Archived decisions

Contact: Judith Smallman, ext 5461 email: [email protected]

1. Summary

1.1 Planning permission is sought for the erection of a new 20-bedroom residential accommodation building and associated external works at Calshot Spit, Fawley. New Forest District Council has raised an objection to the proposal. The recommendation is to grant planning permission, subject to conditions.

2. Site

2.1 The site (see attached location plan) forms part of Calshot Activities Centre which is located on the south end of the spit protruding from the western bank of Southampton Water as it meets the Solent. The area is flat, very exposed to the weather and regularly experiences high winds. The site is barren. There are no trees on this part of the spit and vegetation is limited to grass and sea kale, which is a protected species.

2.2 The site is surrounded by a Site of Special Scientific Interest (SSSI) and is adjacent to a Special Area for Conservation. It lies within an Area of Outstanding Natural Beauty and is within the proposed New Forest National Park.

2.3 There is a variety of buildings on the spit. This includes three large Grade II* listed steel clad hangars which were extensively restored and modernised in the late 1990s and are used by Calshot Activities Centre for various activities; Calshot Castle, a scheduled Ancient Monument; dedicated buildings recently constructed for HM Coastguard and the RNLI; and three two-storey red brick buildings, currently accommodation blocks providing 150-bed spaces and a single storey dining building for the Activities Centre.

2.4 Access to the site is via a private road leading from the public parking area at the south end of the spit.

2.5 Hampshire County Council and Calshot Activities Centre have worked hard to maintain the functionality and decorative order of these buildings. However schools, teachers, young people, corporate clients and adults now have expectations which far exceed the standard that can be provided in the existing buildings. As a consequence, Calshot user evaluations regularly record dissatisfaction with the nature of the accommodation available.

3. Proposal

3.1 The new building is to be located on land that was, in part, previously occupied by a former workshop building which was demolished in 1991. It will have a linear, two-storey form with pitched roof, similar to the existing Lawrence House adjacent to the site. The long elevation will run parallel to the shore so a consistent massing is achieved when viewed from Southampton Water. It is proposed to use red brick and slate consistent with other adjacent residential buildings. Glazing and vertical timber cladding will identify the entrance and introduce some of the character of a beach building. A canopy will extend over a decked area outside the entrance to provide shelter and a vantage point from where the shipping activity of Southampton Water can be enjoyed.

3.2 A designated bus bay for a coach/mini-bus is proposed at the southern end of the new building. Footpath access is provided to the front entrance with a ramped approach. Two designated disabled parking bays are also proposed immediately adjacent to the front entrance.

3.3 Ramped approaches at either end of the new building will make the ground floor fully accessible. Two of the bedrooms and shower rooms on this floor have been designed to wheelchair accessible standards. The stairs will be designed to provide suitable access for the disabled to the first floor accommodation.

3.4 To avoid the risk of flooding at exceptionally high tides, the ground floor will be constructed as a suspended beam and block slab with a finished level approximately 0.5 metres above existing ground level.

3.5 Landscaping will be limited to reinstating the ground disturbed by construction activities and a small amount of hard landscaping will be provided. To meet access needs a new area of lawn will be added around the building to the landward side. The gravel/grass beach will be allowed to come up to the seaward side.

4. Development Plan

4.1 New Forest District Local Plan policies CA-1 refer to development at Calshot Spit and DW-C2 refer to restricted uses on Coastal Sites.

5. Consultations

5.1 The local Member, Councillor Thornton Dunsdon, has been informed of the proposal.

5.2 English Nature raises no objection to the proposal, subject to conditions.

5.3 Fawley Parish Council supports the proposal but raises concern over the additional vehicle traffic, traffic speed, confusion over the one-way system at the triangle area and the impact of construction traffic.

5.4 New Forest Committee raises no objection in principle but questions whether the proposed finished level of the building, 0.5 metres above existing ground level, will satisfy the relevant flood risk policy relating to the area and whether the building's design reflects the sensitivity and environmental quality of this area.

5.5 The Council for National Parks raises no objection.

5.6 The Highways Adviser raises no objection to the proposal.

5.7 The Environment Agency wishes to place a holding objection to the proposal as the site lies within a tidal flood risk area and the application was not accompanied by a Flood Risk Assessment, as required by PPG 25. Additional information is also required on the access arrangements for occupants of the proposal to allow them egress from Calshot Spit in the event of a flood.

5.8 New Forest District Council raises an objection to the proposed design of the building. The rationale behind choosing this as a location for the new block is accepted but in this position particular care needs to be taken to ensure that the building embraces the quality and classical elegance which could reasonably be expected of ancillary buildings in this kind of setting.

6. Chief Planning Adviser's Comments

6.1 The objection on design grounds raised by New Forest District Council is noted. The proposed development has been designed to reflect the style of the existing residential buildings and location adjoining Southampton Water. The use of red brick and slate maintains a consistency in materials with adjacent buildings. The use of larger glazing areas and vertical timber cladding helps to identify the entrance and introduce some of the character of a beach building. The design is not intended to compete with the dominance of the hangers that form part of the activity centre or the nearby Fawley Power Station but is, as requested by New Forest District Council, a building of simple understated elegance.

6.2 The concerns of Fawley Parish Council are noted. However the proposal will not result in a significant increase in vehicular movements. Vehicular movements within the curtilage of the site are an issue to be resolved by the management team of the Activities Centre. Construction traffic will be subject to conditions and managed under the building contract.

6.3 With regard to concerns of possible flooding the development does accord with flood risk policy. The proposed ground floor level will be above the projected 1:200 year flood tide level for 2060. The holding objection from the Environment Agency is noted and it is proposed that it is dealt with by condition.

Recommendation

That planning permission in respect of the erection of a new 20-bedroom residential accommodation building and associated external works at Calshot Spit, Fawley (81334) be granted for the following reason and subject to the following conditions:

Reason for Approval

It is considered that the proposal is in accordance with the development plan and would not materially harm the character of the area or the amenity of local residents and is acceptable in terms of highway safety and convenience.

Conditions

(1) The development hereby permitted shall be begun before the expiration of three 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) Samples of materials and finishes to be used for the external walls and roofs of the proposed buildings shall be submitted to and approved by the Local Planning Authority in writing before development commences.

Reason: In the interests of visual amenity and to secure a satisfactory development.

(3) 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 local residents.

(4) The existing septic tank and land drains serving Keymer House shall be removed and foul water from Keymer House treated via the same sewage treatment plant serving the accommodation building.

Reason: In the interests of the environment.

(5) A sampling chamber shall be provided on the outlet from the sewage treatment plant for the purpose of monitoring the quality of effluent discharged.

Reason: In the interests of the environment.

(6) Principal excavation works shall be completed before
1 November 2004.

Reason: To avoid significant disruption during a sensitive time for waterfowl.

(7) Details of the contractors compound including fencing shall be submitted for approval prior to the commencement of development.

Reason: To ensure the protection of the adjoining Site of Special Scientific Interest.

(8) Prior to the construction of the development a flood risk assessment and access arrangements for occupants of the proposal to allow them to egress from Calshot Spit in the event of a flood shall be submitted and approved by the Environment Agency.

Reason: In the interests of health and safety.

8826/JS