Development Plan Brief
Towcester Vale Development /
Towcester Centre for Leisure (TCFL)
By
South Northamptonshire Leisure Trust
Executive Summary
1Introduction and Purpose
1.1Intro and Summary
1.2Leisure Centre Options
1.3Benchmarks
1.4Partners
2Strategic Context
2.1National Context
2.2Local Strategy Context
2.3Youth Issues
3Current Facilities at Towcester Centre for Leisure
and assessment of the impact of increased population
3.1Fitness Suite
3.2Workout Studio
3.3Health Suite
3.4Pool Area
3.5Sports Hall
3.6All Weather Pitch
3.7Café
3.8Crèche
3.9Beauty Therapy
3.10Car parking
3.11Cycle Bays
4Proposal
4.1New Facilities
4.2Extensions to existing facilities
4.3Additions to handle increased users
4.4Employment created by the proposal
5Budget
6Timetable
7Appendices
Executive Summary
The proposed new housing developments offer an exciting opportunity to develop leisure facilities in Towcester.
The Towcester Vale Development proposed by Persimmon to West Northamptonshire Development Corporation will effectively double the population of Towcester – especially when the other smaller and concurrent proposed developments are taken into account.
The developer’s proposal makes provision for some outdoor leisure areas but a major omission from the developer’s proposal has been recognised by South Northamptonshire Council (SNC) and South Northamptonshire Leisure Trust – the additional provision of indoor leisure facilities that will be required for the increase in population. Current facilities at the Towcester Centre for Leisure (TCFL) are near full capacity and would not be able to cater for this increase.
With national agendas for healthier lifestyles and local and national government initiatives to encourage people to be more active, the demand for indoor facilities can only increase further.
The best value option to satisfy this increased demand is to extend TCFL, and SNC already owns the land and there is room for further expansion.
The new facilities proposed include a youth centre, a well health centre, a beauty therapy area, a healthy eating restaurant, an improved crèche/ nursery, meeting rooms and a shop. The existing gym is to be doubled in size, a new dance studio added, and new aqua-fitness pool built complete with a new suite of changing rooms.
The additional features of the proposal support and complement each other and the extra users of the site would ensure a sustainable economic future for TCFL and at the same time satisfy the demand for affordable indoor leisure facilities.
It is proposed this extension will be built in the first phase of the Towcester Vale Development so that current users are not inconvenienced by the increased demand.
With an initial budget of £5 million (as compared to £20 million for a new build) this new improved TCFL would create a vibrant and sustainable health spa and leisure hub that would help integrate the newcomers into the community and provide improved facilities for the existing residents of Towcester and the surrounding villages and rural areas.
1 Introduction and Purpose
1.1Intro and Summary
1.1.1The Regional Spatial Strategy for the East Midlands identifies Towcester as a Rural Service Centre and identifies it as an area for growth. West Northamptonshire Development Corporation (WNDC) is the delivery vehicle set up to deliver this growth.
1.1.2A number of planning applications have been submitted by Persimmon Homes to WNDC for an urban extension to Towcester known as Towcester Vale.
1.1.3The main application, known as application A consists of mixed use development of 3000 dwellings, 20.6 hectares of employment, 2 primary schools and a site for a secondary school.
1.1.4The increase in population of Towcester by up to 8100 people (almost doubling the current 9,700) due to the Towcester Vale Development will have a serious impact on the current leisure facilities in the Town. In addition there are also a number of other residential planning applications on various sites within Towcester.
1.1.5The Development’s Planning Statement includes sports and recreational open spaces but does not address the provision of indoor leisure facilities. Many sports require additional strength and aerobic training and others can only be enjoyed indoors. Swimming is a popular leisure activity. These are best provided by a purpose built, multi-use leisure centre that provides active leisure facilities whatever the weather! A leisure centre caters for all ages and capabilities and can offer flexible space for a multitude of activities.
1.1.6SNC Council Policy and Leisure Section have made various representations to the developers (Persimmon) and WNDC for the provision of suitable indoor leisure provision. SNC produced a Development Control Report for the 15th May 2008 Development Control Committee on the Towcester Vale planning applications. This included a response from SNC leisure that identified the fact that there was no indoor leisure provision in the developer’s application.
1.1.7SNC have identified the need to provide additional indoor leisure facilities to meet the needs of the proposed community and to encourage integration of the new and population.
1.1.8This proposal outlines the case for the extension of the existing leisure provisions at TCFL as the best value solution to providing indoor leisure activities to cope with the increase in population due to the Towcester Vale Development. (To do nothing would increase the strain on TCFL and seriously inconvenience current users). The current has potential to extend due to adjacent land availability.
1.1.9The important elements of this proposal include additional pool space, the relationship to the local schools and community together with providing dual use facilities for the community. These are especially important in light of the national agendas of healthy living, healthy checklists, rising obesity levels, and diabetes type 2.
1.1.10This proposal also outlines an opportunity for a very cost effective and synergetic central hub for a Spa and Health, Beauty and Well-being Centre, a Youth Centre and facilities for other community activities as required by the development brief.
