O Scale 1:1,250 Map Dated: 08/07/2016 CA//15/02526/FUL Crown copyright and database rights 2016 Ordnance Survey 100019614 Canterbury City Council Military Road Canterbury Kent CT1 1YW
AGENDA ITEM NO 9 PLANNING COMMITTEE APPLICATION NUMBER: SITE LOCATION: PROPOSAL: APPLICATION TYPE: CA//15/02526/FUL Park View, Sturry, CT2 0NW A single-storey building comprising of hall and ancillary rooms as a community centre for the residents of the parish of Sturry and construction of associated car parking. The children's play area has already been re-sited, and the old one is to be removed. FULL APPLICATION DATE REGISTERED: 25 November 2015 TARGET DATE: 20 January 2016 LISTED BUILDING: CONSERVATION AREA: WARD: APPLICANT: AGENT: NOT LISTED NO Sturry Sturry Parish Council Sturry Parish Council CASE OFFICER: WEB LINK: RECOMMENDATION: Miss Ceri Williams https://publicaccess.canterbury.gov.uk/onlineapplications/applicationdetails.do?activetab=externaldocuments &keyval=_cante_dcapr_101545 Refer to the Secretary of State with a recommendation to grant planning permission SITE LOCATION AND DESCRIPTION 1. The site comprises of recreation land located amongst a mid/late C20th development to the northeast of the older part of Sturry village. 2. The main part of the site comprises a rectangular, levelled area for the most part grassed playing field, in the western corner is an equipped children's play area that is overgrown and no longer in use with a multi-use games area to its southeast and exercise/play equipment at the north-eastern end which is on grass. A new play area has been installed to eastern part of the site. Extending south-westwards from the southern corner is a smaller grassed area set at a significantly lower
level. Within the site alongside its southern boundary is a grassed area, some 9 metres wide at its southern end and 5 metres at its northern, offering an informal route between Link Road and a public footpath to the west, linking Park View with Meadow Road that is used as a dog walking path. 3. Also in the ownership/control of the Parish Council, adjoining the southwestern boundary of the main part of the site and to the north of the secondary area, is land with a building forming a Scout & Guide Headquarters and extending to the southwest beyond the public footpath to the west of the HQ, an area of woodland. Beyond the public footpath to the west of the secondary part of the site and backing onto the woodland are dwellings in Broadlands. 4. To the south backing onto the site are dwellings fronting Meadow Road. 5. To the north and east of the main part of the site on the opposite side of Link Road and Park View are dwellings. RELEVANT PLANNING HISTORY 6. Planning permission was granted in 2006 under reference number CA/06/01533/FUl for the erection of a Youth and Community Centre building with Parish Council Centre, together with an all-weather fenced outdoor multi court sports area with flood lighting, with relocation of children's play area and associated car parking. 7. A subsequent application was submitted in 2013 under CA/13/02000/FUL for the erection of a single-storey building comprising hall and ancillary rooms as a Community Centre for the residents of the Parish of Sturry, construction of associated car parking, skate/bmx park and relocation of children's play area. This application was granted subject to conditions. PROPOSED DEVELOPMENT 8. Planning permission is sought for the erection of a single storey building comprising of hall and ancillary rooms to be used as a community centre for the residents of the Parish of Sturry and the construction of 36 associated car parking spaces and 10 cycle parking spaces. The current application differs from the scheme previously granted in 2013 in that the applicant seeks permission for the removal of the skate/bmx park and a reduction in the size of the building that has previously been granted planning permission. 9. It should be noted that both the 2006 and 2013 planning permissions have been implemented. CONSULTATIONS CCC Environmental Health: - No objection subject to conditions CCC Archaeology: - No objections CCC Refuse and Recycling: - No objections CCC Open Space: - No objections to the proposal, the loss of the BMX track for this purpose does not present a significant impact on the provision of open space at this site. The site is of sufficient size to be able to accommodate this loss.
