Contact: Martin Leeds, ext 6733 email: [email protected]

1. Summary

1.1 Planning permission is sought for the construction of a single storey Children's Centre and associated external works at the Lee-on-the-Solent Infants School, Elmore Road, Lee-on-the-Solent. Three letters of objection have been received, two from local residents and the third from a local ward councillor on behalf of four residents. The grounds of objection are:

(i) proximity to nearby housing (too close) and overlooking;

(ii) unit should be sited elsewhere/loss of light;

(iii) increase in traffic and parking problems; and

(iv) flat roof of building will encourage local troublemakers to climb on it/site security.

1.2 The objections are based on the position of the proposed Centre as initially submitted. However, as at 7 November, a revised location has been received and the objectors have been re-consulted. Any comments received from them will be reported orally at Committee.

2. Recommendation

It is recommended that planning consent for the construction of a single storey Children's Centre with associated external works at the Lee-on-the-Solent Infants School, Elmore Road, Lee-on-the-Solent be granted for the following reason and subject to conditions set out in Appendix 1.

Reason for Approval

It is considered that the proposal would be in accordance with the development plan (summary attached in Appendix 2), would not materially harm the character of the area or the amenity of local residents and would be acceptable in terms of highway safety.

3. Background for the Children's Centre Strategy

3.1 The development of Children's Centres within Hampshire is part of the Government's national strategy to develop 2,500 Sure Start Children's Centres across the country by 2008, in order to achieve the objectives set out in the "Every Child Matters" Government programme. Seven Centres were created in Hampshire during Phase 1, providing services to approximately 5,000 children under five years of age; these Centres are complete and achieved basic designation. A second phase of Centres is now being developed with the aim of designating a further 53 Children's Centres reaching an additional 42,559 children under five years of age. Of the 53 Centres in Phase 2, 44 are projects involving construction work. A third phase is planned which will ensure Hampshire's remaining under-fives will be reached by 2010. The proposed Children's Centre at the Lee-on-the-Solent Infants School is a Phase 2 project.

3.2 Under Phase 2, the size and model of each Centre will vary according to a statistical measure of deprivation in an area (based on Indices of Multiple Deprivation 2004). In those areas of greater deprivation "full core offer" model Centres are planned which will include provision for early education integrated with full day-care; in other areas "graduated model" Centres are planned which will focus on developing services identified by need but will exclude day-care provision. This proposal is for a "graduated model" Centre.

4. Site

4.1 The existing Infants School (as shown on the attached plan) is on a shared campus with the Junior School, and is in the north-eastern part of the site. Residential properties adjoin the eastern, southern and part-western boundaries. Between the two schools is a playing field with an additional green area adjacent to the north-west of the Infants School. An area of open space adjoins the school boundary. Access to the Infants School is from Elmore Close, which is a cul-de-sac, and there is a school car park just north of the main school building. Further staff parking is located adjacent to the school building itself. The Junior School is served from a separate road further south.

5. Proposal

5.1 The Children's Centre will be a detached single-storey building so its separate community function is apparent from the school site entrance. The initial proposed site for the Children's Centre at the Infants School would have been on an existing flat-grassed area between a row of garages and terraced housing to the east, and the staff car park to the west. The nearest house to that location for the Centre is approximately 12 metres away. However, the revised location is approximately 17 metres away from the nearest dwelling and positioned 20 metres south of the initial site.

5.2 The proposed building, although of a modular design, is a permanent structure approximately 18 metres long by 10 metres wide by 3.5 metres high and would have a rendered finish with panels of timber cladding and appropriate glazing. The flat roof would have a high-performance covering. The unit would be fabricated off-site in a specialist factory. Separate modules will be delivered to the school site substantially complete and then lowered by crane into position. The modular system reduces construction time on-site and therefore noise levels to nearby housing.

5.3 A new footpath link from the main entrance of the Centre is to be constructed to the school, whilst a small, fenced external children's play area for the under-fives is to be provided with access to the play area from the crèche room only. The use of the small play area would only be for a short time by the under-fives whose parents are attending training or other sessions in the Centre.

