AGENDA ITEM 4B
BOROUGH OF POOLE
PLANNING COMMITTEE
19 JULY 2007
REPORT OF THE HEAD OF PLANNING DESIGN AND CONTROL SERVICES
NEIGHBOURHOOD CENTRE, CULLIFORD CRESCENT, POOLE
(APPLICATION NO: 07/22286/059/F)
1.PURPOSE OF REPORT
1.1To advise the Committee of the outcome of a meeting held with the Applicants and third parties representing community interests following the deferment of this Application at the last meeting of the Committee on 21 June.
2.RECOMMENDATION
That, not withstanding the alterations to the parking arrangements, the Application be determined in accordance with the original recommendation to refuse Planning Permission as set out on the attached Report.
3.BACKGROUND
3.1At the June Meeting of this Committee, the Planning Application for a substantial expansion to the Canford Heath Local Centre was tabled and recommended for refusal. Members were concerned about the physical and visual separation of the Church, Doctors Surgery and Health Centre from the retail part of the Local Centre by the addition of the new retail units which will turn their back on the community facilities.
3.2It was agreed to defer the Application to allow discussions to take place between the Applicants and the various third party interests to see if any modifications could be made to the layout and design that would diminish the sense of isolation that the proposal would create.
3.3That Meeting took place on 6 July and was well represented with the Applicant, his Architects, representatives from the Church Authorities, Doctors Surgery and PCT.
3.4The Developers explained why the configuration of the new retail units was as it was shown on the submitted drawings and a wide-ranging discussion followed concerning access to the individual community uses, vehicle usage of the private service road and the difficulties of accessing the Surgery and Health Centre from the car park.
3.5The visibility of the community facilities was also discussed at some length, together with issues such as the outlook onto the north elevation of the retail units, crime and vandalism and the overall benefits to the wider community if the scheme were to go ahead as proposed.
3.6The Head of Transportation Services has asked for a Safety Audit as he has some concerns about pedestrian and vehicular conflicts within the new development and, although information has been received from the Applicants to deal with that concern, it has not yet been analysed. In the meantime, and following the meeting on 6 July, revised plans with additional parking and manoeuvring space have been lodged but these do not deal with the fundamental concern that led to the unfavourable recommendation in the first place – the way that the new retail units will block off views and direct access to the community facilities. The Church is perhaps the least disadvantaged in that it still retains a presence at the site entrance and can be seen around the side of the proposed units.
3.7This is a finely judged recommendation and Members may wish to take account of the degree of support from the local community for the enhancement of their main focus for shopping and associated uses within the wider Canford Heath area. What is clear is that there is unlikely to be a viable alternative solution and refusal of this application may well see the Local Centre sidelined in terms of investment interest for some years into the future.
PETER WATSON
HEAD OF PLANNING DESIGN AND CONTROL SERVICES
Tel: 01202 633310
Email:
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