KCC Highways: - KCC Highways were not consulted as part of this application, however, were consulted in relation to the 2013 permission to which no objections were raised to the access proposed subject to conditions. Sports England: - Object to the application as the proposed development is partially located on an existing area of playing field, this will prejudice the use of this playing field. A potential way forward would be to reinstate the previously proposed BMX/ skate park and/ or provide changing rooms to support the use of the remaining playing pitch on the site. Should the Council be minded to grant planning permission for the development, the application should be referred to the Secretary of State. REPRESENTATIONS Five letters of objections were received, which raised the following concerns: - Impact upon residential amenity Noise disturbance including the use of the buildings for parties should it be used as a function hall Increased traffic and insufficient parking to serve the site Loss of recreational space Loss of public open space Impact upon the viability of Sturry village centre and other important community facilities The project is short sighted due to the potential expansion of Sturry the project will be too small Obstruction of views There are more suitable sites for such development within Sturry DEVELOPMENT PLAN POLICIES Canterbury District Local Plan First Review 2006 BE1 - High quality designs, sustainable developments and specific design, amenity and landscape criteria to which the Council will have regard: cross-refers to SPGs. C27 - Development resulting in the loss of playing fields. C11 - New social infrastructure buildings or uses for local communities. C40 - Mitigation of pollution from new developments, Including noise pollution. Canterbury District Local Plan Publication Draft 2014 DBE3 Development proposals to be of high quality, to be assessed against specific amenity, visual, landscape, accessibility and highways criteria. OS2 Proposals resulting in loss of playing fields only acceptable in limited specified circumstances. QL12 Mitigation of pollution from new development. Supplementary Planning Guidance/Guidance Supplementary Planning Document: 'Outdoor Lighting' adopted January 2006. ASSESSMENT 10. This application has been brought before members as five letters of objection have been received that are contrary to Officer recommendation.
Principle 11. The application site relates to a playing field located along Park View in Sturry. The application seeks planning permission for the construction of a community centre and associated parking that will result in the loss of 520 m2 of playing field. Paragraph 70 of the NPPF identifies the need to deliver social, recreational, cultural facilities and services that meet community needs. It is clear that Local Planning Authorities should plan positively for the provision of community facilities to enhance the sustainability of communities and residential environments. In terms of the provision of new community facilities, policy C11 of the adopted Local Plan is clear that proposals for new buildings for local communities to provide social infrastructure will be encouraged and granted subject to certain criteria being met. This is reflected in policy QL1 of the draft Local Plan 2014. 12. Whilst the proposal relates to the construction of a new community hall, Officers accept that the proposal will result in a partial loss of a playing field that is available for use by the general public, however, it should be noted that the site does not constitute designated public open space. In terms of the protection of the playing field, paragraph 74 of the NPPF states that recreational buildings and land including playing fields should not be built upon unless the following criteria are met: - An assessment has been undertaken which clearly shows that the land is surplus to requirements The loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quality and quantity in a suitable location The development is for alternative sports and recreational provision, the need for which clearly outweighs the loss 13. In terms of the local policy framework, policy C27 of the adopted Local Plan and policy OS2 of the draft Local Plan seek to safeguard playing fields in whole or in part within the district unless the following criteria are met. (a) The site has first been considered for other recreational/ amenity uses in the wider community, particularly where the site provides a strong visual amenity (b) There is an overriding need for the proposed development which outweighs the loss of the playing field (c) Sports and recreational facilities can best be retained and enhanced through the redevelopment of a small part of the site; and (d) An alternative open space is provided of an equivalent amenity and leisure standard in the locality which does not generate significant additional trips by private car; or (e) The developer enters into an agreement to provide an appropriate amount of land as public open space as part of the new development. 14. The principle of a new community centre in this location has been previously accepted, however, the means of mitigating the loss of the playing field has been altered by virtue of this application. The applicant is proposing the removal of the BMX/ skate park in light of the cost of providing it and the location of it over drains and pipes. Councillors need to consider whether the existing play equipment on site coupled with the provision of a new community centre adequately outweigh the loss of the playing field in accordance with the policy framework set out. 15. Sports England have objected to the application because the site is partially located on an existing area of playing field. This is because it is considered that the loss of this playing field would prejudice the use of this playing field in light of the loss of the BMX/ skate park. However, the
