Archived decisions

Decision Maker:

Regulatory Committee

Date of Decision:

22 April 2009

Decision Title:

Applicant: Hampshire County Council

Release of an existing area of reinforced gravel within the Wyvern College campus for car parking - no construction work proposed - at Wyvern Technology College, Botley Road, Fair Oak, near Eastleigh
(Application No. S/09/64512)
(County Council Ref: EAE 025)

Decision Reference:

668

Report From:

Head of Planning and Development, Environment Department

Contact name:

Martin Leeds

Tel:

01962 846733

Email:

[email protected]

EXECUTIVE SUMMARY

1) Background:

1.1. A major upgrade of the parking at the Wyvern Technology College, Botley Road, Fair Oak, near Eastleigh, was carried out in 2006. Local neighbours were notified of the application, however, no objections were received from these local residents to the application. The various functions at the campus have continued to demand additional car parking. The County Council's Parking Standards will permit 189 car parking spaces on the campus. As part of the car parking reorganisation and included in the planning consent for the upgrade, there was to be a landscape strip approximately 30 metres by 5 metres provided on the northern end of that car park area, but, due to demands for parking space, particularly whilst building works were going on within the College, the landscape strip did not get completed, and was instead finished with reinforced gravel and drop-kerbs.

1.2. In mid 2008 planning permission was granted for a Children's Centre within the school campus. This application included using part of the landscape strip for five car parking spaces. Unfortunately, due to an oversight, the occupiers of those houses closest to the landscape strip were not consulted on this car parking. Subsequently a further eight spaces were created on the remainder of the landscape strip.

1.3. A complaint from one of the local residents whose property is not far from the car parking area was subsequently received on the grounds that the landscape for that part of the site had not been implemented from a previous planning consent; it should not be for parking as it was not approved; and the resident had not been consulted on the application for five additional spaces. Following the resident's complaint, the five spaces approved under the planning consent are currently being used but the other eight spaces have been temporary fenced out of use.

1.4. The planning application the subject of this report is therefore to seek approval for use of the area of reinforced gravel for up to eight parking spaces in addition to the five spaces permitted under Application S/08/62091, thereby making 13 car spaces in total on this piece of land.

2) Issues:

2.1. To regularise an area of previous allocated landscape strip for car parking.

2.2. The overall 13 car spaces are within the County Council's Parking Strategy standards.

2.3. One letter of objection received from two local residents.

2.4. No objection from Eastleigh Borough Council, the Highway Authority, or Parish Council.

3) Recommendation:

3.1. That planning permission for the release of an existing area of reinforced gravel within the Wyvern College campus for car parking with no construction proposed at Wyvern Technology College, Botley Road, Fair Oak, near Eastleigh (Application No. S/09/64512) 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 replacement of the five metre wide landscape strip by car parking would not significantly increase the impact of the car parking on the neighbouring residents, given the existing distance of the car park from the nearest residents' boundary fence and the façade of their dwelling. The proposal would be in accordance with the Development Plan (summary attached in Appendix 2), the County Council's current Parking Strategy and Standards document, and, in general terms, would not materially harm the character of the area.

1) Site and Proposal:

1.1. Wyvern Technology College, Botley Road, Fair Oak (see attached location plan) is an established school within a large campus and shares some of its frontage with the Fair Oak Junior School. The College's main car park/bus parking area, which was the subject of the major reorganisation in 2006, is situated within the campus and is accessed via the front entrance to the College off Botley Road. The car park is fully operational and was properly constructed with hard surface and landscape. The only part of those landscape works that was not fully completed relates to a strip of land approximately 30 metres by 5 metres at the northern end of the main car park area.

1.2. This strip of unfinished landscape area is reinforced gravel and to its east is existing planting. The northern boundary of the gravel area has some new beech hedge planting, which currently is approximately one metre high, will eventually grow tall enough to help screen this part of the car parking area. Immediately to the north of this hedge planting, but still within the College grounds, is a paved pedestrian route from Botley Road. Adjoining the pedestrian path is a weld mesh fence with new planting (clematis, ivy and honeysuckle) on the College boundary. This boundary adjoins a small verge of the tarmac access road leading to the local cemetery; on the north side of the cemetery road is some hedging, trees/closeboard fencing/gardens of houses. The back edge of the unfinished landscape area is approximately 19.5 metres to the nearest point of the façade of the house in the road called Cotsalls to the north. Properties in Cotsalls are at a higher ground level than the College car parking area.

1.3. In mid 2008, whilst other works were going on at the College, a new development further into the campus for a Children's Centre was about to be constructed. Whilst construction of that Centre was underway, the contractors' compound took out of use a number of car parking spaces which had to be relocated elsewhere. Thirteen spaces were put on the unfinished landscape strip although the planning consent for the Children's Centre officially allowed five spaces. Unfortunately, and due to an oversight, the occupiers of those properties closest to that landscape strip were not consulted about the car parking.

1.4. A formal complaint from one of the local residents, whose property is not far from the car parking area, was subsequently received, on the grounds that the landscape for that part of the site had not been implemented from a previous planning consent; it should not be for parking as it was not approved; and the resident had not been consulted. The parking, with its associated door slamming/starting of vehicles, particularly late evening, was causing noise and disturbance to this particular resident. (The College is also a Community School and some of its courses finish late evening.) A written apology acknowledging the oversight was sent to the objector after receipt of the formal complaint. Following the resident's complaint, the five spaces approved under the planning consent are currently being used but the other eight spaces have been temporarily fenced out of use. At the time of the complaint, the objectors' property boundary facing onto the car park had mature trees which partially


screened this car park. However, it is now noted that up to three of those trees have been removed, thereby opening up the view into the car park, although there is an existing close-boarded fence still in position.

