Contact: Katherine Snell, ext 5938 email: [email protected]

1. Summary

1.1 The application is for the extension and refurbishment of the existing education centre and new consulting rooms for the NHS Child and Adolescent Mental Health Team at The Bridge Education Centre, 2c Newtown Road, Eastleigh.

1.2 At the Regulatory Committee meeting of 21 May 2008 a neighbour made a deputation on this application that raised the points in the following paragraph. In response the Committee resolved that the item be deferred so that the position of the buildings could be re-examined. The application was therefore deferred to this meeting. The officer's report presented on 21 May is attached as Appendix 3.

1.3 The objection was on the grounds of visual impact:

(i) the building at the northern boundary should be moved further away from the neighbour's property as it will cast a shadow on her garden;

(ii) the building would overlook her garden; and

(iii) the removal of trees.

1.4 In response discussions have been held with the architect to explore any alternatives to the design which may ease the concern of the resident. It was stated that there is no other location within the site for the building. However, five modifications have been put forward to address the issues of visual impact in terms of mass, height and loss of screening and the potential of overlooking:

(i) the three trees on the residential boundary will be retained;

(ii) a semi-mature tree is to be added to the west of the building;

(iii) the height of the building will be lowered by 600 millimetres;

(iv) the design of the building has been stepped to break up the mass of the façade; and

(v) the window from the resident's boundary to be relocated facing into the site.

1.5 These changes are demonstrated in the amended plans attached. The proposed changes have been sent to the resident for her information and consideration. Further consultation is intended between the architect and the resident when selecting the tone of colour for the northern façade.

1.6 Notwithstanding these amendments, the need for the development and justification for the location of the buildings have been considered and, on balance, planning permission is recommended, subject to conditions.

2. Recommendation

That planning consent for the extension and refurbishment of existing education centre and new consulting rooms for the NHS Child and Adolescent Mental Health Team at The Bridge Education Centre, 2c Newtown Road, Eastleigh (Application No.S/08/62386) 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) 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.

3. Development Plan

3.1 Eastleigh Borough Local Plan Review (2001-2011) Adopted May 2006: Policies 59.BE (Good design), 53.BE (Appropriate intensification and use mix) and 188.IN (Community facilities at Tankerville Special Policy Area) apply.

1687/KS

APPENDIX 1

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.

Hours of Working

(2) 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 or after 1800 hours Monday to Friday inclusive, before 0800 or after 1400 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: In the interests of local amenity.

Highways

(3) Details of the proposed pedestrian barrier on Romsey Road shall be submitted to the Local Planning Authority and approved in writing. The works shall be carried out as approved, before occupation of the development.

Reason: In the interests of highway safety.

(4) 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 onto 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.

Landscaping

(5) Before any works are commenced on site, measures shall be taken to protect from damage those trees on the site which are to be retained. Such measures shall be maintained for the duration of the building contract works.

Reason: In the interests of preserving the natural features of the site.

(6) Within 12 months of development commencing a detailed scheme of landscaping for the perimeter of the site shall be submitted to the Local Planning Authority for approval in writing. The scheme shall specify the type, 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.

(7) Prior to commencement of any works, a bat survey and assessment, including any necessary mitigation scheme, should be submitted to and approved in writing by the local planning authority. Thereafter the works shall be carried out in accordance with the approved scheme.

Reason : To protect bats, which are protected species under Schedule 5 of the Wildlife and Countryside Act 1981 and Schedule 2 of the Habitats Regulations 1994.

APPENDIX 2

Annexe to Reasons for Conditions

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

(General Procedure) Order 1995 - as amended)

__________________________________________________________________

Eastleigh Borough Local Plan Review (2001-2011) Adopted May 2006

URBAN RENAISSANCE AND THE BUILT ENVIRONMENT (BE)

Promoting Good Design

53.BE

The Council will permit appropriate `people-intensive' redevelopment within the Eastleigh Town Renaissance Quarter, identified on the Proposals Map. Within this area the Council will refuse permission for proposals which do not make optimum use of the land. Buildings should be predominantly 3 storey and residential densities at least 50 dwellings per hectare. The quarter should accommodate a mix of residential, office and community uses. Further retail development will not be permitted within the area.

