Adopted: 21 July 2025

This working strategy collates the background, consultations, options appraisals, committee discussions and Council resolutions that inform PPC’s approach to its property portfolio.

Contents

  1. Background
  2. Introduction
  3. Objectives and Key Results (OKRs)
  4. Initial Feasibility Studies
  5. The Library Provision
  6. Options Appraisal
  7. Conclusions from EO Meeting 8 January and Further Steps Agreed
  8. Extra Ordinary Full Council Meeting — 3 June 2024 — Consultation Discussion
  9. Full Council Meeting — 15 July 2024
  10. List of Options including Pros and Cons
  11. Full Council Meeting — 23 September 2024
  12. 21 October 2024 — Location of Parish Offices and update on the Youth Hostel
  13. Youth Hostel Building, Droskyn Point
  14. Cligga Industrial Estate
  15. Chyanhale — Youth Hub
  16. Full Council Meeting — 21 July 2025 — Discuss Library Building/Parish Office
  17. Appendices 1–9 (captions)

1. Background

In 2017, the acquisition of 8 Boscawen Road (formerly a bank) was undertaken with the initial intent of preserving cash machines and facilitating banking services for Perranporth. In 2019, Perranzabuloe Parish Council (PPC) consulted on transforming the property into Civic Offices, a Library, and rental accommodations. A grant application was unsuccessful and the project was suspended due to financial constraints. The building was purchased for £270k. To date, costs on this building (including legal fees, professional fees, rates etc.) have totalled £374k.

2. Introduction

In January 2024, PPC initiated a comprehensive review of its property portfolio in alignment with the Draft Strategic Objectives 2023–2025 (reviewed and updated in 2024 as Objectives and Key Results 2024–2025) and the Management of Property Portfolio and Disposal of Council Land Policy. The review considered the future of 8 Boscawen Road alongside other properties and their potential uses, with the goal of optimising each building, increasing usage, and exploring alternative purposes. This document records meetings and decisions to transparently inform the public of the rationale and process for the Strategic Plan.

3. Objectives and Key Results (OKRs)

Adopt a strong focus towards key community and social resources.

  • Commit to continued services provided by Perranporth Library.
  • Support local voluntary organisations (e.g. Pain Café, RNLI, Perranporth Community Hub, Memory Café).
  • Identify and provide a space for youth and community groups within the parish.

Provide new community-owned recreation facilities and maintain existing spaces.

  • Maintain public toilets and develop where necessary.

Improve the local retail/commercial environment.

  • Maximise potential and expand the commercial offer of the Council’s commercial property portfolio.

4. Initial Feasibility Studies

Ahead of the Extraordinary Council Meeting on 8 January 2024, PPC commissioned Crossley Hill Surveyors to conduct preliminary feasibility studies on 8 Boscawen Road and the Parish Offices to identify potential facilities/services, estimate costs, and evaluate pros/cons.

Multi-use building “wish list”: expanded library; rest and kitchen space; meeting space for 15 (plus public up to 25) for Council meetings; versatile community space (youth groups, exercise/yoga, support groups, book clubs, loneliness support sessions); adequate space for Sandy Toes activities; disabled toilet/changing place; where possible, provision for the Rugby Club; improved collaboration between library and office staff to address lone working and training; unified building for meetings. Initial drawings attached in Appendix 1.

4.1.1 8 Boscawen Road. Building fabric is deteriorated; to create a multi-use space, internal finishes/services require strip-out to structure; replace external roof/wall finishes, windows/doors; reconfigure partitions; a rear extension would be required to meet the wish list, implying substantial costs requiring grant funding. Total floor area: 218 sqm.

4.1.2 Chyanhale Building. In better condition but current design insufficient for space needs; scope to add room within roof with front dormers (solar on rear retained). Original design sited library within current parish office (smaller than existing library); site visit agreed to investigate different arrangement to enlarge library; alternative design requested (library + community/meeting room only). Current total floor area: 249.90 sqm.

4.2 Discussion highlights: strategic approach needed before deciding on 8 Boscawen Road; must be financially viable; importance of growing library/services; Cornwall Council rebranding libraries as “Community Hubs”; objectives may be delivered across multiple buildings; consider other locations if current buildings are unsuitable; Rugby Club had planned to move to Chyanhale if Bank grant succeeded—now not proceeding; seek expert advice; consider all parish settlements, not just Perranporth; end of High Street requires development/footfall; any created space must be attractive, inspiring, fully accessible.

5. The Library Provision

Current library ≈ 98 sqm, only two parking spaces, cannot cope with Sandy Toes peaks (up to 45 children). Aspires to a community hub model (potentially attracting funding for partners such as Hope, Multiply, MS Groups, Book Groups). Further investigation questions: where do users live; driving vs walking (report: 70% walk); relocation impacts; importance of parking (no parking at existing Library or Bank).

