TNAG-0978-FCO40-1197-Legislation-for-preservation-of-ancient-buildings-and-monume-1981 — Page 22

G.S. 84

XCR(80)205

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Town Planning Considerations

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The site is zoned commercial on the Outline Zoning Plan for Central District, and is held by the Club on a 999 year unrestricted lease dating from 1890, which was acquired by public auction. The Club is therefore free to redevelop the site in accordance with the zoning. There are no other planning proposals which are likely to affect the site.

The Club's Redevelopment Proposals

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The Club is currently considering detailed redevelopment proposals which have not yet been finalised, but it is likely that they will take the form of new premises for the Club together with commercial development.

Financial Implications

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In 1979 the Club's Consultants estimated the cost of refurbish- ment of the existing building necessary for its continued use as a Club as $27 M. (estimated to rise to $35 M. by date of going to tender) with subsequent annual provision for maintenance of $1.5 M. (probably rising to $2 M. with increasing costs). The first sum included certain items of expenditure e. g. in respect of air-conditioning, new kitchen equipment, redecoration, etc which might not be considered as essential for the maintenance of the fabric of the building consequent to its declaration as a monument. Only a detailed study can establish excactly what expenditure could be attributed to this cause.

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However, the Chairman of the Club has indicated in correspon- dence with the Chairman of the Antiquities Advisory Board that the Club would insist that Government meet these costs in full, in the event the building was declared a monument, since one of the main reasons the Club decided not to retain its present premises is that it feels it cannot afford to refurbish and maintain them. Now that the Club has decided not to retain its existing premises, this expenditure for refurbishment and maintenance would arise solely as a result of declaring the building a monument. In these circumstances, it is likely that Government would be obliged to meet this expenditure in full, regardless of whether it is essential to maintain the fabric of the building. Even if a detailed examination of the Club's estimates resulted in these costs being reduced, the financial implications are still substantial and open ended, and are likely to increase with the general rise in building costs and as the building ages.

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