PAPER G

Purpose : For Decision

Committee :    EXECUTIVE

Date :              12 MARCH 2002

Title :              REINSTATEMENT OF UNDERCLIFF DRIVE, NITON

PORTFOLIO HOLDER - RESOURCES

SUMMARY/PURPOSE

This report brings to the Executive details of the proposed acquisition of land at Niton Undercliff for the reinstatement of the Undercliff Drive highway.

Members will be aware of the major landslip which occurred at the A3055 Undercliff Drive, Niton which caused significant damage to the highway and adjacent land and properties. The Executive Committee resolution dated 2 October 2001 approved for officers to negotiate for the acquisition of land to accommodate the proposed re-alignment of Undercliff Drive. These acquisitions involved two parcels of land at Stonelands Nursery and Beauchamp House including Beauchamp Cottage. The land to be acquired and the proposed route of the new road is shown on the attached plan No NIT 1002.

Subject to Executive approval, acquisition of this land is being recommended on the terms set out in the attached confidential report.

BACKGROUND

The Undercliff Drive is a very important section of the Island’s highway infrastructure which links the West Wight area to the coastal towns of Ventnor, Shanklin and Sandown and the rest of the East Wight. It is also a vital part of the tourism route around the Island. The alternative is a long deviation around several local villages as exists currently. The acquisition of land at Undercliff Drive, Niton is not straight forward because of its situation in the Undercliff close to the coast.

In order to assess the value of this property following the recent landslip it has been necessary to ascertain a reasonable useful life expectancy of the buildings. To do this the IWC Coastal Manager has advised as follows :

“Experience in other parts of the Undercliff with similar geological conditions has suggested that after the initial failure at Beauchamp (that occurred in spring 2001) there tends to be a period of less active, more gradual, movement or creep of the ground as the soil mass adjusts itself to conditions approaching equilibrium. In such conditions property tends to suffer a further gradual deterioration in stability after structural damage has been caused by the major event.

As far as this part of Niton Undercliff is concerned, I would expect on-going movements particularly on the slopes in front of Beauchamp House, the rate and severity of which will be dictated by rainfall and groundwater levels. However, I would estimate that Beauchamp Cottage could have a life of up to ten years before reaching the stage where demolition is required. It is interesting to note that Reeth Lodge at Castlehaven, although affected by the slip that occurred there in 1994, has remained surviving as a structure albeit partially damaged, for a further eight years. Bearing in mind that the occurrence in winter 2000/2001 was a more than one in hundred year event I believe that the life span for the buildings as I have suggested is realistic.”

Both Beauchamp House and Beauchamp Cottage are substantial residential dwellings (site A on the attached Plan). Beauchamp Cottage is now empty and was used for corporate lettings. Two independent valuations in June 2001 estimated the combined value of the properties to be £1,050,000. Following the landslip the owner pursued an insurance claim and received a loss payment of a figure less than the market value.

Evidence has been provided to confirm the income for Beauchamp Cottage from lettings and a value for the cottage is being based on this evidence.

Having sustained considerable damage Beauchamp House is now unoccupied. Although the road does not go directly through Beauchamp House the land is required for piling and other engineering works. The entire site is approximately 2 acres in area with potential for replacement dwellings subject to planning consent. Because of the area and the works this land would also help mitigate any possible loss of amenity.

Under this highway scheme both properties are to be demolished and the owner has asked that the stone remain in his ownership and taken to another site.

The land at Stonelands Nursery forms part of a Market Garden and has an area of approximately 0.7 acres (site B on the attached Plan). The landowner is prepared to agree terms subject to a planting scheme and these arrangements are being recommended in lieu of accommodation works.

PLANNING IMPLICATIONS

Provision of the road will be subject to planning consent being obtained and this will be the subject of an application by the Head of Highways when Consulting Engineers have completed an Environmental statement and all other site investigation works. Any replacement dwellings will also require planning permission, and Members are asked to note the sensitivity of an area such as the Undercliff.

CONSULTATION

The proposals set out in this paper are supported by both Ventnor Town Council and Niton and Whitwell Parish Council

FINANCIAL IMPLICATIONS

The Local Transport Plan settlement for 2002-03 includes a sum of £950,000 for emergency repairs to the A3055 Undercliff Drive.

The total consideration for the acquisition of Beauchamp House, Beauchamp Cottage and land at Stonelands Nursery set out in the attached paper is to be financed as part of the scheme for this temporary highway.

LEGAL IMPLICATIONS

The land to be acquired is understood to be freehold and is in an Area of Outstanding Natural Beauty and is subject to policy C1 on the UDP.

BACKGROUND PAPERS

None.

Contact Point : Kevin Gillett, ☎ 823265