Borough of Poole
Planning Committee
List of Planning Applications
THURSDAY 25th AUGUST 2005
BOROUGH OF POOLE
Planning Committee
DATE: 25th August 2005 at 9.30 a.m.
NOTES:
1. Items may be taken out of order and therefore no certain advice can be provided about the time at which any item may be considered.
2. Applications can be determined in any manner notwithstanding the recommendation being made.
3. Councillors who are not members of the Planning Committee but who wish to attend to make comments on any application on this list or accompanying agenda are required to give notice by informing the chairman or Head of Planning Design & Control Services before the meeting.
4. Councillors who are interested in the detail of any matter to be considered should consult the files with the relevant officers to avoid queries at the meeting.
5. Any members of the public wishing to make late additional representations should do so in writing or by contacting their Ward Councillors prior to the meeting.
6. Letters of representation referred to in these reports together with any other background papers may be inspected at any time prior to the Meeting and these papers will be available at the Meeting.
7. For the purposes of the Local Government (Access to Information) Act 1985, unless otherwise stated against a particular report, “background papers” in accordance with section 100D will always include the case officer’s written report and any letters or memoranda of representation received (including correspondence from all internal Borough Council Service Units).
8. Councillors are advised that if they wish to refer to specific drawings/plans which are not part of these papers to contact the relevant case officer at least 24 hours before the meeting to ensure these can be made available.
TABLE OF CONTENTS
Planning Committee
25th August 2005 at 9.30 a.m
*Not before 9:30 am Page
1 / Temporary Fire StationCreekmoor Park & Ride Site, Marshes End / 05/34305/009/F / 4
2 / New Fire Station, Land North of Holes Bay Road Roundabout, Marshes End / 05/37522/001/F / 10
3 / Land adj. Car Park Whitecliff Recreation Ground, Whitecliff Road / 05/18585/012/F / 23
4 / Old Town First School & Nursery / 05/10838/007/W / 29
5 / Oasis Plant Hire, Unit 21 Dawkins Road / 05/19519/011/F / 35
*Not before 11:00 am
6 / 34 Springfield Road / 05/30227/001/F / 457 / 19 Banks Road / 05/15337/008/C / 52
8 / 19 Banks Road / 05/15337/007/A / 56
9 / 62 Pearce Avenue / 05/11015/003/F / 59
10 / Conifers, 1 The Avenue / 05/08680/017/F / 65
11 / The Old Rectory, 158 Blandford Road / 05/25341/008/F / 75
12 / The Old Rectory, 158 Blandford Road / 05/25341/009/L / 78
*Not before 2:00 pm
13 / 26 Birchwood Road / 04/11718/003/F / 8114 / 69 Penn Hill Avenue / 05/30300/004/F / 88
15 / 69 Penn Hill Avenue / 05/30300/005F / 92
16 / Land rear of 129-143 Dorchester Road / 05/38036/001/F / 97
* All times are approximate
Item No: 1
Case Officer: Mr RT Genge
Site: Creekmoor Park and Ride Site, Marshes End, Poole, Dorset, BH17 7BS
Application No: 05/34305/009/F
Date Received: 6th June 2005
Agent: Carden Croft & Co Ltd 8th Floor Westpoint 501 Chester Road Old Trafford Manchester M16 9HU
Applicant: Bluestone PLC
Development: Erect a temporary fire station with ancillary accommodation.
Ward: N 140 Creekmoor
This application is brought before the Planning Committee due to the history of the site and as it involves development on land owned by this Authority and is a Departure from the Development Plan. .
Site Description
The application site covers an area of about approximately 0.43hectares and is located to the eastern end of the constructed park and ride site between the A3049 and the Upton Road.
It is within the designated Green Belt and allocated for Park and Ride purposes
The nearby land includes the site of the former Creekmoor House (demolished) and now developed as a single house, and housing known as the “Dragonflies” and Millfield. The Marshes End office campus and Alpha Centre industrial units are to the east and the By-Pass/Holes Bay to the south.