community centre is intended to be accessible to those using the playing fields and will provide additional facilities including toilets, refreshment and equipment storage facilities as well as to those using the indoor spaces; the Parish Council indicate that the new centre will be used for indoor sports like badminton and bowls. On this basis the Council s Open Space team have raised no objections to the proposal; it was also considered that the site is of a sufficient size to accommodate the loss of the playing field. Moreover, paragraph 70 of the NPPF, C11 of the adopted Local Plan and QL1 of the draft Local Plan are supportive of the provision of community facilities. 16. As the building proposed should have a community benefit and the development has previously been considered acceptable, Officers are satisfied that the application provides alternative sports and recreational provision through the provision of indoor sporting activities and the provision of additional facilities that should serve users of the playing fields. The partial loss of the playing field is considered to be acceptable as the building will still stand to serve the community. While the proposal does not include the BMX/ skate park, on balance this is not considered to be a detrimental to the amenity of the locality as the building proposed will still benefit the local community and is considered to compliment the use of the playing field in light of the facilities contained within. 17. Furthermore, in 2006 a larger community centre was granted planning permission, subject to the provision of a MUGA, which has now been provided and Officers are satisfied that this offsets the loss of the BMX and skate park. While Sport England were not consulted upon the previous application the provision of a MUGA has previously been considered acceptable. Taking this into account the application is considered to accord with paragraph 74 of the NPPF, policy C27 of the adopted Local Plan and OS2 of the draft Local Plan and is therefore considered acceptable in principle. Character and appearance 18. A building of smaller size than that granted permission in 2013 is now proposed. The building proposed is a traditional single-storey building; it will be constructed of red stock bricks with amber bullnose blockwork. The roof will be constructed slate grey metro tile roofing. Dwellings located to the northern side of Park View are two-storey semi-detached properties with tiled roofs. 19. Taking this into account the design, materials and finishes proposed, these are considered appropriate to the locality and the height of the building has been kept to a minimum. The application is therefore considered to accord with section 7 of the NPPF, policy BE1 of the adopted Local Plan and policy DBE3 of the draft Local Plan. Transport and Highways 20. The access arrangement has previously been considered acceptable and the proposed visibility, servicing and turning facilities are considered adequate to serve the development subject to appropriate conditions. Concerns were raised regarding highway safety, however, given the existing planning permission for the access in this location the development is considered to be acceptable. 21. In terms of the level of parking proposed a large area of the site will be given over to hardstanding, which will be used to accommodate 36 car parking spaces including 3 disabled spaces. The applicant has indicated that a community minibus is to be kept on site and parking is also required for up to 3 members of staff. This leaves provision of 29 parking spaces for users of
the building. In accordance with the parking standards 25 parking spaces are required, while this is a maximum standard, this level of parking has previously been considered acceptable for a larger building. While the application proposes a smaller building, the difference in size is not considered by Officers to result in a material decrease in the number of people using the community building. In addition to this the applicant is proposing the use of 10 cycle parking spaces, this is considered to be satisfactory. Taking this into account the level of car parking and cycle parking proposed it is considered to be acceptable on balance. Living conditions 22. Taking into account the changes in land levels, the distances of separation and the siting of the building, no adverse impact will result to the living conditions (loss of light, outlook, sense of enclosure, privacy and increased overshadowing) of nearby property occupiers. 23. Concerns were raised in relation to noise and disturbance from the building itself given the nature of the existing use of the application site. The impact of the proposed development is not considered to increase levels of noise and disturbance significantly when compared to the existing use of the site when coupled with the removal of the BMX/ skate park. As such, the impact of the proposal upon the living conditions of adjoining dwellings is considered to be acceptable. Furthermore, the Council s Environmental Health have raised no objections to the proposal. Additional concerns were raised in relation to noise and disturbance that may be caused due to evening/ late night parties; this can be dealt with by planning condition. 24. Taking the above into account the proposal is considered to have no unacceptably adverse impact upon the living conditions of nearby dwellings. The application is considered to accord with the core principles of the NPPF, policy BE1 of the adopted Local Plan and policy DBE3 of the draft Local Plan. Refuse/recycling 25. There will be a refuse store located off the car park, no objections to this arrangement have been raised by the Council s Refuse and Recycling team, therefore the arrangement proposed is considered to be acceptable and will be secured through a planning condition. Other issues 26. Concerns were raised by the Council s Environmental Health team regarding the provision of air conditioning units. While the provision of such equipment is indicated in the application form, it is not shown on the submitted drawings as such would need to be considered under a separate application. 27. In terms of the ventilation and kitchen extraction, further details will be sought by planning condition as per the previous permission granted. A Site Management Plan was also requested, however, this was not conditioned by virtue of the previously approved scheme, and noise and dust can be regulated through environmental law. 28. Concerns were raised regarding the impact of the proposal upon the viability of Sturry village centre and other important community facilities in light of the future development of Sturry, and other sites being suitable for the use proposed, however, these are not material considerations in the determining of this planning application.