1.1.11These extended and new features will also be an additional benefit to visitors to the proposed 150 bed Tourist Hotel
1.1.12A Healthy workforce is more productive and work / life balance has increasing importance in today’s lives. Companies providing the new employment for 3,000 in the plan will benefit from this proposal’s leisure facilities, health screening, a healthy eating café/restaurant, and crèche and nursery facilities.
1.1.13The proposal will also provide some of the additional employment as required by the development plan’s brief.
1.2Leisure Centre Options
1.2.1Build New Leisure Centre
A new leisure centre would cost between £20m and £25m
Leisure centres are land hungry: a swimming pool is a must; the area must include extra car parking; and by their nature they are large structures
A new leisure centre in the development would take land from very necessary pitches and sports grounds. There are precious few of these now!
A swimming pool is a must at a leisure centre to attract custom but very expensive to build, maintain and heat and really not commercially viable. A recent report could not justify another pool in Towcester (see appendix for Strategic Leisure report)
If the new leisure centre preceded the new houses build it would inevitably compete for the existing TCFL clients causing price-cutting making both centres less viable.
If a new leisure centre were not built until the new population had all arrived there would be a serious capacity issue with the current Centre
There would be duplication of management and service staffing from the existing centre
1.2.2Extend current Leisure Centre
Extending TCFL represents the best value solution.
The Cost would be about a third of a new build
The extension would provide the capacity ahead of the increased population
The extra facilities required can be added in phase with the development
A Management structure already exists
The building of an extra swimming pool will not be necessary (the capacity issues can be solved by adding a small fitness pool)
Disability provision would be an extension of the existing facilities (par. 4.1 of the developers planning statement states 10% of housing will have full mobility standard and all will have disability access)
1.2.3Leave to private development to fill the gap
40% of new development will be social housing and will be more likely to use a public leisure centre.
There would be a tendency to cream off the top with spa facilities and small exercise areas such as at Whittlebury Hall. This would not satisfy the requirement for extra exercise areas.
It is most likely that private leisure facilities would lag behind population increases.
It is this proposal’s contention that it is more sensible to incorporate this Spa in the extended leisure centre that will not be dependent on the timing of other builds e.g. a Hotel.
1.3Benchmarks
To assess this proposal the following benchmarks are suggested
1.3.1Population
8,900 in 2001 and estimated current = 9,400
1.3.2Occupancy per dwelling
SNC Local Plan = 2.5 (NPFA recommends 2.36)
New population = 3000 houses * 2.5 = 7,500
1.3.3Retail Catchment Area
This gives a fair view of the proportion of rural to town ratio and to benchmark the effect of the new population this ratio needs to be applied
SNC Local Plan 1997 gives 20,250 in 1997 and 22,000 in 2006
Towcester population / catchment area = 9,400 / 22,000 = 43%
7500* 0.43 =3225
1.3.4Additional Population / projection of asset value implied
Current population of Towcester = 9,400
Question Rural / Towcester membership??
Current Asset value = £15m
Asset value / head of population = £1,600
Additional Population = 7,500
7500 * £1,600 = £12m
1.3.5Impact of increase in population
Total number of visitors per year = 250,000 (see appendix for detail)
250,000 visits / 9400 = 27 visits per head of population
7500 extra population * 27 visits = 202,500 extra visits
It should also be noted that the LAA referenced below targets a 1% per year increase in exercise based leisure. Over 10 years this would add another 25,000 visits.
1.4Partners
1.4.1South Northamptonshire Leisure Trust
Established to provide facilities for recreation and leisure for the residents and visitors to the South Northants area
1.4.2South Northants Council owns the assets of the facility
1.4.3Serco Leisure is the managing agent of the leisure facilities on behalf of the Trust.
(Links to more information in the appendix)
2Strategic Context
2.1National Context
The increased awareness of the benefit of physical activity and the drive towards healthier lifestyles underpins the need for investment in sports facilities. Local authorities have been tasked to increase participation in sport and physical activity; a key factor of delivering this is the provision of good quality, fit for purpose, leisure facilities which meet the identified needs of the local community.
2.1.1Game Plan Strategy
There is currently a national agenda based on the Government's "Game Plan" strategy and numerous studies on the health of the nation. All of these studies and strategies point for a need to raise participation levels to improve health. The key reference documents are:
"The Game Plan" (2002) - a target to increase participation in sport from 32% to 70% in line with other EU Countries within 10 years
Sport England "Framework for Sport" which translates into regional plans to deliver increased participation
"Securing Good Health for the Whole Population" (2004) - 21 recommendations to improve health by increasing physical activity
"At Least Five a Week" (2004) highlighting the "obesity time bomb" and its potential impact on the health service in future
2.1.2Passion for Excellence
The Government recently adopted a new strategy - A passion for excellence - An improvement strategy for culture and sport (dated14/03/2008)
This strategy is about supporting local government as “leaders of place”, working with their local partners to deliver better outcomes, improve the quality of life locally and improve the delivery of cultural and sport services to local people.
The relevant National indicator is NI8 “Adult participation in sport and active recreation” which measures “The percentage of the adult population in a local area who participate in sport and active recreation, at moderate intensity, for at least 30 minutes on at least 12 days out of the last 4 weeks (equivalent to 30 minutes on 3 or more days a week).
