Contact: Peter Chadwick, ext 6728 email: [email protected]

1. Summary

1.1 Planning permission is sought for a temporary car park at the former Bar End Depot during refurbishment works at Ashburton Court. Given the loss of parking at Ashburton Court during the refurbishment period, there is a clear need for a temporary car park, and the former Bar End Depot is a suitable location providing the required number of spaces and able to take advantage of the nearby Park and Ride facility. Whilst it would effectively deny the use of the land for employment purposes it is not a permanent loss and the need outweighs the retention of the existing outline consent. Therefore it is considered that the temporary car park use is in accordance with policy and the recommendation is to grant planning permission, subject to conditions.

2. Site and Proposal

2.1 Hampshire County Council is proposing to carry out repair/refurbishment works to the offices at Ashburton Court, Sussex Street, Winchester. As part of the works the top deck car park will be closed, either temporarily to allow for remedial works to be carried out or permanently to enable a more substantial refurbishment scheme to be implemented. Detailed proposals for a refurbishment project are likely to be submitted as a planning application in the near future

2.2 The top deck car park comprises some 250 spaces and provides parking for staff and occasional visitors, as well as facilities for deliveries. Provision will be made locally for dealing with deliveries. However, regardless of any short-term travel arrangements and the development of a green travel plan, staff parking facilities will need to be provided elsewhere. In the short term, it is proposed to construct a temporary car park at the former depot site at Bar End, Winchester. As the refurbishment proposals are developed it is likely there will be further need for temporary car parking, as there is likely to be an impact for other staff car parks in addition to the top deck car park. However any such provision will be considered at a later date and is not part of this application.

2.3 The site, as shown on the attached location plan, comprises an area of 0.74 hectares within the former depot previously occupied by the County Council's highways maintenance contractor who relocated to an alternative site in Winchester in August 2005. The site adjoins the Winchester Household Waste Recycling Centre (HWRC) and is separated from the St Catherine's Park and Ride site by a belt of mature trees. A pair of semi-detached houses adjoin the site, the nearest being owned by the County Council.

2.4 The proposal is to develop the site to provide a staff car park of 254 spaces which will be linked to the nearby St Catherine's Park and Ride by a footpath and steps. Lighting would comprise 5 Urbis Amenity lanterns on 8 metre high columns. There will also be closed circuit television cameras, monitored locally, and a site security cabin with toilet and washing facilities. A barrier would be erected at the entrance, entry being by swipe card. Access to the site would be via the private road which also serves the HWRC.

2.5 To construct the car park the bituminous surface will be planed off; the existing building ground slabs will remain. Most of the parking bays will be topped with Type 1 sub-base material, the aisles topped by the bituminous planings. The parking bays adjacent to the tree belt would be constructed differently to minimise damage to tree roots.

2.6 The expected hours of operation would be 07.00 to 19.30 Monday to Friday. The application is for a period of five years.

2.7 In 2003 outline planning consent was granted for natural resource recovery uses and/or B1/B2 industrial uses at the site. This permission would lapse if the proposed car park is approved and implemented for the full five year period. If this was the case the County Council would need to apply for planning permission for any proposed use of the site after the car park permission expired.

3. Development Plan

3.1 Hampshire County Structure Plan (Review) Policy E19 concerns development within the built-up area of Winchester.

3.2 Winchester District Local Plan Policy E2 concerns preventing the loss of existing sites within use classes B1 B2 or B8 industrial land.

3.3 Winchester District Local Plan Review Revised Deposit proposed Policy E2 concerns preventing the loss of sites within use classes B1 B2 and B8 industrial land or sites permitted or allocated for these uses.

4. Consultations

4.1 Winchester City Council raises objection on the grounds that the proposals would result in the loss of an employment site within the Winchester settlement boundary. Therefore the proposal is contrary to Policy E2 of the Winchester District Local Plan and proposal E2 of the Winchester District Local Plan Review Revised Deposit. If the County Council is minded to approve the application it requests the imposition of conditions preventing use of the car park until cessation of use of Ashburton Court car park, restricting use to five years or the reopening of refurbishment at Ashburton Court car park or a new South Winchester Park and Ride facility, and provision of a landscape scheme and measures to protect trees which are to be retained.

4.2 Winchester City Council Environmental Health Officer raises no objection.

4.3 Environment Agency raises no objection.

4.4 English Nature raises no objection subject to all works being carried out in accordance with a Department for the Environment, Food and Rural Affairs (DEFRA) bat licence, maintenance of boundary vegetation, handling and removal of any waste in accordance with Environment Agency licence, and drainage for the car park following Environment Agency best practice guidance.

