Archived decisions

Contact: Judith Smallman, ext. 5461

1. Summary

1.1 Planning permission is sought for a replacement library at Vicarage Hill, Alton. Notwithstanding strong concerns from Alton Town Council to the design of the proposed library, the recommendation is to grant consent, subject to no significant objections being raised by East Hampshire District Council, which will discuss the application at its meeting on 20 September 2001, and to conditions.

2. Site and Proposal

2.1 The existing single storey library is located close to Alton town centre at the bottom of Vicarage Hill, within a conservation area (see attached location plan). To the south of the library is a large public car park which serves the shopping area and community centre, to the east a warehouse which has been converted to three storey residential use and to the north the Brethren's Meeting Room. The present library, which is in poor condition, occupies a generous site. With the exception of a grassed margin that flanks the library, the majority of the site is surfaced in tar macadam. A large brick store located at the east end of the site will be removed as part of the proposed development. There is currently limited car parking on site available to staff and five spaces for public use. Only part of the site is being developed as a replacement library, the remainder is being sold for residential development and is subject to a separate planning application to East Hampshire District Council.

2.2 It is proposed to construct a three storey library at the eastern end of the site closest to the High Street. The ground floor is fully glazed to the street frontage and is in part screened by a brick wall and retractable awnings. This allows the library to reveal its purpose without attracting the associated problem of solar gain and glare. By contrast, the upper floors are deliberately more opaque, illumination being achieved from the north elevation and a narrow margin of roof lights on the south façade. These serve to light the upper and middle floors respectively. The floor areas are

balanced so as to maximise the public areas within the ground and first floors. The main entrance is accessed by automatic sliding doors and will be prominent, well lit and sheltered under a canopy.

2.3 To reflect the location of the site within a conservation area materials have been selected on the strength of their contextual qualities which are enhanced as they age; handmade bricks, pigmented lime render and copper sheeting. At street level high brick walls, typical of the area, will serve to delineate both the library and housing sites. These walls will, in part, return to the north boundary to form courtyards and private gardens. Above this level the library volume rises to a pitch comparable in height to the surrounding buildings.

2.4 A Green Travel Plan will be developed. With a public car park opposite the site, it is not proposed to provide car parking on site but to cater more for pedestrians, cyclists and those with walking aids. A dedicated layby is proposed to serve the library and provide level access for the disabled. There is no requirement or provision for a mobile library within the new proposals; the existing facility is to be relocated.

3. Development Plan

3.1 The site is shown within a conservation area in the town centre in the East Hampshire District Local Plan: First Review (1998). The relevant proposals are GS5, which sets out the general criteria for development, for example is in keeping with the character of the area, and ENV16 which deals with demolition of a building within a conservation area.

4. Consultations

4.1 The local Member, Councillor Ludlow, does not object to the application.

4.2 Alton Town Council, although pleased that a new library is being provided, is concerned that no car parking is being provided and that the design and proposed materials of the library are inappropriate to the character of the area.

4.3 The Alton Society, although pleased with the modern design, has a number of reservations which include the lack of car parking other than for the disabled and that the design of the library could be improved to reflect its purpose.

4.4 The County Surveyor raises no objection, subject to conditions.

5. Representations

5.1 A local resident, whilst pleased that the existing library is to be replaced, considers that the site should be developed comprehensively and that it is the quality of the development overall which should be the primary consideration, and not how much funding from other development on the site is needed to meet a fixed proportion of the funding costs of the library. The resident also questions the need to have another tall building in this important conservation area and is concerned over the loss of car parking and visibility at the bottom of Vicarage Hill.

6. District Council's Views

6.1 East Hampshire District Council will be considering the application on 20 September 2001.

7. County Planning Officer's Comments

7.1 The proposal accords in principle with the relevant policies of the adopted Local Plan. The use of the site is already established and its location close to the town centre, adjoining a public car park, is appropriate. The existing library building adds little to the quality of this part of the Alton Conservation Area and the proposed new building will result in a significant improvement visually and in terms of the facility to be provided. One of the issues raised is the design of the building and the appropriateness of its use and location within a conservation area. However, the height of the building is considered to be appropriate to the area and supports the existing characteristics of the street scene, while the extensive use of glazing on the ground floor and the main entrance located on the corner with a canopy assist the public use of the building. Moreover, the three floors are fully accessible by a lift.

7.2 The remainder of the site, which is to be disposed of for residential use, is to be subject to a separate planning application to East Hampshire District Council. Any planning application should be treated on its merits and not be concerned with funding issues. This application demonstrates that the area required for the library is sufficient for its purpose and the user is happy with this. It is also a much improved facility compared to that which currently exists on the site.

7.3 Whilst the proposal does not include car parking, it is opposite a public car park and is in accordance with County Council policies which seek to reduce the necessity for developments to provide car parking in town centre locations. A Travel Plan is being prepared to encourage people to access the library by means other than the private car. The issue that visibility at the bottom of Vicarage Hill would be affected is not supported by the County Surveyor, who raises no objection to the development.

7.4 It is considered that the proposal is an innovative design which will make a positive contribution to the townscape by providing an important visual focus.

Recommendation

That, subject to no significant objections being raised by East Hampshire District Council, permission be granted for the replacement of the existing library with new at Alton Library, Vicarage Hill, Alton (Application No. F30653/003/REG3), subject to the following conditions:

(1) The development hereby permitted shall be begun before the expiration of five years from the date on which this planning permission was granted.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

(2) Prior to development commencing samples of the proposed bricks and roofing materials shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To secure a satisfactory development.

(3) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the demolition works being deposited on the public highway. These measures shall be implemented before the development commences and thereafter maintained. No vehicle shall leave the site unless its wheels have been cleaned sufficiently to prevent mud being carried on to the public highway. In the event that any mud or spoil is deposited on the highway, it shall be cleaned off at the end of each working day.

Reason: In the interests of highway safety.

(4) No work relating to the construction of the development approved, including works of preparation prior to operations, the delivery of construction materials, skips or machinery, nor the removal of waste materials, shall take place before the hours of 0800 or after 1800 Monday to Saturday, and not at all on Sunday or public holidays, unless otherwise agreed beforehand in writing with the Local Planning Authority.

Reason: To protect the amenities of occupiers of nearby properties.

(5) No burning of materials obtained by site clearance or from construction works shall take place within the site.

Reason: In the interests of public health and to protect the amenities of occupiers of neighbouring housing.

(6) Prior to development commencing a Green Travel Plan shall be submitted to and approved by the Local Planning Authority in writing. The agreed details of this Plan shall be fully implemented before the replacement library hereby approved is occupied.

Reason: To minimise vehicle movements to and from the site.

(7) Prior to development commencing, details of rainwater disposal, ridges and verges, retractable awning and wall (bonding and coping) shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To secure a satisfactory development.

6643/JS