59.BE

Development proposals which are in accordance with the other policies in this plan will be permitted provided they meet all the following criteria:

i. they take full and proper account of the context of the site including the character and appearance of the locality or neighbourhood and are appropriate in mass, scale, materials, layout, density, design and siting, both in themselves and in relation to adjoining buildings, spaces and views, natural features and trees worthy of retention;

ii. they make the most efficient use of the land;

iii. they incorporate an appropriate mix of dwelling type and land-use where appropriate;

iv. they provide a high standard of landscape design and appropriate planting where required. Development should use native plants in landscape schemes to benefit biodiversity. Development adjacent to or within the urban edge must not have an adverse impact on the setting of the settlement in the surrounding countryside;

v. they have a satisfactory means of access and layout for vehicles, cyclists and pedestrians including appropriate links to surrounding footpaths, cycleways and public transport services;

vi. include, where appropriate, provision for the secure storage of bicycles;

vii. they are an appropriate use for the locality and avoid unduly interfering, disturbing or conflicting with adjoining or nearby uses, especially in terms of noise, fumes, dust, overlooking, loss of daylight, loss of outlook, vibration, or from floodlighting or security lighting;

viii. they make adequate provision for the storage and collection of refuse and where appropriate include facilities for the collection of recyclable materials;

ix. they include, where appropriate, measures which provide shade and protection from the sun; and

x. new development should reduce the potential for criminal activity and anti-social behaviour by the use of appropriate design.

COMMUNITY FACILITIES, INFRASTRUCTURE AND DEVELOPERS' CONTRIBUTIONS (IN)

188.IN

Development proposals within the Tankerville Special Policy Area will only be permitted if they relate to the provision of health or education facilities, unless it can be demonstrated to the satisfaction of the Borough Council that there is no need for such provision in Eastleigh, and they maximise the use of the land, when the inclusion of residential or office uses on upper floors will be supported.

APPENDIX 3

Contact: Katherine Snell, ext 5938 email: [email protected]

1. Summary

1.1 The application is for the extension and refurbishment of the existing education centre and new consulting rooms for the NHS Child and Adolescent Mental Health Team at The Bridge Education Centre, 2c Newtown Road, Eastleigh.

1.2 A resident has raised objection on the grounds of visual impact:

(i) two storey building at northern boundary; and

(ii) the removal of trees.

1.3 The implications of the proposed two storey building and the removal of three trees on the residential boundary have been investigated and found not to be of significant adverse impact. The need for the development and justification for the location of the buildings have been considered and, on balance, planning permission is recommended, subject to conditions.

2. Recommendation

That planning consent for the extension and refurbishment of existing education centre and new consulting rooms for the NHS Child and Adolescent Mental Health Team at The Bridge Education Centre, 2c Newtown Road, Eastleigh (Application No.S/08/62386) 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) 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.

3. Site and Proposal

3.1 The Bridge Education Centre is located close to the centre of Eastleigh in a residential area adjacent to the local health centre, covering an area of 0.14 hectares. The site was originally developed as the Tankerville special school in the early 1960s. It was housed in a Mark 1 SCOLA building which was later extended in 1976 and 1989. In 2002 it became the Bridge Education Centre. The centre currently operates on two separate sites. The key stage 3 pupils are located at the Bridge and the key stage 4 pupils are accommodated in temporary buildings on a site which is leased from the Church of England in Colden Common.

3.2 The proposal is to extend and refurbish the existing building to provide the full range of curriculum activities on one site.

3.3 At the same time it is proposed to build a suite of consulting rooms for the local Child and Adolescent Mental Health Service (CAMHS) team which currently operates from inadequate/shared accommodation within the adjacent health centre. The CAMHS unit will comprise a reception and administration office on the ground floor, and seven consulting rooms at first floor level , as well as toilets and a kitchenette. Coloured render will be used around the stairs and administration accommodation and the first floor consulting rooms will be clad in timber.