6. Options Appraisal

Options appraisal to review options and analyse costs/benefits, ensuring informed decision-making based on OKRs, ways of achieving them, and pros/cons (financial and non-financial). A full Options Appraisal will follow once information is gathered. Shortlist and validation will determine next steps.

6.1 Chyanhale as Library/Parish Offices/Community Space. Preliminary drawings to be adjusted to enlarge library; foundations/roof viability to be investigated. Project cost: ~£347k + £15–£20k IT. Funded by selling 8 Boscawen Road and use of EMRs—financially viable without grant.

6.2 8 Boscawen Road as Library/Parish Office/Community Space. Current layout only allows library + offices, with no enlargement of library. Explore maximising library by excluding offices/community area; other services accommodated elsewhere. Project cost: ~£258k + £15–£20k IT (no community space). With extension for community space: ~£601k. Without sale, only £200k earmarked—additional funding required.

6.3 Move Parish Offices to the Library (and Library to Parish Offices). Commission feasibility for Library→Parish Offices and Chyanhale Library expansion; staff concerns: parking, increased visits (productivity), ventilation/windows.

7. Conclusions from EO Meeting — 8 January and Further Steps Agreed

Unclear which building can fulfil all strategic objectives; Youth Hostel discussion deferred. Strategic Plan to be a standing agenda item. Actions: draft communications strategy; draft public consultation; revised drawings and costs; estimates to bring Bank to rentable condition for inclusion in commercial portfolio.

8. Extra Ordinary Full Council — 3 June 2024 — Consultation Discussion

Public consultation (6 weeks) across digital/noticeboards/businesses; hard copies in Library/Offices. Main findings:

  • Further community space: broadly not needed; good external provision (Memorial Hall, Perranporth Garden Charities, St Michael’s, Goonhavern Village Hall). Prefer supporting venues via grants.
  • 64.6% felt their venues suitable; 35.4% no (mostly Rugby Club).
  • Top needs: mixed; 22.1% parking; 10.3% community transport; comments from Rugby Club; fitness classes featured.
  • 82% not interested in hiring Library/Offices space (17.8% would; varied uses suggested).
  • Strong support (77%) for a youth club/facility by the new skatepark.
  • Library to stay in High Street: 75% (existing or Bank). 18% no preference.
  • If Library at Ponsmere Valley: 53.7% no impact; 36.4% would visit less; 9.0% more.
  • 61% value parking at Library; currently none at Library/Bank.
  • Skatepark ancillary: toilets (83.9%), shelter (71.1%), café (53.8%), outdoor gym (34%).
  • Allotments supported (69.7%).

Outcomes for OKRs: continue grants to local organisations; develop youth club provision (facility and/or outreach); investigate allotments; budget for skatepark ancillary facilities; keep Library in village; rewild Cligga; follow-ups for older/retired demographics.

School engagement: Perranporth Primary School School-Parliament session (Years 2–6): awareness of skatepark; requests for benches, parkour, outdoor gym, table tennis; café ideas (salads, crepes, cake); other facilities wished (swimming pool, crazy golf); best things (sea, beach, trees, shops); worst (summer traffic); 66% would attend youth club; activities list (pool, games, board games, music, gardening, arts/crafts, cooking); 100% keen on community art; Old Bank known and perceived as looking poor; ideas for use (bowling alley, soft play). Thanks recorded to staff and students. Visit to Goonhavern Primary School to be organised.

9. Full Council Meeting — 15 July 2024

Discussion deferred from 24 June; opening-up works report now received. Further Options Assessment focused on 8 Boscawen Road and Parish Offices with revised drawings, opening-up works, and rental condition estimates; also costings to move Parish Offices to Library.

Boscawen Road (Version 3) — larger library space:

Existing Library Space Old Bank Building
Public space/library 62.2 sqm 111.5 sqm
WC & Corridor / WC & Kitchen 12.5 sqm 15.1 sqm
Office 14.0 sqm 12.5 sqm
Lobby area 4.8 sqm 1.6 sqm
Store n/a 4.45 sqm
Total 93.5 sqm 145.15 sqm

Estimated cost: £258k–£280k + £15–£20k IT (≈ £5,421 per sqm) excluding architect fees. EMR available: £200k–£220k → shortfall £80k–£100k. Total investment in 8 Boscawen Road would be ~£680k–£700k (incl. purchase). Pros/cons, parking, ventilation, meeting space and logistics discussed. Confirmation that the building is not mundic.

Ponsmere Valley revised drawings: Expanded library + upstairs office space; not cost effective per sqm. Estimated cost: ~£347k + £15–£20k IT. Financially viable only if Bank sold and funds reinvested. Consultation preferred Library in High Street.

