

74

17

97

Ros

a F

reed

man

Cen

tre

55

92

19

Point

6

2

38

15

24

Sub S

ta

14

16

25

PO

50

2

7

Wor

ks

12

Carriage Shed

224

1

94

Hotel

49

45

80

Wor

ks

106

16

20

Norde

n

Statio

n

117

38

62

8

18

Refus

e Tr

ansfe

r

4

26

1 to

44

86

72

1

26

37

25

1114

60

14

27

Garde

n Cou

rt

5

141

1

2

55

23

43

13

62

13

Wor

ks

3

Yis

roel

Syn

agog

ueH

endo

n A

dath

17

Hasmonean

Lower

1

Sub S

ta

Brent

Gre

en

17

12

El

62

2

3

70

Cha

pel

1

2

1

Lodg

e

1 to 4

5 to 8

1

18

16

36

13

3

2

Lodg

e

10

27

21

14

Preparatory School

2

Alma

Man

sions

1

11

10

7

22

24

12

10a

3

10

1

13

Ken

nedy

Cou

rt

102

7 to 12

23 to

33

15

12

12

56 to 66

45 to

55

20

8

3

35

5

74

1

Central Sta

2421

19

6

27

Land

au

31

12a

4

20

Hendon

19

21

18

12

23

19

2

1 to

44

2

12

11

Wykeham Court

Man

sions

8

21

44

14

Churc

h

6

20

98

9

Hendo

n Par

k

7

104

2

5

15

PH

1

7

Foste

rs

15

1

12

6

7

3

11

Ex-Service Men's

Upper

Fos

ters

Foste

rs

39

13

18

65

19

106

710

16

16

2

1

6

8

Lower

Sur

gery

3

1

Christ

Chu

rch

Old Hendon

18

16

21

3

28

Scient

ist

Surgery

Lower

17

5

12

7

8

10 to

12

18

73

1 to 6

25

17

El Sub

Sta

37

(LT)