3.4 The new accommodation cloaks the east side of the existing building and gives the facility a new public face. Coloured render with aluminium windows and timber doors has been employed to give the centre a new and contemporary appearance. The remaining façades will be refurbished and remodelled to give the building a consistent overall look. The new accommodation will have flat roofs to tie-in with the existing.

3.5 Externally the existing disused covered swimming pool will be demolished along with the external stores and plant room. The car parking will be extended to provide separate spaces for the CAMHS unit and the education centre parking will be rationalised to provide a small number of additional spaces. A new turning head will be provided for fire appliances. The existing play areas will remain largely unchanged.

3.6 Three self-seeded trees on the northern boundary and one adjacent to the entrance will be removed due to site constraints. One unsafe tree will be removed from the southern end of the site. Other mature trees on the site will be retained and protected during the construction period.

3.7 Hard landscaping works will comprise the remodelling and extension of the car parking provisions and the creation of a new entrance courtyard. A new pedestrian access will be formed from Newtown Road and the adjacent health centre. The existing pedestrian access from Romsey Road will be upgraded. New fencing will be erected to the hard play area. A new tree, soft planting and benching will complete the new entrance courtyard.

3.8 The adjacent properties to the north of the development site are located approximately 15.5 metres from the boundary and their rear gardens are separated from the site boundary by a 2.1 metre wide rear alley.

3.9 The proposed two storey building is located 1.4 metres from the boundary at its closest point. The stair and lift block rises to 7.9 metres above ground level and is just over 11 metres in width. The height is dictated by the requirements of the lift installation. However, in order to reduce the visual impact on the adjacent properties, the first floor level of the building steps away from the boundary and reduces in height. It is clad in a mixture of light coloured render and timber cladding to further break down the perceived mass. The majority of windows are perpendicular to the adjacent properties to minimise overlooking. The slot window from the staircase which faces the terrace to the north will have obscured glazing to prevent any overlooking.

4. Development Plan

4.1 Eastleigh Borough Local Plan Review (2001-2011) Adopted May 2006: Policies 59.BE (Good design), 53.BE (Appropriate intensification and use mix) and 188.IN (Community facilities at Tankerville Special Policy Area) apply.

5. Consultations

5.1 The Environment Agency has no comment.

5.2 Eastleigh Borough Council raises no objection.

5.3 The Highways Authority raises no objection subject to highway safety conditions and the implementation of the pedestrian barrier on Romsey Road.

5.4 The local Member, Councillor Broadhurst, has been informed.

6. Representations

6.1 There have been no letters of objection as of 2 May 2008. However, discussions with a resident have been held and an objection to the proposal has been raised. The basis for the objection is principally the new CAMHS centre; as it is a two-storey building replacing a one-storey building it is much higher than the existing. In addition the loss of trees at the northern boundary is of concern.

7. Commentary

7.1 The concern of the resident and the impact of the building is acknowledged and understood as this is a material change. However, the existing buildings to the north end of the site, which are adjacent to residential properties, are in a poor state of repair and are visually unattractive. The replacement of this building also necessitates the removal of three trees and so alters the appearance of the boundary. The existing metal panel boundary fence will be replaced with a high quality 1.8 metre timber boarded fence and new native hedging will be planted along sections of the boundary to enhance the visual amenity. Furthermore, attempts to reduce the visual impact of the building have been made.

7.2 Notwithstanding the above comments, the need for the development is clear. The proposal would enable the Education Centre team to accommodate a current planned expansion and provide more and earlier specialist interventions locally. The work of the CAMHS unit naturally compliments that of the Education Centre, by means of its specialist staff assisting children with a range of emotional problems. The siting of the CAMHS building makes the best use of space and provides further integrated community services.

7.3 In summary, the implications of the proposed two storey building and the removal of three trees on the residential boundary has been investigated and found not to be of significant adverse impact. The need for the development and justification for the location of the buildings has been explored. Therefore, on balance, planning permission is recommended, subject to conditions.

1687/KS

APPENDIX 1

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.

Hours of Working

(2) 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 0800 or after 1800 Monday to Friday inclusive, before 0800 or after 1400 on Saturday and not at all on Sunday or recognised public holidays, unless otherwise agreed beforehand in writing with the Local Planning Authority.

Reason: In the interests of local amenities.

Highways

(3) Details of the proposed pedestrian barrier on Romsey Road shall be submitted to the Local Planning Authority and approved in writing. The works shall be carried out as approved, before occupation of the development.

Reason: In the interests of highway safety.

(4) 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.

Landscaping

(5) Before any works are commenced on site, measures shall be taken to protect from damage those trees on the site which are to be retained. Such measures shall be maintained for the duration of the building contract works.

Reason: In the interests of preserving the natural features of the site.

(6) Within 12 months of development commencing a detailed scheme of landscaping for the perimeter of the site shall be submitted to the Local Planning Authority for approval in writing. 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.

(7) Prior to commencement of any works, a bat survey and assessment should be submitted to and approved in writing by the local planning authority. Thereafter the works shall be carried out in accordance with the approved scheme.

Reason : To protect bats, which are a protected species under Scedule 5 of the Wildlife and Countryside Act 1981 and Schedule 2 of the Habitats Regulations 1994.

APPENDIX 2

Annexe to Reason for Conditions

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

(General Procedure) Order 1995 - as amended)

__________________________________________________________________

Eastleigh Borough Local Plan Review (2001-2011) Adopted May 2006

URBAN RENAISSANCE AND THE BUILT ENVIRONMENT (BE)

Promoting Good Design

53.BE

The Council will permit appropriate `people-intensive' redevelopment within the Eastleigh Town Renaissance Quarter, identified on the Proposals Map. Within this area the Council will refuse permission for proposals which do not make optimum use of the land. Buildings should be predominantly 3 storey and residential densities at least 50 dwellings per hectare. The quarter should accommodate a mix of residential, office and community uses. Further retail development will not be permitted within the area.

59.BE

Development proposals which are in accordance with the other policies in this plan will be permitted provided they meet all the following criteria:

i. they take full and proper account of the context of the site including the character and appearance of the locality or neighbourhood and are appropriate in mass, scale, materials, layout, density, design and siting, both in themselves and in relation to adjoining buildings, spaces and views, natural features and trees worthy of retention;

ii. they make the most efficient use of the land;

iii. they incorporate an appropriate mix of dwelling type and land-use where appropriate;

iv. they provide a high standard of landscape design and appropriate planting where required. Development should use native plants in landscape schemes to benefit biodiversity. Development adjacent to or within the urban edge must not have an adverse impact on the setting of the settlement in the surrounding countryside;

v. they have a satisfactory means of access and layout for vehicles, cyclists and pedestrians including appropriate links to surrounding footpaths, cycleways and public transport services;

vi. include, where appropriate, provision for the secure storage of bicycles;

vii. they are an appropriate use for the locality and avoid unduly interfering, disturbing or conflicting with adjoining or nearby uses, especially in terms of noise, fumes, dust, overlooking, loss of daylight, loss of outlook, vibration, or from floodlighting or security lighting;

viii. they make adequate provision for the storage and collection of refuse and where appropriate include facilities for the collection of recyclable materials;

ix. they include, where appropriate, measures which provide shade and protection from the sun; and

x. new development should reduce the potential for criminal activity and anti-social behaviour by the use of appropriate design.

COMMUNITY FACILITIES, INFRASTRUCTURE AND DEVELOPERS' CONTRIBUTIONS (IN)

188.IN

Development proposals within the Tankerville Special Policy Area will only be permitted if they relate to the provision of health or education facilities, unless it can be demonstrated to the satisfaction of the Borough Council that there is no need for such provision in Eastleigh, and they maximise the use of the land, when the inclusion of residential or office uses on upper floors will be supported.