RBWM may scrap parts of Countryside's York Road homes scheme

The Royal Borough looks set to scrap some joint ventures with Countryside – the developer delivering a significant number of homes in Maidenhead.

In March 2017, Countryside was appointed as the council’s development partner for plans at York Road, St Cloud Way, Reform Road and West Street.

The circumstances have changed over the years and the Royal Borough’s cabinet will vote next week on whether to back out of some of these agreements.

York Road ‘Watermark’ development

In September 2018, there was a plan for a three-phase delivery of 229 new homes.

Since then, Phase 1 has produced 146 new homes, including affordable housing and some public realm works.

But Phase 2 plans for 51 new homes on the former King George VI club site, and Phase 3 plans for 32 new homes at Grove Street Car Park, are another story.

Both are no longer considered viable and the borough’s officers propose terminating these development agreements with Countryside.

At the King George VI site, the minimum land value agreed with Countryside (the lowest price a piece of land can be sold or developed) cannot be achieved, due to rising construction and borrowing costs – without a corresponding increase in property values.

Additionally, design changes are needed, particularly for fire safety and updated building regulations.

Lastly, the deadline for finalising the agreement, known as the unconditional longstop date, passed on February 1, 2023, meaning the opportunity to move forward with the project has effectively lapsed.

For Phase 3, the Grove Street Car Park plan, the Royal Borough decided to prioritise parking income instead of proceeding with development.

One hurdle is that this phase incorporated Maidenhead Heritage Centre – but the council couldn’t reach an agreement to gain possession of this part of the site.

Moreover, relocating the Heritage Centre was estimated to cost more than what the council would get from Countryside.

Terminating the York Road agreement (except for Phase 1) gives the council control of the sites to consider alternatives.

Countryside incurred less than £500,000 in costs for these projects, which it will recoup from the Royal Borough should the council back out.

The council considers this cost ‘not significant’ in terms of its effects on communities living or working in the immediate area.

Reform Road, West Street and St Cloud Way

There was a preliminary, non-binding plan for 317 new homes and 23,850sqft of workspace at Reform Road – but there have been no viable proposals brought forward.

The council wants to maximise the best value from the site, and it is identified for sale by the council, as part of its recovery plan to improve the council’s financial position.

The council resolved on October 2 to accept an offer of £3.5million to transfer ownership of the land at Reform Road.

There have also been no viable proposals for West Street Car Park.

It was expected that a residential-led scheme would be put forward for 141 homes and 25,479sqft of office space.

But no planning application ever came forward.

There appear to be no changes on the St Cloud Way plans, aka the old Magnet Leisure Centre site.

Countryside has planning permission to deliver 434 new homes in two phases there. This includes 351 new homes in Phase 1 and 83 in Phase 2.

Phase 1 is currently under construction.