29. Comments were also made regarding loss of view, this is not a planning consideration and cannot be considered material to the outcome of this application. Conclusion 30. Taking the above into account the submitted application is considered to be acceptable in principle. In addition, the proposal is considered to have an acceptable impact upon the character and appearance of the locality and the living conditions of adjoining dwellings. The application is therefore considered to accord with policies BE1, C27, C11 and C40 of the adopted Local Plan and policies DBE3, OS2, QL1 and QL12 of the draft Local Plan. Therefore, it is recommended that Members support the proposal subject to the application being referred to the Secretary to State with a recommendation to grant planning permission subject to safeguarding conditions.
DRAFT CONDITIONS/REASONS FOR DECISION NOTICE Application No: CA/15/02526/FUL Proposal: A single-storey building comprising of hall and ancillary rooms as a community centre for the residents of the parish of Sturry and construction of associated car parking. The children's play area has already been resited, and the old one is to be removed. Location: Park View, Sturry, CT2 0NW CONDITIONS/REASONS: 1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON: In pursuance of Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. 2 The development hereby approved shall be carried out in accordance with the submitted drawings: 31. 02B 32. 03 B 33. 04B 34. 05B REASON: To secure the proper development of the area. 3 Prior to any works commencing on site details of the closure of the existing vehicular access to the playing fields including the re-instatement of verge and kerb and of the new vehicular access together with a timetable for implementation shall be submitted to and approved in writing by the Local Planning Authority. REASON: In the interests of highway safety. 4 Prior to any works commencing on site details of parking within the site during construction for site personnel/operatives/visitors and for the accommodation of operatives' and construction vehicles loading, off-loading or turning within the site shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be provided prior to the commencement of the development and thereafter kept available throughout the construction of the development. REASON: To ensure vehicles can be parked or manoeuvred off the highway and, the provision of adequate off-street parking for vehicles in the interests of highway safety and to protect the amenities of local residents. 5 Prior to the commencement of the development hereby approved samples of the materials to be used in the construction of the external surfaces of the development hereby approved shall be submitted to, and approved in writing by, the Local
Planning Authority. Development shall be carried out in accordance with the approved samples. REASON: In the interests of the visual amenities of the area in accordance with policy BE1 of the Canterbury District Local Plan 2006 and policy DBE3 of the Canterbury District Local Plan Publication Draft 2014. 6 Prior to the first use of the development, the area shown on the deposited plan for the parking and manoeuvring of vehicles shall be operational prior to any part of the development hereby approved being brought into use, unless otherwise agreed in writing by the Local Planning Authority. The area agreed shall thereafter be maintained for that purpose. REASON: In the interests of highway safety 7 Use of the building hereby permitted shall not commence until: All works associated with the closure of the existing access to the south of the junction of Park View with McCarthy Avenue have been completed in accordance with the details approved pursuant to condition 3 of this permission; The replacement access has been provided in accordance with the approved plans with that access being retained thereafter; and, Provision has been made within the site in accordance with the approved drawings for cycles to be securely parked and sheltered and thereafter such cycle parking provision shall be retained. REASON: In the interests of highway safety and to ensure the continued provision of adequate off-street parking facilities for cycles. 8 The building hereby permitted shall not used outside the following times: 08.00 to 24.00 Mondays to Saturdays and 09.00 to 23.00 on Sundays and Bank Holidays. At times when amplified music takes place within the building all doors and windows shall be kept closed apart from for ingress and egress. No amplified music shall be allowed/played outside of the building whether on the terrace area or any other external area. REASON: The protection of the amenities of nearby dwellings. 9 No external lighting to/of the building, the associated terrace, parking or service areas before details, including any automatic timing proposed, have first been submitted to and approved in writing by the local planning authority. The works shall be carried out in accordance with that approval unless subsequently otherwise approved in writing by the local planning authority. REASON: In the interest of the residential amenity enjoyed by the occupants of nearby dwellings.
10 No commercial kitchen extraction/ventilation equipment shall be installed before details, including maintenance schedules, have first been submitted to and approved in writing by the local planning authority. The works shall be carried out in accordance with that approval unless subsequently otherwise approved in writing by the local planning authority. REASON: In the interests of the protection of residential amenity enjoyed by the occupants of nearby dwellings. 11 The refuse storage facilities as specified upon the approved drawing 03/B received 25th November 2015 shall be provided prior to the first occupation of the development hereby approved and shall be kept available for that use at all times. REASON: To secure a satisfactory standard of development and in the interests of the amenities of the area, in accordance with policy BE1 of the Canterbury District Local Plan and Policy DBE3 of the Canterbury District Local Plan Publication Draft 2014.