13

10

4

9

32

3

Club

1

39

Surge

ry

32

3

38

47

Firs

t

7

2

1 to

11

75

48

5

43

24

13

60

1 to

14

13

14

24

5

23

10

3

Hendo

nSyn

agog

ue

100

13

2

1

29

42

84

156

36

61 to 63

33

16

13

16

7 to 14

4

1

43

17

3

102

15

Bungalow

1

54

of C

hrist

Lower

Fos

ters

64

Pavilio

n

1

Bea

trice

Cou

rt

26

18

94

6

22

St Peters

17

2

12 to 22

20

46

26

Mau

rice

and

Malk

a

78a

14

25

71

3

Shelte

r

Col

lingw

ood

Cou

rt

31

50

37

59

5

Comm

unity

Cen

tre

34 to 44

96

40

11

80

14

25

38

2

22

56

33

1

2a

87

54

52

27

1 to

6

11

36

35

7

14

27

23

16

64

35

66

13

14

28

7 to

12

45

67

79

105

91

6

47

17

1

43

32 to

37

18

to

38 to

43

89

13

53

3

44

25

42

91

1a

37

41

25

79

26

1

13

84

5

14

40

2

25

Clive

Lodg

e

78

48

30

9

85

18

17

11

14 to

19

19

2

20 to 25

13

54

23

15

24

1

2

2

13

42

18

26

38

40

26 to

31

15

11

28

24

14

13

32

23

48

28

93

421

117

2

60

74

13

7

26

21

28

9

15

2

10

20

26

15

11a

16

46

25

30

34

24

42

14

2

Mult

istor

ey C

ar P

ark

26

Shelter

Brent

Cro

ss S

hopp

ing C

entre

214

2El Sub

Sta

7

169

53

713

38

El S

ub S

ta

Mult

istor

ey C

ar P

ark

28

43

21

26

1

Elmste

ad H

ouse

171

1

13

228

Nursin

g Hom

e

28

El S

ub S

ta

7565

48

14

14

59

26

35

47

142

1413

12

337

69

345

202

1

2

23

13

23

22

3032

13

79

31

89

33

359

2

23

200

Cor

nerw

ays

1 to 4

Health

Cen

tre

154

28

355

164

Hall

Lang

ley

1 to 9

Foste

r Cou

rt

7 to 1

4

25

1 to

6

13

Upper

Fos

ters

45 to 88

23

Upper

Fos

ters

7a

44

1

Court

1 to

43

to

Chesh

ir Hou

se

30

39

29

40

25 to 27

31

29

7

17

43

141

15 1

7

23

7

El

Comm

unity

15

2

5

7

20

137

Galsworthy

34

68

14

23

39

32

El Sub

Sta

12

119

25

1

23

Brond

esbu

ry

4

96

70

6058

Cricke

t and

Ten

nis C

lub

24

1

33

30

40

23

79

32

Sub S

ta

19

126

2

39

16

257

Crickle

wood

Statio

n

31

39

27

79

10 to 15

27

10 1

48

150

146

1 to 6

38

49

19

55

21

Pavilio

n

15

41

12

77

121

65

110

1

115

13

60

2

7170

100

Centre

49

2

a to k

17

8

53

109 107

64

131

132

Sub S

ta

108

13

142

50

136

26

33

51

23

1

28

1

12

32

16

21

Rayne

s Cou

rt

18

16

1

6

18

33

26

9

18

55

32

120

26

4

16 to 24

45

102

90

51

86

53 5

5

41

30

13

23

15

13

47

46

21 2

3

3

El

1

21

22

40

19

51

18

78

3

131

39

80

5

31

14

13

14

2

35

31

65

6

24

72

23

67

3 5

9 11 2

17

24

29

32

35

16

Close

8

37

58

13

Leisu

re C

entre

103

35 3

7

33

45

17

Wor

ks

Sub S

ta

16

El S

ub S

ta

105

30

124

5

2

50

170

91

120

Point

69

64 to 76

77

54

Templewood

3415

63

1 to

21

3

1 to 15

Magnolia

102

1 to 4

26

28

28

22

166

20

55

1 to 60

1 to 60

Pavilio

n

61

64

58

36

87

94

18

172

29

PCs

Hall

72

35

68

44

El

29

46

102

Hotel

Point

66

60

100

20 to 41

Harpenmead

41

38

69

56

57

51

Bee

ch C

ourt

Clinic

1 to 44

84

47

72

23

107

45

35

156

78

7

15

11

60

41

58

Wor

ks

66

174

Pav

ilion

74

17

36

62

Point

Court

Garth House

Nant Court

90

23

Hall

78

Wor

ks

128 16 to 19

25

17

126

5 to 15

146 to 148

A to J

Granville

Laburnham Court

147

189

12

1

34

64

45

11

77

130

32

66

32

62

6

80

44

53

1 to 60

61

31

71

Mountfield

8

42

59

53

14

1

40

60

71

50

120

85

133b

107

135

133a

25

1

15

5010

2

35

63

1

13

El S

ub S

ta

38

71

60

45

113

103

17

115

193

122

112

20

176

80

23

28

13

52

107

123

4973

152

144

2

Sub S

ta

106

54

23

113

24

142

179

2

PO

28

3816

26

133

59

90100

El

24

1

Pen

nine

Par

ade

47

124

83

23

33

139

64

131

13

132

65

Pen

nine

Man

sion

s

61

1 to

17

91

2

13

2

13

73

167

37

1 to

17

PCs

1

130

108

36

72

14

95

15

725

6

1

12

199

2

54

48

191

47

35

12

1

162

1

70

26

150

188

123

82

80

1

97

121

57

14

83

92

40

73

Surge

ry

52a

2

83

139

13

114

25

2

7

52

45

93

30

37

12

22

119

132

23

174

25

308

to

95 to

110

17

25

111 to 122

76

38

145

25

Hocroft Court

284

362

1 to

4

13

242

7 to 24

to

33

32

14

Surgery

16

30

214

C of E

135

25 to

40

228

to

Sch

ool

Hotel

108

21

58

336

17

24

310

26

Hall

48

15

Primar

y Sch

ool

11

37

1

2

291

1

173

13

143

270

140

Hi-lo

21

4

356

358287

All Sain

ts'