5.4 The Centre is intended to be open up to ten hours a day, five days a week and up to 48 weeks a year, enabling a flexible service to operate. The Centre is not a pre-school nor a nursery and therefore the level of services offered will depend on the needs of the local community but is likely to include: parenting support and advice; home visiting services; access to child and family health services; links to childminders; drop-in sessions including parents'/carer/childminders' groups; links to childminders; etc. Appointments for attending the Centre would help spread the numbers of parents and others who may use it. Although the number of children the Centre is expected to serve is 920 0-5 year olds in the Lee East/West, Stubbington and Hillhead wards, this is a way of defining how many live within its notional catchment area - similar to defining the number of people served by a health centre or doctor's surgery - rather than an indication of how many will attend the premises at any one time.

5.5 Three of the existing Infants School parking spaces would be designated for the Centre staff. The new Centre is not expected to have a significant impact on local traffic flow because the purpose of the Centre is to serve people who live locally. The site is `medium accessible' as indicated on the Hampshire County Council's map of Public Transport Accessibility Levels and is not far from a regular bus service in Elmore Road.

6. Development Plan

6.1 Gosport Borough Local Plan Review Adopted May 2006 shows the site as an existing development (has the shape of the school but not annotated) with existing open space within the defined Urban Area Boundary for Lee-on-the-Solent. The relevant Policies are R/DP1 (General Standards of Development within the Urban Areas) and R/OS4 (Protection of existing open space).

7. Consultations

7.1 Gosport Borough Council - response awaited.

7.2 The local Member, Councillor Mrs Snaith, has been informed.

7.3 The Highway Authority has no objection in principle, subject to conditions.

8. Representations

8.1 The three letters of objection received, two of which are from local residents and the third from a local ward councillor on behalf of four residents, are based on the original position of the proposed Centre prior to the recently submitted amended position. However, the grounds of objection are:

(i) proximity to nearby housing (too close) and overlooking;

(ii) unit should be sited elsewhere/loss of light;

(iii) increase in traffic and parking problems; and

(iv) flat roof of building will encourage local troublemakers to climb on it/site security.

8.2 Since the amended position of the Centre has been received, the objectors, including the local ward Councillor, have been re-consulted and comments sought by 23 November. Any comments arising after the consultation will be reported orally at Committee.

9. Commentary

9.1 The existing Infants School site is within the defined built-up area for Lee-on-the-Solent where development would normally be allowed. Therefore in principle there should be no objection to the development. Moreover, the proposed Children's Centre is intended to serve the local area in which it is to be established so is well-located for that purpose. However, the letters of objection are noted.

9.2 At the time of writing no comments have been received on the revised applications which it is considered addresses the original concerns as follows:

(i) Proximity to nearby housing (too close) and overlooking

The amended position for the building is approximately 17 metres away from the nearest dwelling and further south. It is considered this has gone some way to reducing the impact of the proposed building on the nearby houses. It is not possible to move it any further away due to the proximity of the Junior School playing fields, the Infants School's recreation area to the north-west and the need to keep it relatively close to the main school entrance, in order that visitors can access it easily without compromising the day-time security of the school, both inside and around the school building. Regarding the issue of overlooking, the fencing on most of the gardens facing onto the school site is standard height (approximately 1.8 metres high) close-board fence panels which would reduce overlooking from the new development.

(ii) Unit should be sited elsewhere/loss of light

The Children's Centre cannot be located elsewhere because of the need to maintain school security for the Infants School and avoid impinging on the Junior School's playing field to the south and the Infants School's recreation area. The only options are the original site or amendments site. The amended location is preferable because it will have less impact on local residents. Since the proposed single storey building is approximately the same height as the nearby school building (3.5 metres), it is considered there would not be sufficient loss of light to cause a problem with the nearby housing. Moreover, the revised location allows late afternoon sunlight to continue to reach the rear of the adjacent properties.

