Guest 653- Registered: 13 Mar 2008
- Posts: 10,540
Just received this from DDC.
PROCESS UNDERWAY FOR COMPULSORY PURCHASE ORDER FOR DOVER TOWN CENTRE
Dover District Council, and its development partners Bond City and Laker Developments, have confirmed that a key stage in the process for the compulsory purchase for the St James's development in Dover town centre is underway.
In line with formal procedures for a Compulsory Purchase Order (CPO), notices will be published for two successive weeks in the local press. In addition, individual notices are being sent to "qualifying persons", including land owners, leaseholders, tenants and occupiers of any land affected, along with any other person who may have the right to claim compensation. Notices will also be placed on the land itself.
The 120,000 sq. ft. St James's development will transform the retail and leisure offer in Dover with a multiplex cinema, retail and restaurant units together with improved public realm, sitting next to a 120-bed hotel and a residential development at the corner of Castle Street/Maison Dieu Road. Agreements have been signed with anchor tenants, Cineworld, who will operate a six screen 21,000 sq. ft. cinema, and M&S who will operate a 16,000 sq. ft. Simply Food store. Negotiations with other potential tenants are also at an advanced stage.
Cllr Paul Watkins, Leader of Dover District Council, said: "We are now at a crucial stage in the development, which we know many people want to see realised. We have worked hard to develop the scheme to a point where we can commence the formal CPO process in respect of the land and interests not currently owned by the Council."
John Laker, Managing Director of Laker Developments, said: "We are starting the CPO process to ensure that the project will be delivered. However, we are hopeful that we can reach agreement by private treaty with landowners without going through the whole process."
Almost there.
Roger
howard mcsweeney1- Location: Dover
- Registered: 12 Mar 2008
- Posts: 62,352
do we know what properties need a compulsory purchase order on them?
the last i heard was that the county hotel were appealing against their one.
Jan Higgins
- Location: Dover
- Registered: 5 Jul 2010
- Posts: 13,894
Hardly almost there Roger, it could be years what with appeals and lawyers involved.
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I try to be neutral and polite but it is hard and getting even more difficult at times.
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Guest 904- Registered: 21 Mar 2013
- Posts: 312
If we take Dreamland as a case study, which, considering there will be opponents to the council's plans, is a fairly similar scenario, then we can expect at least an 18 month process before the Order is finalised. Tender documents will then have to be drawn up for the demolition, due time given for posting, delivery and allocation of those tenders, so say 8 months. Once done, plans will need to be submitted by the winning contractor for demolition and all the eco and HSE rubbish that that entails, so say another 6 months. Once passed and approved, the site will need to be secured, cleared, demolished, then cleared again, another 3 months.
Conservatively then, we're looking at 3 years from now before footings can be put in place for M&S (Cineworld being on a clear site should mean a shorter process), which considering that M&S have only 2 years left on their High Street lease is a tad concerning.
What timetable do the Council have in mind Roger? Can Mr Watkins offer an informed comment here?
Paul Watkins- Location: Dover
- Registered: 9 Nov 2011
- Posts: 2,226
Paul, I think I'd be rather foolish to speculate. Each CPO has it's own characteristics. Dreamland's issues are very different to this site, we watched with interest and also followed other areas with CPO's. This is a specialised area.
Guest 904- Registered: 21 Mar 2013
- Posts: 312
You must have a best/worst case scenario Paul? It's all part of project planning. In that case, can you give a timescale on the Cineworld project? By now you must have dates for Archeological investigation at least?
Guest 904- Registered: 21 Mar 2013
- Posts: 312
You could head off at the pass those that are organising the petition, by laying out timetables for those areas you are in control of Paul.
Guest 1103- Registered: 3 Nov 2013
- Posts: 759
Try to be a rainbow in someone's cloud. Maya Angelou ☺🌈🌄🌌🌏🌍🌎
Guest 649- Registered: 12 Mar 2008
- Posts: 14,118
Some very good thinking there.
Paul Watkins- Location: Dover
- Registered: 9 Nov 2011
- Posts: 2,226
CPO issued 10th,advertised 14th , consultation ends 14th March. That's it Paul.
Guest 649- Registered: 12 Mar 2008
- Posts: 14,118
Thank you for that update.