Libra

ry

11

Churc

h

1 to 18

Churc

h W

alk H

ouse

320

59 to

70

261

1

62

10

1

1

19

2

71

Baptist

13

289

1 to 19

Sunn

ysid

e H

ouse

276

El

8

118

253

29

38

26

161

Gra

nvill

e

100

40

38

83

5

Church

2

All Sain

ts'

147

Surgery

273

John

F K

enne

dy

Hou

se

Childs H

ill

123 to 134

10

(Nur

sing

Home)

Garth

Hou

se

1

12

2

29

324 to 334

1

6

55

Vicara

ge

346

3

300

2

17

41

49

56

Pavilio

n

20

24

Long

berr

ysS

unda

y

14

169

24

41

50

82

1

64 to 76

to

14

94

Sub S

ta

32

Cande

l Cou

rt

26

to

1

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ta

59

1 to 12

192

33

14

14

Garag

e

96

12 23

27

97

8

70 to

78

43

3

200 to 206

Club

15

7 to 10

87

to

75

11

102

13

28

59 35

29

2

114

1

30

Thor

verto

n

to

Leisu

re C

entre

18

13

35

Court

127

14

22

17 to 27

12

1 to 9

99

80

1

208

PH

83

2

210

1

61

469

22

31 to 42

83

120

19

29

El

11

Aven

ue C

ourt

60

St Agnes'

93

25

6 5

Childs

Hill

172

184

34

St Agnes RC School

25

6

20

79 to

90

12

132

33

2

60a

Lisl

e C

ourt

25 to

30

Men

orah

RC Church

Fou

ndat

ion

Sch

ool

58

13

28

1

162

70

53

139

1

JMI S

choo

l

115

46

22

1 to 5

81

75

63

2

22

2

21 to 32

19

150 to 160

7

77

3

29

14

Man

or

1 to

6

11

20

Besan

t Clos

e

Fred

erick

58

174

120

4

to

13 to

18

13

Wor

ks

21

31

67

77 to

79

23

26

32

40

112

1 to

12

to

92

93

53

45

1

Court

19 to

24

43

34

111

140 to 148

52

2

22

1

198

57

2

44

10

2

13

Presb

ytery

7

27

18

69

3

81

10

35

16

41

St P

eter

's C

hurc

h

to

23

91

5

21

28

33

Cou

rt

17

23

51

18

1 to 3

1 to 40

134

9

1 to 6

39

31

35

65

34

34

34

71

47

70

69

46

72

79

31

Lodg

e

Hall

48

13

7a

48

2

2

38

32

64

1

65

57a

49

57

66

3

25

12

28

14

Sunrid

ge C

ourt

57

1

25

16

6

64

76

62

25

37

50

41

50

13

27

4

2

30

13

7

63

73

1 to

12

12a

to 2

4

61

34

37

Kingsc

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26

9

87

61

Zero

Whit

e

33

26

31

22

50

58

63

38

1a

29

3

39

59

7a

49

5

1

66

1a

13

2

5a

1

38

40

40

50

63

77

14

37

51

49

7

68

52

41

Hall

40

Synag

ogue

Golder

s Gre

en

38

1 to

8

60

43

2

Surge

ry

13

1

El Sub

Sta

25

51

2

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COMPILATION AND GENERAL NOTESPLOT INFORMATION BOX

NOTES:

REVISION COMMENT BOX Brent Cross Cricklewood

MCL, PDF or other Electronic File name:

COPYRIGHT

CRL PDA Plan 2Phasing Drawing

13/01/09

PWM

For Information

1/4000 @A1

BXC_PDA_PL2

C

Key updated, title changed A 02/01/09 PWM

Phase 1 joined to Phases 2 & 3, Claremont School removed from Ph 1 B 16/02/09 PWM