(iii) Increase in traffic and parking problems

There may have been a misunderstanding about the nature of the Centre. It is not a nursery nor a pre-school with lots of children attending. It is a Centre for coordinating and delivering services to support families with pre-school children in the neighbourhood. Activities such as parenting classes or baby health checks may be organised to take place in the Centre, for those living "within pram pushing distance". Other venues in the area will be used for those living further away. Therefore the only parking to be provided is for staff attending the Centre. The main car park already provides significantly more spaces than the maximum required by County Council standards for an infant school of this size, so there is spare capacity to accommodate the Children's Centre. There is also a main bus route on nearby Elmore Road. It is acknowledged that at peak collection times, with parents and others picking children up from the Infants School, there may be some local congestion in the nearby access road serving the school as that access is a cul-de-sac from Elmore Road. However, as the proposed Centre is intended to be open for longer than the school day (up to ten hours a day, five days a week, 48 weeks a year) it is possible that parents wishing to use the Centre would not necessarily be there at the same time as for dropping-off/picking-up children. Moreover, an appointment system would be in operation at the Centre that would help off-set too many parents arriving at the same time. The Highway Authority has no objection in principle, subject to conditions.

(iv) Flat roof of building will encourage local troublemakers to climb on it/site security

The main school building is a flat-roofed structure. The proposed Centre building will also have a flat roof. A flat roof has less impact than a pitched roof. The building is designed to have the rainwater drain pipes within the building rather than on the outside. Having these pipes internally greatly reduces the opportunities for people to climb up the outside of the building to reach the roof. However the concerns from local residents are understandable, and regrettably, even with the best of security systems, it is possible that certain elements of anti-social behaviour could occur. Regarding site security, it is considered that, as the Centre would be open for longer periods during the day throughout the year, this will reduce the periods when problems of trespass are likely to occur.

9.3 In summary, the proposed development is within an established school site within the defined built-up area for Lee-on-the-Solent. Therefore in principle developments within the built-up area would normally be permitted. In planning policy terms it is considered the proposed development is not a departure and accords with the relevant policies. The letters of objection have been considered and commented on.

1506/ML

APPENDIX 1

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

(2) Samples and details of the materials and finishes to be used for the external walls of the proposed building shall be submitted to and approved by the Local Planning Authority in writing before the development commences.

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

(3) 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 0800 hours or after 1800 hours on Monday to Friday inclusive, before 0800 hours or after 1600 hours on Saturday and not at all on Sunday or recognised public holidays, unless otherwise agreed beforehand in writing with the Local Planning Authority.

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

(4) There shall be no access to the development site by any traffic associated with the construction (ie no delivery vehicles, no contractors' cars, nor plant and machinery) in the morning between 0830 and 0900 hours; and in the afternoon between 1450 and 1520 hours on normal school days.

Reason: In the interests of public safety and to avoid traffic conflict at the times of day when pupils are arriving at and departing from school.

(5) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the construction works being deposited on the public highway. In the event that any mud or spoil is deposited on the highway, it shall be cleaned off on each day of working.

Reason: In the interests of highway safety.

APPENDIX 2

Annexe to Reason for Conditions

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

(General Procedure) Order 1995 - as amended)

__________________________________________________________________

Gosport Borough Local Plan Review Adopted May 2006

Policy R/DP1 (General Standards of Development within the Urban Areas)

Development proposals will be permitted within urban area, as defined on the Proposals Map, provided that:

(i) the scheme does not cause significant harm to the character of the surrounding area in terms of scale, setting, design, layout, materials, landscaping and the retention of important views;

(ii) there is no significant loss of amenity, which could include issues such as traffic generation, noise, vibration, smell or pollution;

(ii) appropriate infrastructure, safe access and parking arrangements can be provided or are available to the site;

(iii) any layout is designed to reduce the potential for criminal activity and anti-social behaviour.

Policy R/OS4 (Protection of existing open space)

Development proposals will not be permitted on existing open space (including outdoor sports facilities, play spaces and informal open space) except where:

(i) the redevelopment of a small part of the site for recreation and/or community facilities would retain and enhance the existing facilities; or

(ii) alternative provision is made available of equivalent or greater community benefit in terms of quality, quantity and accessibility.