Purpose

3 Rowston Close, Gainsborough is a former Fire Service dwelling, previously leased to fire fighters working at Gainsborough Fire Station. The property has been vacant since June 2022 and has now been declared surplus to the Fire Service’s operational requirements.
The property is a traditionally constructed, three-bedroom semi-detached house dating from the 1950s. Measuring approximately 94 sqm (1,011 sq ft) GIA with living room, dining room and kitchen on the ground floor and three bedrooms and a bathroom on the first floor. UPVC windows, gas central heating, good sized enclosed garden and on street parking.

Although not recently inspected the premises are in need of modernisation throughout.

Historically, the Fire Service maintained these properties, carrying out works prior to each re-letting. However, as no new tenancies have been granted since summer 2022, the property will have deteriorated throughout and will continue to do so whilst vacant.

Ongoing costs
Revenue costs associated with repairs, maintenance, alterations, business rates and grounds upkeep at the site, as validated by Finance Services, are circa £3,500.
The 5 yearly condition survey carried out in August 2024 by Vinci advised of £43,000 worth of priority 1 repairs and a total of £60,000 to be spent including lower priority repairs.
Local Councillor Engagement
Cllr Gibson has reviewed and confirmed no comment. Cllr Kelly is supportive of this proposal.
Cllr Boles is supportive of this proposal.

Social Value
The sale will not derive any social value as far as we are aware, but will reduce the potential risk of vandalism and further deterioration of the unoccupied dwelling, improving the appearance of the local area whilst reducing the ongoing maintenance cost to the Council.

Restrictive Covenants
The property will be disposed of with restrictive covenants included in the sales contracts relating to the prevention of the property being sold or used for the conversion to/use as a House of Multiple Occupation (HMO).
Legal Issues
1. The access path immediately west of the property, running from the front to the rear gate is shared with No. 5 Rowston Close, an LCC Children’s Services Property.
Appropriate rights of access will be granted to ensure continued use by the future owner of No.3.

2. The Accessway to the rear of the property is a private roadway which forms part of No. 3’s rear boundary. A right of way will be required.

3. Rowston Close is unadopted. All properties are understood to contribute proportionately toward its repair and maintenance and this obligation will be included in the sale of No.3.

Method of Disposal Stage 1:
The adjoining owner has expressed interest in an off-market purchase. This will be explored and if a sufficient premium is proposed we will progress this avenue as a
special purchase, with appropriate red book valuation and best consideration approvals.

Stage 2:
If insufficient special purchase premium is forthcoming, agents will be appointed to openly market the premises.
Stage 3:
If neither of the above routes produce an acceptable outcome the premises will be taken to auction.
Brief commentary on price:
LCC sold 9 Rowston Close, an identical dwelling to the subject, by private treaty in December 2019 for £85,000.
11 Barracks Square in Grantham was recently sold by auction at £60,000 with just one bidder.

Similar premises on the market in Gainsborough (Rightmove check):
Salisbury Street – smaller, better - £72,000
Salisbury Street – smaller, better - £79,950 Woods Terrace – smaller, better - £90,000 Japan Road – similar - £94,950
Wall Street – similar - £95,000 Melrose Road – similar - £115,000 Asquith Street – similar - £119,950 Balfour Street – similar - £125,000 Ropery Road – similar - £125,000 Arthur Road – similar - £130,000 Nelson Road – similar - £132,500 The Pines – modern – £145,000 Beckett Avenue – larger - £150,000
Fosseway – similar, better - £160,000 Sandsfield – larger, better - £160,000 Woodland Avenue – similar, better - £160,000

Anticipated capital receipt, considering likely refurbishment works required, is in the range of £80,000 to
£100,000.

Local Government Reorganisation Consideration has been given to the potential LGR implications, concluding that this disposal will not adversely impact LGR.

Decision

To dispose of 3 Rowston Close, Gainsborough, with a three staged approach:
Stage 1 - Explore potential special purchaser premium from adjoining owner
Stage 2 - open marketing
Stage 3 - If neither of the above produce an acceptable outcome, auction.
Anticipated receipt is in the region of £80,000 to £100,000.

Alternative options considered

1. To retain the property.
This is not recommended. Lincolnshire County Council has held the asset for approximately three years since it was last occupied by a Fire Service tenant. During this period it will have been exposed to the risks
outlined above and will have continued to deteriorate in condition.

There is no longer any identified operational requirement for the property. In addition, the County Council continues to incur ongoing holding costs, as detailed above.