Phase 1 area updated to match Phase 1-7 plans C 09/03/09 PWM

DD/MM/YY

DD/MM/YY

DD/MM/YY

DD/MM/YY

DD/MM/YY

DD/MM/YY

DD/MM/YY

Chk byRev. Date. Rev by.Project Title

Drawing Title

Rev

Date Drawn

Approval status

Drawn By

Drawing Scale

Drawing NoDisclaimer

CBCRS_TBX_A1_181005_v1.dwg - Revision Date 02-02-2009

CBCRS_PDA_Plan2_130109_PWM_v4

AIT Spatial LtdWellingborough Innovation CentreChurch StreetWellingborough Tel: 01933 303034

Northamptonshire Fax: 01933 303001

NN8 4PD www.aitspatial.co.uk

Key:

Red Line Planning Boundary

Indicative Phase 1

Indicative Phase 2

Indicative Phase 3

Indicative Phase 5

Indicative Phase 6

Land upon which Critical Infrastructure and/or

N.B. Please note that any boundaries

shown on this plan are not

necessarily the legal title area. For

Freehold and Leasehold titles please

refer to the extranet mapping site

www.eye-solutions.net/bxc/

Indicative Phase 4

The boundaries shown on this drawing have been compiled from the

following information:

· Red Line Planning Boundary -

CBCRS_Red_Line_Boundary_February_2008_v4

· 278 Schedule area - The proposed infrastructure was taken from

Scott Wilson drawing X-New-Highway-Design dated 14/05/08 and

Section 278 Schedule prepared by Nabarro

· Planning Phases - Have been digitised from Allies & Morrison

master plan details

Indicative Phase 7

Key Components are to be constructed

Based upon the Ordnance Survey

mapping with the permission of

The Controller of Her Majesty's

Stationery Office © Crown copyright.

Unauthorised reproduction infringes

Crown copyright and may lead to

prosecutions or civil proceedings.

Allied Integrated Technologies Ltd

AIT Spatial Ltd

Licence number 100044821

ait - CBCRS OS Note V3 edited by 'ait' Rev: OS23/01/2009

7/8

APPENDIX 2

Brent Cross development

Development components

Phase 1 – PDP minimum

Phase 1 - total Phase 2 - total

Retail and related uses

28,969 sq m 38,626 sq m 39,507 sq m

Leisure uses 6,146 sq m 12,292 sq m 3,158 sq m Business uses 5,396 sq m Hotel 100 rooms 20,574 sq m Community facilities

500 sq m 500 sq m 1,498 sq m

Bus station 71 sq m (Note 1) Residential 26,034 sq m

Note 1: This relates to the bus station building – not the overall size of the bus concourse.

Note 2: Phase 3 is the wholly residential scheme. This may not be carried out in chronological order and the site may be sold to a residential developer.

66

APPENDIX 2

Cricklewood Development

Apart from the guaranteed phase 1 Primary Development Package (PDP) minimum, all other commercial and residential developments will be carried out by other developers who will purchased fully serviced development sites from CRL.

Development components

Phase 1 PDP minimum

Phase 1 non-guaranteed

Phase 2 Phase 3

Residential 795 units (note 3) 554 units (note 4) Not defined (note 5) Not defined (note 5) Retail 22,300 sq m approx

(note 6) 279 sq m approx (note 4)

Not defined (note 5) Not defined (note 5)

Leisure 4,960 sq m approx Not defined (note 5) Not defined (note 5) Community 260 sq m Replacement of the

Hendon Youth Sports Centre

Education New Claremont primary school expanded to 3FE

Replacement Whitefields Secondary School with all-weather pitches reprovided on Clitterhouse playing fields.

Replacement of Mapledown Special School.

Hotel Undefined size Infrastructure Improvements to

Clitterhouse playing fields and Claremont Park

Combined Heat & Power plant. New waste recycling facility (note 7)

Southern part of new park to replace Clarefield Park.

Northern part of new park to replace Clarefield Park.

67

APPENDIX 2

Note 3: This includes new housing to reprovide the Whitefields housing estate properties.

Note 4: These developments depend upon viability and co-operation with third parties.

Note 5: Both phases 2 and 3 will be mixed use developments but will include a significant residential element.

Note 6: This includes 19,500 sq m new Tesco store.

Note 7: This requires co-operation between CRL and NLWA. NLWA may undertake the provision of the waste recycling facility itself.