1.5. In current use there are five vehicle spaces on the gravelled area of the unfinished landscape strip. The remainder of the site, which would accommodate up to a further eight vehicles, is temporarily fenced out with "Heras" type metal fencing.

1.6. The proposal is therefore to regularise the use of the whole of the gravelled area for vehicle parking for up to 13 vehicles - this includes the five spaces currently being used. No construction work is required and the existing planting/fencing is to be retained.

2) Development Plan:

2.1. Eastleigh Borough Local Plan Review (2001-2011) adopted May 2006 shows the site as existing development (not annotated but has the shape of the College and its grounds) within the defined urban edge for the built-up part of Fair Oak. The proposal accords with Policy 59.BE (Design).

3) Consultations:

3.1. Eastleigh Borough Council has no objection and recommends that permission should be granted.

3.2. Fair Oak and Horton Heath Parish Council at its Parish Council Meeting had no objection to the proposal.

3.3. Highway Authority has advised it has no highway objection to the proposal.

3.4. The local Member, Councillor Roling, supports the proposal.

4) Representations:

4.1. One letter has been received from the local Eastleigh Borough Council Ward Councillor recommending that planning permission be granted.

4.2. One letter of objection from two local residents has been received and the grounds of objection are:

(i) the existing gravel area has not had permission for a reinforced gravel area and therefore should remain as the proposed grass and planted area for the main car park area;

(ii) planning permission only exists for a grass and planted area not parking;

(iii) they were not consulted over the car parking proposal on the gravel area;

(iv) "The area in question originally was the school caretaker cottage and at no time has a change of use to a car park for the grassed and planted area (currently and officially a reinforced gravel area) been requested, considered or agreed. In our view, this request for release of an area that exists unofficially is not consistent with a request for change of use";

(v) "The requested car parking area would be significantly closer to our property. Despite the claim in the documents submitted with the planning application that use would be limited to school staff and visitors only, the existing school car park is already in use from 7am to 11pm including weekends by various other uses of the campus unrelated to the schools. There is no provision in the planning application to limit or ensure compliance with the stated uses or only during school hours"; and

(vi) the gravel area in question is unsuitable for continual use as parking due to the dust and dirt ongoing use will generate.

5) Commentary:

5.1. The site is within an existing school campus in the defined urban edge for Fair Oak where such development would normally be allowed. It is noted the proposal accords with the provisions of the adopted Local Plan and that the Borough Council, Parish Council and the Highway Authority have not raised any objection to the proposed parking.

5.2. The comments from the objectors are noted. The planning consent granted in May 2006 for the major upgrade of the parking area at the school included the area of the former caretaker's house, which was demolished in early spring 2006. There were no objections received to the planning application for the new car park. The approved plans indicated a strip of landscaping the subject of the current proposal. It is acknowledged that there was not the notification to the neighbouring resident when consent was granted for five spaces within the landscape strip.

5.3. The objectors' comment "that the requested car parking area would be significantly closer to their property." The extension is only a five metre extension to the existing car park and the school boundary is the same as before. In addition, the objectors mention this car park is being used from 7am to 11pm. However, this is a community school and there are no time restrictions on the major car park. The issue of the times of use becomes one of management for the school. It is acknowledged that late night use of the car park may lead to some disturbance to nearby residents, but again, the College management of the car park area needs to deal with such matters and the extension to the car park is only to allow a further 13 cars to park. In addition, the application site boundary adjoins a small verge of the tarmac access road leading to the local cemetery; on the north side of the cemetery road is some hedging, trees/closeboard fencing/gardens of houses.

5.4. In planning terms it is considered that the replacement of the five metre wide landscape strip by car parking would not significantly increase the impact of the car parking on the neighbouring residents and there is a need for additional spaces. Therefore the proposal is considered to be acceptable and permission is recommended.

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

Release of an existing area of reinforced gravel within the Wyvern College campus for car parking - no construction work proposed - at Wyvern Technology College, Botley Road, Fair Oak, near Eastleigh
(Application No. S/09/64512)
(County Council Ref: EAE 025)

Environment Department
Castle Avenue
Room G, Lower Ground Floor

CONDITIONS:

Time Limits:

1) Notwithstanding the existing use of 5No.car parking spaces on the site as permitted under application S/08/62091 (approved 2 April 2008), the additional 8 car spaces to be used shall have been commenced within three years from the date on which this planning permission was granted. Planning consent is now granted for all thirteen car spaces.

Reason: To comply with Section 91 (as amended) of the Town and Country Planning Act 1990

Landscape:

2) The existing planting and fencing on the northern boundary of the application site shall not be removed.

Reason: In the interest of encouraging the recent planting to fully establish itself and to provide screening of the car park.

Surfacing:

3) To reduce dust emissions from the current surface materials of this car park, measures shall be taken before the parking is commenced to treat that surface with a bonding material which allows surface water to percolate.

Reason: To reduce overall dust generation from the site.

EASTLEIGH BOROUGH LOCAL PLAN REVIEW (2001-2011) ADOPTED MAY 2006

Policy 59.BE (Design)

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

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 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 provide appropriate landscaping and planting where required;

iv) they have a satisfactory means of access and layout for vehicles;

v) 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.