More info in appendix (Passion for Excellence)
2.2Local Context
The Northamptonshire Local Area Agreement (LAA) addresses the fundamental issues of quality of life and life chances. Its purpose and overall challenge is a focus on outcomes that will deliver real and long term change for people and communities.
The South Northamptonshire Community Strategy hopes to influence and inform the decision making of all key agencies working in South Northamptonshire. It sets a long- term direction but also encompasses short and medium term priorities for the partners to action jointly. Extending the leisure centre would ensure the themes detailed in the Community Strategy are not prejudiced by the increased population by providing a good quality leisure facility that would be widely utilised by the local community thus improving participation, health and social well being.
There have been 2 major independent reports on the impact of increased population on sports facilities in the South Northants area. Both very recent:
Provision of Sports Facilities within Towcester by 2021
Prepared for the Towcester & District Sports Council by the Towcester Partnership, (2007)
Feasibility Study for a New Swimming Pool in Brackley
By Strategic Leisure Limited (Feb 2008)
And the SNC has produced its own report:
Open Space, Sport Play and Recreation Study,
A Draft Report (April 2006) for South Northamptonshire Council
All highlight the need for increased leisure centre provision to handle the increased population.
2.3Youth Issues
The increase in population by 7,500 people means over 1,100 extra young people between 10 and 19 (adding to the existing 1300+) and this will inevitably bring with it the potential for increased youth problems, particularly as the geographical concentration of the new population could promote a “them and us” youth conflict with the existing youth. The development plan provides for outdoor space for youth but there is obviously a requirement for when the weather is not favourable.
There is growing evidence that quality youth focused leisure provision has a positive impact on reducing antisocial behaviour. Well-managed facilities have benefits not only to enjoyment and health but also to community safety e.g. getting youth away from the High Street, public buildings, car parks etc.
Providing for a dedicated Youth area in this project offers great potential for the councils, charity and voluntary sector workers to engage the youth outside school hours, including deprived and disaffected youth in a positive way, benefiting the community and more importantly the life skills and chances of youth.
Coaching is an important part of the youth activity to encourage new youth users and develop the skills of the more experienced
Youth activity reduces boredom and promotes a more positive life style.
Obesity in young people is a major issue and varied activity options helps keep youth weight under control.
The key documents are
Countywide LAA Community Cohesion Strategy
South Northamptonshire Play Strategy
National objectives and outcomes highlighted in ‘Every Child Matters’: Be healthy, Stay safe, Enjoy and achieve, Make a positive contribution, Achieve economic well-being.
‘Youth Matters’
The draft Countywide LAA Community Cohesion Strategy has a number of key objectives that are relevant to these applications:
Growth is managed effectively to avoid creation of tension within communities.
Community cohesion is where there is a “common vision and sense of belonging for all communities” and where “strong and positive relationships are developed” and underpins the county’s vision for a shared future for all its residents.
To involve young people in promoting community cohesion and in developing effective leaders for the future.
3Current Facilities at Towcester Centre for Leisure
and assessment of the impact of increased population
TCFL is a purpose built leisure centre with 2 swimming pools, a well-equipped gym, flexible sports hall, and dance and work out studios.
Built in 1992 the facility was extended in 2002 to cope with increased demand and anticipated future growth. The Towcester Vale development was not in these forward plans
Covering an area of 2 acres TCFL has 99 car parking spaces (7are for disabled only)
Towcester Centre for Leisure has a Quest rating of Highly Commended (at 76%) that places it within the top 15% in the UK.
(Quest is the quality standard for the leisure industry. Administered by Sport England, Quest involves inspections, mystery visitors and mystery callers)
3.165 Station Air-Conditioned Fitness Suite
Capital value of existing equipment??
3.1.1Cardio Equipment. 40 stations
13 Cross trainers, 10 Treadmills, 10 Bikes, 6 Rowers, 1 Sci-fit
3.1.2Resistance Equipment
20 Stations plus Loose weights, Olympic bar and a Smith machine
3.1.2Inclusive Fitness
The gym has been inspected and approved for disabled use by IFA
3.1.3Stretching Area
3.1.4Assessment of impact of increased population
With the increased population caused by the development there will be a serious under supply of gym stations within reasonable travel distances of Towcester (based on the Fitness Industry Association current penetration rate of 12% in South Northants)
A recent study of leisure facilities in the South Northants area by Strategic Leisure Limited (February 2008) states
“Based on trends in participation and population it is anticipated that by 2016 the demand will have increased to 358 stations which gives a total under supply of 70 stations compared with current supply and a deficit of accessible supply of 131 stations. In terms of health and fitness therefore there is a small under-supply based on future demand for all stations but a significant under supply of accessible stations i.e. public sector facilities.”
With the mix of new population the great majority will be seeking a public gym (as compared to private membership gyms)
In addition there is a national increase in the proportion of people attending gyms.
Sport England’s second year of The Active People Survey (April 2008 see more in Appendix-Active People Survey) states:
“Going to the gym increased by 0.7 per cent (over 1 year), from 9.9% to 10.6% of the adult population in England”