Connectivity: bespoke line into Ponsmere Valley investigated (current ADSL 18 Mbps; bespoke ~200 Mbps). Library IT move ~£15–£20k (Cornwall Council system).

Opening-up works at Ponsmere Valley: MBA report — roof office use would not require footing works; weight limit applies (heavy storage/archives/safe downstairs). Appendix 7.

Bank rental condition estimate: ~£169k (existing footprint). Market appraisal (13 July 2023) rental income ~£20k–£25k p.a. Note: Statutory Guidance on Local Government Investments (3rd ed.) 3.7 (fair value model IAS 40) referenced.

Concerns over further Bank spend vs. multi-use Ponsmere hub; reserves depletion noted; need to prioritise and phase.

10. List of Options including Pros and Cons

Option Summary Approx. Cost Pros Cons/Considerations Full Options Appraisal?
1 — Keep Bank, rent it out Refurbish Bank to rentable condition; Library & Offices remain; invest to refurbish Library ventilation / Offices toilet-kitchen-breakout; income supports OKRs. £169k to rentable + ~£20k refurb + bespoke fibre (TBC) Fundable from EMR; retain asset; generate income; keeps Library in High Street; can proceed immediately. Library at capacity; staff concerns re Library working conditions; bespoke connectivity needed for Offices. No (but feasibility into moving Offices upstairs/refurbishing downstairs for youth/sport).
2 — Library to Bank; Offices to current Library Create Library/Community Hub at Bank; move Offices to Library; potential youth/sport/café/toilets at Parish Offices. ~£280k (Library) + £15–£20k IT + £37k (Offices→Library) = ~£337k Supports Library objective; some parking for Library users; better office connectivity; enables youth provision; potential external funding; Rugby Club space pressures addressed via rentals. Total Bank investment £650k–£700k; EMR increases needed; Library ventilation checks; only 2 office parking spaces; limited meeting space; possible interruptions to office work in High Street. Yes.
3 — Library to Bank; Offices stay (move upstairs) As Option 2 but Offices remain at Ponsmere upstairs; downstairs repurposed for youth/sport; meetings as available. ~£280k + £15–£20k IT; cost TBC for Offices↑ + youth fit-out Supports Library objective; some Library parking; enables youth facility funding; aligns with consultation (youth at Ponsmere). Total Bank investment £650k–£700k; EMR increases; loss of Museum income; scheduling for meetings. Yes.
4 — Sell Bank; invest in Ponsmere Library → Parish Offices; Offices upstairs; fund via Bank sale + EMR. ~£374k + £15–£20k IT; bespoke line cost TBC Immediate funding; ample parking; easier for non-village users. Lose High Street asset; Museum income loss; potential undesired private development; consultation prefers High Street Library; limited Library offer by space; relies on connectivity upgrade. No.
5 — Ponsmere Community Hub (incl. Library) Demolish existing; new multi-use hub (youth, sport, café/toilets, Library; potential doctors). Unknown; likely > £1m Excellent long-term strategy; ample parking; services co-located; significant social impact. Lose High Street PPC asset; EMR growth over years; substantial funding; Golf Club doctor plans; consultation prefers Library in village. Consider as long-term plan.
6 — Ponsmere Community Hub (no Library) Demolish and rebuild hub (youth, sport, café/toilets). Library stays. Likely > £1m Long-term strategy; maximises site; co-locates services. EMR growth/funding; Library at capacity; staff concerns; connectivity investment needed. No.
Sell Bank; invest elsewhere Invest proceeds in other assets (e.g. Youth Hostel, Cligga income development). Library & Offices remain. Legal/agent fees; refurbishment TBC (Youth Hostel dilapidations > £46k) Commercial objectives; income to offset precept; no EMR increase. Doesn’t meet community objectives (Library/youth) short/long-term; lose asset; risk of undesired development; staff working condition concerns remain. No.

11. Full Council Meeting — 23 September 2024

Version 3 of the Strategic Plan presented with updated costs to relocate Library to Bank (Community Hub/Library). Total: £358k (incl. £35k fees, £33k contingency; excl. £15–£20k Cornwall Council IT). Estimated ~1 year to complete, subject to consents and finance. EMR available: £200k.

Post Office feasibility: setup ~£60k (cage, safe, shop fitting), running £10k–£50k p.a.; majority advice against. Outreach service queried — Post Office later confirmed no outreach/branch due to proximity of Goonhavern Post Office.

Banking hub: “Access for Cash” contacted; visit to be arranged; report within 12 weeks.

Parish Offices → Library cost: ~£37k; staff concerns (parking, access for vehicles/councillors/public, meeting space/logistics). Alternative: swap buildings with Rugby Club (Offices → Rugby Club; Rugby → Offices) with youth club/meetings/community hire provision — not supported by councillors.