Relevant Planning History
· By way of background the Park & Ride site was allocated in the Deposit Poole Local Plan in 1994 and was subject of an Inspector’s Report issued in February 1997 before finally being adopted in Policy T15 of the adopted Poole Local Plan in August 1998.
· The outline application to use the site for Park and Ride purposes with all details excluded from the application was submitted in July 1998. Permission was given at Planning Committee in March 1999.
· Reserved matters approval to construct the car park for the Park & Ride Scheme - Phase I (West of Copse) 535 spaces with vehicle access from Upton Road/Creekmoor Lane roundabout and bus access via signal crossing on the Upton Bypass, bus shelter and small security building, pursuant to the 1999 outline approval, was issued on 16 January 2002.
· In September 2002 Planning Permission was granted for a temporary relief of condition 6 to the above Reserved Matters that allowed the park and ride facility to operate before the bus access onto the A3049 is complete. That permission expired on 13th January 2003.
· In June 2003 Planning Permission was granted for a further temporary relief of condition 6 to the above Reserved Matters. That permission is conditioned to expire on 30 June 2006.
· In January 2004 planning permission was granted for a Relief of Conditions 2 & 17 of Planning Permission 34305/1/W granted 16.1.02 to allow use of the site as park and ride prior to implementation of approved hard and soft landscaping. That permission is conditioned to expire on 30 June 2006.
· More recently in February 2004 an Outline Application to erect a fire station with ancillary training facility with new vehicular access was resolved to be approved on the eastern end of the allocated Park and Ride site. That decision awaits the completion of a Section 106 agreement.
Current Proposals
The current application is to site a series of temporary structures on the land, together with the siting of a drainage tank and communications tower for a period of 18 months. This would allow 3 months construction and site preparation prior to its use as a fire station commencing, 12 months as a fire station, and a further 3 months to allow the clearance of the site and works to return the site to its previous condition.
REPRESENTATIONS
Head of Transportation Services - no objection.
Head of Strategic Planning – needs to be convinced that sufficient information has been presented to demonstrate a case for very special circumstances.
Environment Agency - no objection provided the temporary fire station has a safe access/egress route during extreme flood.
English Nature - no comments received.
Wessex Water - no comments.
Neighbour Representations - none received.
Planning Policy
The following policies of the Poole Local Plan Revised Deposit (Adopted 2004) are relevant:
NE2 and NE3 - (Designated Green Belt Site)
T8 - (Reserves the site for Park and Ride facilities and safeguard it from development likely to prejudice this use)
BE2 - (Landscaping)
NE31 - (Flood Risk)
Planning Considerations
The principal issues in this instance are:
1. Whether exceptional circumstances have been demonstrated to justify an exception to Green Belt policy.
2. Whether or not the use of this site for a temporary period would prejudice the implementation of the Park and Ride proposals.
3. Whether there is material harm to highway safety and pedestrian amenity.
4. Flood Risk, contamination and impact upon the adjacent SSSI/SPA (Holes Bay).
Green Belt
The siting of a fire station within the Green Belt within the Green Belt ‘inappropriate’ development and in accordance with extant policy should only be approved if the applicant has demonstrated exceptional reasons to justify an exception.
In this instance a report from the applicants summarises the reasons for the proposal:
· The construction of a temporary fire station would enable the early construction of a new fire station and the release of land facilitating early development of the new Police and Fire HQ at Wimborne Road. This has clear benefits to the community.
· The Park and Ride site is surfaced, and ready for occupation without significant on site works.
· Occupation of this site would not undermine the current and short term predicted use of the site
· This location provides better links to the arterial road and housing estate access, and accords with the Fire Service operational requirements.
· Other non Green Belt locations have been considered and discounted either due to site constraints or operational constraints.
In this instance it is therefore considered that sufficient reasons have been demonstrated to justify ‘very special’ circumstances to Green Belt policy.
