THE EXISTING SITE + CONSTRAINTS
THE EXISTING KILGRIMOL BUILDING
The existing Kilgrimol Girlguiding Building has suffered many instances of flooding. The structure is poorly insulated and has limited potential for future expansion; the costs and practicality of running this building outweigh the reasons for ensuring the security of its future. The aforementioned are just some examples of the driving factors behind the instigation of this project.
The trustees overtime have decided to look to the future and have a unanimous view on the potential impact a new, well designed, sustainable building can have on the Girlguides that visit the area and the also the potential revenue that can be gained by utilising a new ‘multi use’ building - revenues that can potentially be re invested back into the Girlguiding community.
THE REGISTER + TITLE PLAN
The existing site comprises two separate plots of land that have been merged into one. The main plot of land (title number: LA502661 – see below & appendix a) known as ‘Land and buildings on the west side of Leach Lane’ was purchased by The Girl Guides Association Trust Corporation on 16.08.1984.
On 27.09.2000 a second plot of land (title number: LA874190 – see below & appendix a) known as ‘part of 67 Leach Lane’ was purchased by The Guide Association Trust Corporation off Blackpool Airport Limited and this was an addition to the north boundary on the eastern side. The merger of the two plots then formed the ‘dog leg’ that currently exists to the centre of the northern boundary.
Both areas of land are designated freehold; therefore the one merged single plot of land is also freehold.
CHARGES REGISTER (RESTRICTIVE COVENANTS)
There are rights set out in the charges register on title number: LA874190 that grants access and maintenance of any drains, electricity cables, gas pipes, water courses and telephone lines over and along some parts of the land, and also rights of way and passage over and along streets, back passages and drives and footpaths by specialist companies.
In addition, the land is of explicit use by the Scout or Guide movement and any other use is not permitted. For instance, only a new Scout or Guide hut maybe erected.
The site in question is a fairly unusual and unconventional shape. It comprises of a wedge shape on the left hand side of the plot towards the centre then with a ‘dog leg’ to the northern central boundary, the shape then changes to rectangular towards Leach Lane.
The main access is via Leach Lane, and there is a secondary small gated access to the far Western corner of the site that runs behind the pumping station and onto the recreational area adjacent to Rodney Avenue. See below images for front access and site surroundings.
Upon entering from Leach Lane, there is a car park within the site for approximately a dozen cars. The existing building is set back 1.7m from the Northern boundary and 22m from the Eastern (Leach Lane) boundary. The length of the main building is 26m and the width is 8m. There is an annexe to the main building located to the far rear end which is 4.5m x 4.5m. The existing building envelope is approximately 260 sq/m.
To the West of the main building is a large grassed area, and adjacent to this is a netball pitch with tarmacadam surface.
To the far Western end of the site resides a porter cabin in a small rectangular wooded area, and behind this is the rear gated access.
The overall length of the site is 136m and the width of the site varies from 19m to the far West end to 14m centrally, then as the ‘dog leg’ is introduced, the width alters again to approximately 18.5m centrally to 16m on the Eastern (Leach Lane) boundary. The gross footprint of the site is 2479 sq/m (0.2479 hectares or 0.61 acres)
CONSTRAINTS: PREVIOUS FLOODING
There have been many instances of flooding at the Kilgrimol Girlguiding Centre. The first flood (above image) was in January 2008.
After the flood which caused much damage, the Guide leaders replaced the kitchen and bathrooms. They moved the sockets higher up the walls to prevent water damage, redecorated throughout and replaced all the carpets in the bedrooms.
Since the first flood, the guide leaders have learned to spot the signs that the building is going to flood; after prolonged heavy rainfall a large puddle (lake) builds on the airport land and when that reaches capacity the centre usually floods
When the puddle develops the leaders now make sure the drains are cleared of any debris and lift and move as much as possible off the ground level. Including furniture, fridges, beds etc. The leaders will often place sandbags around the building and the doorways to prevent flood water entering into the centre.
Since the first flood in 2008, there have been around 7 further floods.