Connectivity (Parish Offices): ADSL causing major issues; bespoke line install ~£4,800 (+ ~£350 survey); leased line ~£327/month (36 months).

Location of Parish Offices: differing views. Library to Bank proposal supported by resolution: Move the Library to 8 Boscawen Road to create a Community Hub/Library; identify additional services alongside the library offer. Proposed: Cllr Byfield. Seconded: Cllr Hunter. Vote: 7-0 (2 abs). Ref: 283/24/FC.

Parish Offices location to be discussed 21 October 2024.

12. 21 October 2024 — Location of Parish Offices and Youth Hostel update

Focus for Chyanhale as sports hub; teen play enhancement; youth hub opportunity to refurbish building; currently under-utilised. Action for Children to run youth club at no charge (resolved 307/24/FC). Discussion of meetings in new Library / rotating venues; staff practical impacts noted (set-up/IT). Cost/benefit of moving offices vs. refurbishing/broadband for existing Offices discussed. Resolution: invest in Chyanhale for youth hub and improved office (internet priority). Review office location when Library moves to Old Bank; keep lease on current Library until move.

13. Youth Hostel Building, Droskyn Point

Sept 2024: YHA may not renew lease; national portfolio review, focus on freeholds; Droskyn identified for disposal; current use akin to whole-site Airbnb. Market rent review (Charterwood) showed current rent significantly below market value. In line with property policy (optimise use; safeguard PPC financial interests), a higher rent was proposed; renewal unlikely. Options assessed (sell, furnished holiday let, rent). Full Council 23 Sept resolved to appoint Charterwood (285/24/FC) to advise/market. Sale not viable; retain asset for community and financial security.

EOIs invited; F&O shortlisted 3 of 9; presentations 6 Jan 2025 (380/24/FC). Full Council resolved that Gramelan assume the lease from 1 April 2025; lease completed 26 June 2025. Outcome: rent increased by £31k p.a.; continued Youth Hostel use with ancillary community café and wellbeing activities.

14. Cligga Industrial Estate

Dec 2023: Sub-Committee formed for Cligga development — clear site (unauthorised persons/vehicles/rubbish), then rewild top end and enhance commercial offer. After court process, possession awarded; all unauthorised persons left by end April 2025. MV Services cleared/levelled by mid-May; gate installed; one tenant (leaves June 2026). May 2025: group disbanded; Public Spaces & Services to lead rewilding; Finance & Operations to lead commercial offer. 14 July 2025: PACE assigned rewilding with £5,000 budget for investigations/assessments. Aspirations captured in OKRs 2025–2029.

15. Chyanhale — Youth Hub

Feb 2025: Grant application to Community Levelling Up Programme (Cornwall Council’s Good Growth Strategy): £50k for Community Library (8 Boscawen Rd) and £30k for Chyanhale Youth Hub. £20k earmarked in 2025–26 budget for Youth Hub; Action for Children to run Youth Club; Perran Skate Collective to donate indoor skate ramp for sessions. Plan includes accessible toilets, office (counselling/social prescribers), new lighting/windows/flooring/partition (kitchen access when room in use). Grant successful; works start 1 September to transform space.

16. Full Council — 21 July 2025 — Discuss Library Building/Parish Office

F&O (7 July 2025): Museum letter + Clerk report on relocating offices to Library after Library moves to Bank. Perranzabuloe Museum intends to reclaim the ground floor to expand and does not support change of use to Offices; therefore, location unavailable for Offices.

F&O recommended terminating lease March 2026; Full Council (21 July) resolved to terminate the lease at a mutually agreed date with the Museum (solicitors tbc). Resolution: retain Parish Offices at current location for a minimum of two years while exploring future opportunities at Ponsmere Valley (198/25/FC).

21 July 2025: Strategic Plan for PPC Property Portfolio approved for publication; plan to be reviewed if circumstances change (200/22/FC).

Appendices (Captions/Titles)

  • Appendix 1: Initial drawings — 8 Boscawen Road (Existing to Library, office and community space).
  • Appendix 2: Subsequent drawings from 8 January meeting (Version 2) — Bank to Library Only.
  • Appendix 3: Chyanhale — Existing to Library, Community Space and Office.
  • Appendix 4: Chyanhale — Enlarged library and office space/community space upstairs (note: stairs/lift would need to be moved if upstairs used as community space).
  • Appendix 5: 24 June / 15 July meeting — Library to Bank largest area available. Cost £6k per sqm plus £15–£20k IT (Version 3).
  • Appendix 6: Offices to move to Library — cost £37k.
  • Appendix 7: Opening Up Works Report — MBA.
  • Appendix 8: Updated plan for the Community Library — 8 Boscawen Road.
  • Appendix 9: Updated Plan for the Chyanhale Youth Hub.