Park and Ride
· Dealing now with the implementation of the Park and Ride proposals (currently Park and Share) members will recall that in granting the relief of conditions 6 (vehicular Access), 2 (landscaping) & 17 (Tree Planting) these were conditioned to expire on 30 June 2006, at which time the proposals in full should be implemented. Therefore should permission be granted for a temporary Fire Station this would also preclude the implementation of the above.
· In this instance the Head of Transportation Services -Transport Manager confirms that the temporary fire station on the eastern end of the Park and Share site will not occupy any space required for the projected growth in that service over the next three years, and does not prejudice the operation of a Christmas Park & Ride service for the next three years.
· In relation to compliance with the above conditions (2,6 & 17) no material harm can be identified to allow the continued use of the park and ride until the removal of the Temporary Fire Station (27 February 2007)
Harm to Highway and Pedestrian Amenity
The proposal would be unlikely to materially harm highway safety. No ladder training, filling of appliances or road traffic accident training will take place on site. In the case of emergency egress the siren will only be sounded to warn pedestrian and motorists and flashing headlights only used during day light hours, with dipped headlights at all other times. These measures should ensure that amenities of local residents are adequately protected.
Flood Risk, Contamination and Impact upon the Adjacent SSSI/SPA
· Following advice of the Environment Agency, and confirmation from the applicants, emergency access egress in time of flood can be achieved via a gated access through the Park and Ride site.
· Given the proximity of the site to the adjacent SSSI/SPA and contaminated areas of land, it is important to ensure that any run off from the site is adequately controlled. Surface water will be discharged into existing drainage, with all foul sewage discharging into a collection tank.
Human Rights Act
In coming to this recommendation/decision consideration has been given to the rights set out in Article 8 (Right to Privacy) and Article 1 of the First Protocol (Right to Peaceful Enjoyment of Possessions) of the European Convention on Human Rights. The objections received have been carefully considered and on balance the rights of the applicant to develop land in the way proposed is considered to outweigh any possible interference that may result to the neighbouring objector and any other third party.
RECOMMENDATION
Refer to Office Of Deputy Prime Minister as a Departure from the Development Plan
Subject to the following conditions
1 - Non Standard
This permission shall expire on 28 February 2007, by which time all buildings of other structures pursuant to this permision shall have been removed from site and the land re-instated to its former condition, unless otherwise agreed first in writing by the Local Planning Authority.
Reason -
To preserve and enhance the amenities of the site and to ensure that the visual impact of the site is acceptable given its sensitive location in accordance with Policy BE2 and NE3 of the adopted Poole Local Plan 1998 and First Alteration Revised Deposit Plan (November 2001).
2 - Non Standard
No development shall take place until the boundary treatment as detailed on the approved plans has been completed.
Reason -
In the interests of amenity and privacy and in accordance with Policy BE2 and BE1 of the Poole Local Plan First Alteration (Adopted 2004).
3 - Non Standard
For the avoidance of doubt any spotlights, security lights or similar shall be shall be angled and shielded at all times so as to avoid glare, dazzle or distraction to road users on the A3049 and A350.
Reason -
In the interests of highway safety and residential amenity as improperly angled or shielded lights could create a traffic hazard or harm to amenity and in accordance with Policy T13 of the Poole Local Plan First Alteration Revised Deposit Plan (November 2001).
4 - Non Standard
The finished floor level of the building and hard surfaces hereby approved shall be in accordance with the approved Flood Risk Assesment unless otherwise agreed in writing with the Local Planning Authority prior to development commencing. Furthermore access/egress shall be provided in the case of extreme flooding along the route marked green on the approved plans
Reason -
In order to prevent risk from flooding and in accordance with Policy NE31 of the Poole Local Plan First Alteration (Adopted 2004).
Informative Note
Town and Country Planning (General Development Procedure) (Amendment) Order 2003
The proposed development has been tested against the following policies of the Development Plan and, in the opinion of the Local Planning Authority, is not in conflict with the following policies:
a) The proposal will not affect the character and amenities of the area - Policy BE1, BE2 and NE21
b) Amenity will not be affected adversely - Policy NE1
c) Adequate and safe access is proposed, together with sufficient parking - Policies T13 and T14