68

APPENDIX 2

69

APPENDIX 3

CRICKLEWOOD REGENERATION SCHEME

SCHOOLS REPROVISION – assumes the DFA and PDA have gone unconditional

SCHOOL PDA REQUIREMENTS SECTION 106 HEADS OF TERMS

SITUATION IF CRL DOES NOT PROVIDE REPLACEMENT SCHOOL

SITUATION IF THE COUNCIL PROVIDES A REPLACEMENT SCHOOL

Claremont School

Forms part of the Primary Development Package for CRL phase 1. CRL to build an expanded 3FE school on the existing site entirely at its own cost.

To provide a replacement school as part of phase 1 at no cost to the Council.

This may arise if phase 1 viability cannot be achieved unless the school is omitted.

This would require a variation of the PDA to allow for the school not being built in phase 1 or at all.

The proposed s106 agreement would have to be varied to allow for non-replacement of the school and for the Education SPG to apply an education payment linked to the new housing numbers.

The PDA and proposed section 106 agreement (s106) allow for the Council to rebuild the school at its own cost if such becomes necessary before CRL is ready to build. If the Council builds off-site it can sell the existing school site for redevelopment (subject to planning).

The s106 provides for an alternative undefined planning gain sum linked to the Education SPG to be negotiated with the developers.

70

SCHOOL PDA REQUIREMENTS SECTION 106 HEADS OF TERMS

SITUATION IF CRL DOES NOT PROVIDE REPLACEMENT SCHOOL

SITUATION IF THE COUNCIL PROVIDES A REPLACEMENT SCHOOL

Whitefields School

CRL proposes, at its own cost, to provide a new school as part of the phase 2 development. The new school is to be built on land held by the Council and which currently forms part of Whitefields housing estate (the Reprovision Site) with the all-weather pitches being relocated on Clitterhouse playing fields. If that happens CRL takes a free transfer of the existing school and playing fields site.

To provide a replacement school as part of phase 2 at no cost to the Council.

An enlarged school will be provided if the Council so requests and the Council pays the additional costs. This is on the basis that it has been determined by Education that the new housing (7,500 units) will not generate a need for additional secondary school places.

This means that phase 2 is not proceeding – which means the whole project ceases and the PDA and s106 will come to an end.

The Council will be able to deal with the school as if the regeneration was not proceeding.

The PDA and s106 allow for the Council to rebuild the school at its own cost if such becomes necessary before CRL is ready to build.

The Council could choose to build on the Reprovision Site (assuming CRL has proceeded with phase 1 and the Reprovision Site has been cleared of buildings). The all-weather pitches can be relocated to Clitterhouse playing fields. The Council can sell the existing Whitefields School site and the adjacent all-weather pitches site to CRL or other developer at full development value.

Alternatively, as well as the pitches, the Council could reprovide the school off-site. If that happens then, in addition to the existing school and pitches sites, the Council can also sell the Reprovision Site at full development value.

The s106 provides for an alternative undefined planning gain sum linked to the Education SPG to be negotiated with the developers.

71

72

SCHOOL PDA REQUIREMENTS SECTION 106 HEADS OF TERMS

SITUATION IF CRL DOES NOT PROVIDE REPLACEMENT SCHOOL

SITUATION IF THE COUNCIL PROVIDES A REPLACEMENT SCHOOL

Mapledown Special School

CRL proposes, at its own cost, to provide a new school as part of the phase 2 development. If that happens CRL takes a free transfer of the existing school site – although the redevelopment of that site falls into phase 3.

To provide a replacement school as part of phase 2 at no cost to the Council.

An enlarged school will be provided if the Council so requests and the Council pays the additional costs.

This means that phase 2 is not proceeding – which means the whole project ceases and the PDA and s106 will come to an end.

The Council will be able to deal with the school as if the regeneration was not proceeding.

The PDA and s106 allow for the Council to rebuild the school at its own cost if such becomes necessary before CRL is ready to build.

If the Council builds off-site it can sell the existing school site for redevelopment to CRL or other developer at full development value.

The s106 provides for an alternative undefined planning gain sum linked to the Education SPG to be negotiated with the developers.