4.5 Highways Adviser raises no objection.

4.6 The local Member, Councillor Peskett, raises no objection.

5. Representations

5.1 One representation has been received raising objection on the grounds that the increased traffic, together with the traffic using the HWRC, will increase disturbance to bats, and also other wildlife would be affected.

6. Chief Planning Adviser's Comments

6.1 There is a clear need for a temporary car park for County Council staff following the cessation of use of the Ashburton Court car park, if either the remedial works or the major refurbishment of the Ashburton Court offices go ahead.

6.2 The former depot site at Bar End is currently vacant and would provide the number of replacement spaces required. It is also located within walking distance of St Catherine's Park and Ride and can benefit from an enhanced Park and Ride bus service.

6.3 The policy objection from Winchester City Council on the grounds of loss of an employment site is acknowledged: the current outline planning permission for industrial use will expire if the car park is permitted and implemented. However, the site is not currently in employment use and the car park is only for a relatively short temporary period, after which employment opportunities can be considered. There is not therefore a permanent loss of employment land.

6.4 The issue of the bats at the site has been addressed in the application. Bat boxes will be provided in the retained trees and any works agreed with English Nature and carried out in accordance with a licence issued by Defra. The site does not have other wildlife importance.

6.5 In conclusion, there is a clear need for a temporary car park, and the Bar End Depot is a suitable location, providing the required number of spaces and able to take advantage of the nearby Park and Ride facility. Whilst it would result in the expiry of the outline planning permission at the site, it is not a permanent loss of employment land and the need outweighs the retention of the outline consent. Therefore it is considered that the temporary car park use is in accordance with policy, and the recommendation is to grant planning permission.

Recommendation

That planning permission in respect of change of use from highway depot to temporary car park at former Depot, Bar End, Winchester (Application No. 05/03019/HCS) be granted for the following reason, subject to the following conditions:

Reason for Approval

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

Conditions

Time Limits

(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(as amended) of the Town and Country Planning Act 1990.

(2) The car park shall only come into operation following the cessation of use of the Hampshire County Council car park at Ashburton Court. The Local Planning Authority shall be notified within seven days of the car park becoming operational .

Reason: To ensure there is no modal shift towards use of private cars if additional staff parking is provided.

(3) The development hereby permitted shall be for a limited period only, expiring five years from the date the car park becomes operational or the opening of a refurbished car park at Ashburton Court or a new South Winchester Park and Ride facility, whichever is the sooner.

Reason: The proposal is not suitable for permanent use.

Landscaping

(4) Prior to development commencing a detailed scheme of landscaping for the perimeter of the site shall be submitted in writing to the Local Planning Authority for approval. The scheme shall specify the types, size and species of all trees and shrubs to be planted; details of all trees to be retained; and details of fencing/enclosure of the site, phasing and timescales for carrying out the works, and provision for future maintenance. Any trees or shrubs which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. The scheme shall be implemented as approved.

Reason: In the interests of visual amenity.

(5) All the trees and hedgerow which are to be retained shall be protected from damage during the development works by the erection of protective fencing, comprising 2.4 metre high `Heras type' fencing, enclosing the crown spread of the trees. The fencing shall be erected before the works commence and shall be retained throughout the contract period.

Reason: In the interests of amenity, to ensure that the trees on the site are not damaged by the development/demolition work.

Protection of Water Environment

(6) Prior to development commencing a drainage scheme shall be submitted for the car park, which shall include measures to prevent pollution of water resources.

Reason: To prevent pollution of water resources.

Nature Conservation

(7) Prior to the car park becoming operational, six bat boxes shall be erected in the trees along the northern edge of the site.

Reason: To provide mitigation for the bat roost removed through the demolition of the existing building.

Note to Applicant

All works shall be carried out in accordance with the DEFRA Bat Licence.

The applicant must ensure that any operations involving controlled waste at the site are in accordance with Waste Management Legislation and Environment Agency Guidance.

866/PDC

Annexe to Reasons for Conditions

(as required by Article 22 of the Town and Country Planning

(General Procedure) Order 1995 - as amended)

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Hampshire County Structure Plan (Review) 2000

Policy E19

Development within, adjoining, or in the vicinity of, the built-up area of Winchester will be controlled to secure protection of the heritage and historic fabric of the City. An assessment of environmental capacity will be carried out in order to direct development to the most suitable locations which will be defined in the local plan.