Decision details

Weyside Urban Village Financial Review

Decision Maker: Executive, Council

Decision status: Recommendations approved

Is Key decision?: Yes

Is subject to call in?: Yes


To ratify the reappraised financial projection of the project.



(1)    To note the current forecasted eventual deficit in 2033 (year 10 of the project delivery programme), as set out in exempt Appendix 1 to the report submitted to the Executive, and resulting General Fund revenue implications, noting that this is based on a number of variables outlined within Section 4 of this report (Financial Implications).

(2)    To recommend that Full Council (at its extraordinary meeting on 16 January 2023) approves the continuation of the project until officers have completed the required due diligence described in recommendations (3) and (4) below and report back to Full Council in July 2023.

(3)    To request officers to provide alternative risk assessed option appraisals other than to proceed with the original Full Council approved scheme, including all possible mitigations and alterations to the current funding and specifications, indicating by use of a range of values where specific data is not available, and a full explanation of assumptions with reasons, sufficient to enable Members to make a fully informed decision on how it wishes to proceed at Full Council in July 2023.


(4)    To request officers to update the project with the latest assumptions, indices and valuations and report back to the July 2023 Full Council.


(5)    To approve the transfer of £72.062m from the provisional capital programme to the approved capital programme for payments which the Council is obliged to make to TWUL under the TW Agreement for 2022/23 and 2023/24, for costs necessary to meet the milestones set within the Homes England HIF agreement and design cost necessary to prepare the planning application for the SCC Waste Transfer Centre and construction of the New Council Depot.


(6)    To delegate to the Strategic Director of Place, in consultation with the Lead Councillor for Regeneration, and Lead Councillor for Finance and Planning Policy, authority to enter into such other contracts and legal agreements connected with the WUV as may be necessary in compliance with Procurement Procedure Rules and within the approved budget.


The projected deficit, and significantly wide variation and uncertainty of the outcome of this project, renders the project as no longer compliant with the Full Council approval to break even at zero cost to the Council, i.e. the project has greater or equal value to the receipts received. At this point Officers do not have Full Council authority to incur any further expenditure until councillors have considered their full options and implications. However, temporarily stopping expenditure is not realistic due to contractual commitments.


The recommendations will:

·      Ensure that there is sufficient understanding of the projected financial forecast of the programme.

·      Ensure that there is sufficient funding in the approved programme to cover the phase 1 & 2 infrastructure costs, SCC Waste Transfer Centre design cost, construction of the new Council Depot and the payments which the Council is obliged to make to TWUL under the Thames Water Agreement for 2022/23 and 2023/24.

·      Ensure that statutory service agreements and construction agreements can be entered into for the delivery of services and infrastructure for the development and to ensure that Homes England Housing Infrastructure Fund (HIF) milestones are achieved. 

·      Support the delivery of the Council’s Corporate Plan (2021-2025) priorities, by supporting high quality development of a strategic site, creating employment opportunities through regeneration and facilitating housing that people can afford.


Other options considered and rejected by the Executive:

OPTION 1: The Council could decide to continue with the project, but not implement the proposed mitigations. This was not recommended given the potential financial exposure facing the Council as outlined in Section 4 of the report.


OPTION 2: The Council could decide to exit the project. Non-delivery of the Weyside Urban Village programme and the associated c.1500 homes would have implications for the delivery of the Local Plan. Further information was contained in exempt Appendix 1.


Details of any conflict of interest declared by the Leader or lead councillors and any dispensation granted:



Report author: Leigh Edwards

Publication date: 06/01/2023

Date of decision: 05/01/2023

Decided at meeting: 05/01/2023 - Executive

Effective from: 14/01/2023

Accompanying Documents: