Archived decisions

Decision Maker:

Regulatory Committee

Date of Decision:

15 October 2008

Decision Title:

Applicant: Hampshire County Council

Permanent retention of existing building for youth and community use at 118 Elizabeth Road, Waterlooville (Application No. 08/64708/002)
(County Council Ref: HVG006)

Decision Reference:

346

Report From:

Head of Planning and Development, Environment Department

Contact name:

Katherine Snell

Tel:

01962 845938

Email:

[email protected]

EXECUTIVE SUMMARY

1) Background:

1.1. Planning permission is sought for the permanent retention of existing building for youth and community use at 118 Elizabeth Road, Waterlooville (Application No. 08/64708/002).

1.2. The building on-site has been used as a youth centre since 2001. The original building was provided and permitted under a temporary permission by Havant Borough Council. In 2007 an application to retain the building was submitted to Havant Borough Council in error, this was then resubmitted to the County Council in 2008 for determination. The building is of a small scale, is sympathetic to its immediate surroundings and services the nearby housing estate.

2) Issues:

2.1. Some concern of fear of crime by two local residents has been raised. This has been investigated and the evidence of crime linked to the proposal is found to be minimal.

2.2. The degree of potential disturbance is found to be outweighed by the service to the local community. Therefore permission is recommended subject to conditions.

3) Recommendation:

3.1. That planning permission in respect of the permanent retention of existing building for youth and community use at 118 Elizabeth Road, Waterlooville (Application No. 08/64708/002) be granted for the following reason, subject to the conditions set out in Appendix 1.

4) Reason for Decision:

4.1. It is considered that the proposal would be in accordance with the development plan (summary attached as 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 and convenience.

1) Site and Proposal:

1.1. The building currently on site at the Meeting Place was constructed in 2002 and has a footprint of 93 square metres. It is a small timber structure located on a large piece of open grassland at Elizabeth Road, opposite a retaining pond. The building is near the road, with a line of mature trees and shrubs adjacent to the north. The facility is approximately 70 metres from the nearest house. Purbrook Junior and Infant schools lie approximately 131 metres to the north-east. A turning head and three parking spaces are provided on-site. There is unrestricted parking in the road immediately adjacent to the development.

1.2. The building is of single-storey construction with a pitched felt roof and painted plywood wall. The site is provided with ramped disabled access in compliance with current standards and has toilets for used by the disabled.

1.3. The facility is largely used by young people (youth centre) and provides a meeting place with toilet facilities and a kitchen where light snacks can be prepared. There is a sound room for music projects and a separate quiet room for other activities. A small office is provided for administration. The site is not used by the public every evening or weekend but intermittently due to resource constraints.

1.4. The building has been on site for a number of years and is used by the community from the housing estate in which it is located. The facility is resourced by both Hampshire County Council and Havant Borough Council.

2) Planning History:

2.1. Application 01/64708/000 - Application by Havant Borough Council for erection of single storey temporary building for use as community facility for period of five years. Granted a temporary permission expiring 31 December 2006.

2.2. Application 07/64708/001 - Application to retain the building received on 6 June 2007 by Hampshire County Council (now leasing the building for Children Services) but was invalid at this time due to missing cheque with application. This error was realised, and the application was withdrawn in order to be determined by the correct planning authority.

2.3. Application 08/64708/002 - Application by Hampshire County Council for permanent retention of existing building for youth and community use, registered on 6 June 2008.

3) Development Plan:

3.1. Havant Borough District-Wide Local Plan (Adopted on 30 September 2005) shows this site to be within a protection of open space in urban areas. The proposal is in accordance with the following policies: D1 (High quality design), PC1 (Control of potentially polluting uses), CS1 (Community buildings), R13 (Environmental qualities of open space), R14 (Protection of children's play spaces) and R15 (Protection of playing fields and courts).

4) Consultations:

4.1. Havant Borough Council raises no objection subject to conditions of use, hours and amenity.

4.2. The local Member, Councillor McIntosh, has been informed of the proposal.

4.3. Hampshire Constabulary has supplied a list of incidents within the vicinity. It does not have any objections to the retention of the youth centre.

5) Representations:

5.1. There have been three letters of objection to the application. Vandalism and disturbance thought to be associated with the youth centre are the main causes of concern. The date of the building and a withdrawn application have also been queried.

6) Commentary:

6.1. It is acknowledged that the youth centre is within a designated open space and is surrounded by housing. As the scale of the buildings is quite modest, it is in keeping with the surrounding housing development. Also, as it is single storey with a shallow-pitched roof and adjacent to mature trees, it does not have a dominant effect in the landscape and so is sympathetic to the recreational nature of the open space and playing fields.

6.2. The main cause for concern from the residents is the fear of crime and detriment to amenity directly related to the proposal. Information has been obtained from Hampshire Constabulary which cites that only three incidents over the last two years occurred within the local vicinity of the youth centre, which is not exceptional.

6.3. It is noted that some measures are in place to minimise the occurrence of vandalism. The windows are of UPVC covered by screens and a minimal amount of security lighting has been placed on the building. The amenity of the local area can be protected by limiting the hours of use by the public and ensuring that the use does not allow music to be audible outside the premises. To ensure that the use of the building does not alter to that which is not appropriate use for the area, a condition that explicitly states the permitted purpose is recommended.

6.4. The concerns of the two local residents have been investigated and the evidence of crime linked to the proposal is found to be minimal. The degree of potential disturbance is found to be outweighed by the service to the local community. The building is sympathetic to its immediate surroundings and services the nearby housing estate. Therefore permission is recommended subject to conditions.

Section 100 D - Local Government Act 1972 - background documents

The following documents discuss facts or matters on which this report, or an important part of it, is based and have been relied upon to a material extent in the preparation of this report.

(NB: the list excludes published works and any documents which disclose exempt or confidential information as defined in the Act.)

Document

Location

Permanent retention of existing building for youth and community use at 118 Elizabeth Road, Waterlooville (Application No. 08/634708/002)
(County Council Ref: HVG006)

Environment Department

Castle Avenue

Room G, Lower Ground Floor

CONDITIONS:

Development:

1) The development hereby permitted shall be in accordance with the details and plans as submitted with the application, unless otherwise agreed by the Local Planning Authority in writing.

Reason: For the avoidance of doubt and to ensure that the development is in accordance with the approved documents.

Hours of Use:

2) These premises hereby permitted shall not open to the public before 08.00 hours or remain so open after 22.00 hours on Monday to Saturday, and before 08.00 hours and remain so open after 17.00 hours on Sundays and recognised public holidays, unless otherwise agreed beforehand in writing with the Local Planning Authority.

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

Noise

3) No sound amplifying equipment shall be installed in the premises, which when operated is audible outside the premises, without the consent of the Local Planning Authority in writing.

Reason: To protect the amenities of the surrounding area.

Use Class

4) The building shall only be used as a youth centre for children not exceeding 18 years of age, and for no other purpose whatsovever including any purpose in D1 of the Schedule to the Town and Country Planning (Use Classes) order 1987, or in any provision equivelent to that Class in any statutory instrument revoking and re-enacting theat Order.

Reason: In the interests of the amenities of the surrounding area.

Havant Borough District-Wide Local Plan (Adopted on 30 September 2005):

Policy D1 (High quality design):

Development will be permitted provided it achieves [in terms of siting, massing, scale, proportion, alignment, rhythm, layout, materials (finishes, details, features) spaces and views] all of the following:

(i) Creates an attractive environment that has its own distinctive identity but which respects and enhances local character.

(ii) Ensures the efficient use of land.

(iii) Provides safe and convenient access to facilities and public transport.

(iv) Does not adversely affect the amenities of occupiers of neighbouring properties.

(v) Includes existing built and natural features such as trees, walls, watercourses and historic boundaries.

(vi) Reduces the possibility of crime or anti-social behaviour.

(vii) Maximises solar gain and energy conservation.

(viii) Maximises water conservation and utilises sustainable urban drainage systems.

Policy PC1 (Control of potentially polluting uses):

Development that may cause pollution of water, air or soil or pollution through noise, smell, smoke, fumes, gases, steam, dust, vibration, light, heat, electromagnetic radiation or other polluting emissions will only be permitted if: (i) the health, safety and amenity of users of the site, or nearby occupiers and residents are not put at significant risk; (ii) the quality and enjoyment of the environment would not be damaged or put at risk; and (iii) national air quality objectives would not be breached.

Policy CS1 (Community buildings):

Buildings for community use will be permitted where a need has been identified or where development would improve existing provision.

Loss of community buildings will only be allowed in areas where there is adequate provision in other accessible buildings.

Planning permission will be granted for a new community hall at Martin Road, West Leigh and the upgrading or replacement of the Wecock community building.

Policy R13 (Environmental qualities of open space) :

Development of open space for alternative uses will not be permitted where it would:

(i) break a sequence of open spaces which form a green chain; and/or

(ii) diminish the contribution of open space to the identity and landscape of the Borough and to local areas and wards; and/or

(iii) reduce the attractiveness of adjacent open space.

Policy R14 (Protection of children's play spaces) :

The redevelopment of existing play space for alternative uses will not be permitted except where one of the following apply:

(i) There is a local surplus of provision in relation to the National Playing Fields Association standard.

(ii) There are opportunities for compensating for the development by improving play space close to the development sites.

(iii) There are opportunities for providing accessible replacement play space in the local area.

The Borough Council expects applicants to enter into an agreement under Section 106 of the Town and Country Planning Act, 1990 to secure improvements to play space or new provision.

Policy R15 (Protection of playing fields and courts):

The redevelopment of playing fields and courts for alternative uses will not be permitted except where developers compensate for the loss of open space. One or more of the following should be provided:

(i) Laying out and equipping replacement open space of at least an equivalent area and quality.

(ii) Upgrading existing playing fields and/or courts.

(iii) Development for indoor sports and recreation subject to there being no adverse effects on the neighbouring residential environment.

The replacement provision should take account of public recreational requirements.

Synthetic turf pitches are only permitted where residential amenity and nature conservation interests would not be adversely affected.

The Borough Council expects applicants to enter into an agreement under Section 106 of the Town and Country Planning Act, 1990 to secure replacement.