Guest 653- Registered: 13 Mar 2008
- Posts: 10,540
Shouldn't we be more upbeat about this instead of still so negative ?
I know there is much cynicism about the DTIZ, but the Regeneration and Planning departments at DDC are doing all they can to get this through.
It must be very difficult to set a definitive time-table as it can and will depend on the co-operation of the major players - Burlington House and County Hotel. The owners of the County were in the paper a few months ago, quoted as saying they won't sell. They may now.
Roger
Jan Higgins- Location: Dover
- Registered: 5 Jul 2010
- Posts: 13,894
Surely negotiations for all the required properties/sites started at about the same time, if so why are these CPOs only being done now? I would have thought this should have been done at the same time as the Dover Stage CPO.
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I try to be neutral and polite but it is hard and getting even more difficult at times.
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Paul Watkins- Location: Dover
- Registered: 9 Nov 2011
- Posts: 2,226
Jan, I have to go to a meeting now and won't be back till late. I f you don't mind I'll answer your query tomorrow. It's straight forward.
Guest 1033- Registered: 23 Aug 2013
- Posts: 509
Sorry, I put this quote from June 2008 on the other thread but meant to put it on here...
'Some of the people who are delaying progress are the landowners who are saying no to their piece of land being bought - a CPO takes longer than a straight forward sale.'
Jan Higgins- Location: Dover
- Registered: 5 Jul 2010
- Posts: 13,894
Thank you Paul, I hope the meeting is not to long winded and boring.
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I try to be neutral and polite but it is hard and getting even more difficult at times.
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Paul Watkins- Location: Dover
- Registered: 9 Nov 2011
- Posts: 2,226
A journey to Medway in very nasty weather is never pleasant Jan. But it was productive.
Back to your CPO question.
A new CPO process was required to take into account changes to the scheme as consequences of the planning permissions given to M & S and Cineworld. When the planning permission was finally issued the process can begin. the planning committee approval does not mean the permission is granted , in many cases legal agreements need to be concluded prior to the permission completing the approval process.
Following the granting of permission the CPO scheme has to checked for technical matters by the government Department of Communities & Local Government to validate it.
The timetable I itemised above now comes into effect.
As members of this Forum and others looking in have interests in this legal process it would not be appropriate for me to continue.
Hope that helps Jan
Guest 904- Registered: 21 Mar 2013
- Posts: 312
Paul - a question which I hope you'll answer in layman's terms for me. I understand that you've issued the CPO, presumably, by 'consultation period', you mean the length of time that the owners have to respond? Does the CPO include the amount you will pay for the property/land, or is that the subject of further negotiations?
On the other matter, Cineworld Planning Department have been approached and claim that no deal has been struck with Dover District Council for the building of a cinema, merely that they are 'in discussions', their website also shows that there are no plans up to 2018 to come to Dover. Any comment?
Guest 698- Registered: 28 May 2010
- Posts: 8,664
I can answer the first one Paul I. The CPO does not mention the amount of compensation. In the case of each parcel of land, either 1. an amount will have been already agreed between DDC and the landowner, in which case a normal conveyance will take place between willing parties, or 2. the council will offer an amount that it and its advisers consider fair which, if appealed, will eventually be decided upon by a tribunal. It all gets a bit muddy when there are leasehold interests to be considered such as the owners of the wireless masts and the County Hotel as well as the freeholders' interests and I'm sure PaulW is not expecting an easy ride on those. Certainly the issue of the masts on Burlington House is likely to be a thorny one as there's nowhere for them to go until the tower at the new hotel is complete.
No idea about the second one. Except that I don't think Bond City would have gone into
this much detail on a speculative basis.
I'm an optimist. But I'm an optimist who takes my raincoat - Harold Wilson
Guest 697- Registered: 13 Apr 2010
- Posts: 622
It may be helpful to understand that the information that some people are referring to with regards to Cineworld's planned new sites comes from a presentation to investors on 15 August 2013 when they announced their interim results. Therefore, it would not have included their plans for Dover as they had not signed an agreement at that stage. Hopefully that clears that one up!
Try to be a rainbow in someone's cloud. Maya Angelou ☺🌈🌄🌌🌏🌍🌎