A Troubled Car Park in Weston-super-Mare
A car park in the heart of Weston-super-Mare has become a financial and structural nightmare for North Somerset Council. Known as Carlton Street Car Park, it is described as a ‘ghost town’ due to its underutilisation. The council is losing £250,000 annually on this site, despite owning the freehold of the land. Instead, it is paying over £500,000 each year to rent it back from the owners of a 200-year lease.
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The car park was constructed in 2012 and was initially designed as a multi-storey facility. However, the building’s poor construction has led to significant issues. All but the ground floor have had to be closed, resulting in minimal revenue generation. This has left the council in a difficult position, as it is locked into a 45-year leaseback agreement that runs until 2058. The contract stipulates that the rent can only increase, not decrease.
North Somerset Council made a loss of £269,000 on the car park in the last financial year. Even when all spaces were open, the car park rarely broke even. The upper floors have been closed since November 2023, highlighting the severity of the situation. Councillors have expressed shock at the findings, with one describing the report as “grimiest, most depressing, damaging” they have seen in their six years of service.
Structural and Safety Concerns
The car park faces multiple challenges. All three lifts are non-functional, with one beyond repair due to years of water damage. The slope of the top decks has allowed rainwater to seep into the lift shafts, causing further complications. This has forced individuals using wheelchairs, push chairs, or buggies to use vehicle ramps, posing a significant health and safety risk.
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Waterproofing failures on the upper levels have also led to leaks, mixing with building materials and car emissions to create a substance similar to acid rain. This has damaged parked cars below, raising concerns about long-term effects. Additionally, structural cracking and movement have been identified, and the increased weight of electric vehicles poses a risk of overloading the upper floors if they are reopened.
Legal and Financial Implications
The council had a survey conducted when it signed the 45-year lease in 2012, but it did not detect the issue with the lift flooding. Officers explained that the slope was shallow and might not have been obvious on a dry day. However, a simple check with a spirit level or even a bag of marbles could have revealed the problem. As one councillor put it, “someone lost their marbles.”
The lease requires the council to maintain the building in good condition and keep 350 parking spaces available. Currently, the landlord is not enforcing these terms. However, if necessary, the landlord could demand repairs under the lease conditions. At the end of the 45-year lease, the council will have the option to take ownership of the car park.
Potential Solutions
Council officers are exploring various options for the future of the car park. These include:
- Permanently closing the upper floors and operating the car park as a ground-floor facility only.
- Reopening all floors with the required repairs and refurbishments.
- Closing the car park entirely, although this is unlikely due to ongoing rental obligations.
- Demolishing the car park and constructing a new, fully functional one in its place.
Each option comes with its own set of challenges and costs. A feasibility study on the potential solutions is expected to be completed by October, which will help guide the council’s next steps.
The situation highlights the importance of thorough due diligence in property acquisitions and the long-term implications of poor construction. As the council continues to navigate this complex issue, the community awaits a resolution that addresses both financial and safety concerns.
