Decision details

To consider the results of the public consultation exercise on the proposals shown in the draft master plan and to give final instructions to the appointed consultant.

1.  That the draft master plan for the future development of the Cobtree Manor Park be endorsed with the following amendments:-

  (i)  That the proposed overspill car parking area be deleted and that appropriate improvements to the existing car parking area and surfacing be investigated instead.

  (ii)  That consideration of the proposed cycle route be deferred pending reconfiguration of the route and that consideration of the proposed fitness trail be deferred until such time that the demand for the facility has been proven.

  (iii)  That the proposed dog agility area be deleted.

  (iv)  That the concerns expressed about existing maintenance standards, particularly in respect of the existing pond, be noted and that the current general improvements to the Park should continue to be supported.

(v)  That a more interesting play area catering for a wider age range of children be included.

(vi)  That although the proposed new lake should be retained within the master plan, no action be taken at this stage to investigate the technical feasibility of providing this feature.

(vii)That suggestions for the north west corner of the site, the Animal Cemetery and a tree top walk be included.

2.  That the Officers be requested to report back to a future meeting with detailed proposals for the launch and implementation of the master plan, including the prioritisation of the elements to be progressed to detailed design stage with defined phasing, costings and funding arrangements.

3.  That the Officers be authorised to approach the Charity Commission, in liaison with the Cobtree Charity Trust Limited, to seek approval to use part of the Charity’s permanent endowment fund to implement the enhancements included in the master plan.

Background

The Committee, at its meeting held on 26 February 2010, received a presentation from the appointed consultant and endorsed the draft master plan for use in public consultation.

The Committee also agreed the format for the consultation exercise and requested that it be well advertised and good use made of the Council’s website and the press.  The possibility of having a stand in The Mall Chequers, The Gateway and Cobtree Manor Park itself was to be explored.

The Committee was advised that although the proposals shown in the draft plan were broadly in line with the requirements set out in the initial brief, one area where the plan did not achieve this fully related to the children’s play area which was not “significantly different from similar facilities found in the area.”

The Committee made a number of additional comments about the submitted plan, but felt that many of these would be repeated during the consultation exercise.

Where the Committee did feel that further consideration might be warranted was in the following areas:-

(i)  The north west corner of the site (shown on sheet CPO6) where the bridle path was not shown to link with the path which goes around the perimeter of the golf course.

(ii)  The Animal Cemetery (the site of which is shown on sheet CPO2) as no proposals were indicated for this area.

(iii)  The possibility of a tree top walk which was a suggestion made by previous consultants, but was not shown.

(iv)  Reference to the previous use of the site as a zoo; there appeared to be no reference, but this might be covered in the proposed information boards and this needed to be confirmed.

The Committee also resolved that the views of the Trustees of the Cobtree Charity Trust Limited should be sought prior to the public consultation being initiated.  The Trustees made a number of comments which they wished to see incorporated into the master plan before it was released to the public.  However, by way of a compromise, it was agreed that the plan be released on condition that the comments of the Trustees be published at the same time, and that it be made clear that the inclusion of the lake proposal was subject to a further technical feasibility study.

The consultation period was announced through a press release published on Friday 19 March with a closing date for return of responses of Friday 16 April 2010.

In seeking responses from the general public and other interested parties an attempt was made to identify an order of desired priority.  A copy of the consultation questionnaire is attached as Appendix A to the report of the Cobtree Officer.

The response from the Cobtree Charity Trust Limited is attached as Appendix B to the report.  A summary of the questionnaire responses received is attached as Appendix C to the report.

Consultation Results

A late response has been received from Aylesford Parish Council agreeing with the majority of the points raised by the Cobtree Charity Trust Limited.

From the 86 responses received there appears to be general acceptance of the proposals shown in the draft plan.  The most support is given to the proposals for specimen trees and improvements to the woodland area. Strong support is also given to pathway improvements and the proposed new café.  The least support is given to the provision of the dog agility area and teaching areas.

Only 53 of the respondents gave a priority order for their top three choices; those that did indicated that the provision of a new café and a children’s play area were the most popular proposals, with the new lake and pathways also featuring highly.

The comments from individuals varies enormously with each wishing to protect his/her particular interest.  The most significant number of replies came from existing park users whose primary interests lie in dog walking and use of the existing café provision. The comments strongly reflect maintenance of the status quo.

There appears to be a general consensus that there is little need for overspill car parking which will most likely be necessary only during the summer months and could, therefore, be accommodated on the grassed areas.  As a consequence it is proposed that the overspill car parking area be deleted from the master plan and that the existing car park be improved and re-surfaced.

Neither the cycle route nor the fitness trail featured highly among the most desirable elements within the proposal.  It is not known if the respondents appreciated the style of cycle route intended as the proposed route includes some very steep gradients and will only be suitable for experienced riders; this being the case, it is a comparatively short circuit which may not attract much interest.  Of further concern is that in places it is very close to walking paths following a descent down a steep incline.  It is proposed that consideration of the proposed cycle route be deferred pending the reconfiguration of the route and that consideration of the proposed fitness trail be deferred until such time as the demand for the facility has been proven.

Concern has been expressed by the Council’s Senior Warden whose responsibilities include the control of dogs. He suggests that it would be inappropriate to congregate a number of strange dogs in the confined area proposed for the dog agility facility.  It is proposed that the dog agility facility be deleted from the master plan.

The concept of a children’s play area received strong support from those consulted.  Members desired a form of play area not found locally.  It is proposed that the consultant be requested to bring forward suggestions for a larger more interesting play area catering for a wider age range of children.

Reservations were expressed about the provision of a new lake, but it is considered by many to be a desirable feature to include.  It is proposed to retain the feature within master plan, but to defer investigation of the technical feasibility at this stage.

The Committee previously expressed a number of concerns which have not been commented on in the consultation.  The Committee confirmed its comments from the previous meeting namely that the consultant bring forward suggestions for the north west corner of the site, the Animal Cemetery and the inclusion of a tree top walk.

Approach to the Charity Commission

It has always been the intention of the Charity to approach the Charity Commission, in liaison with the Cobtree Charity Trust Limited, to seek consent to use part of the monies held in the permanent endowment fund to help implement the proposed enhancements to the Manor Park.  All other potential sources of external funding will be explored.

The alternative course of action is to reconsider the basic proposals contained in the master plan.  This is not considered appropriate as the process leading to the existing proposals has been thorough and extensive.