Agenda item

Report by Head of Sustainable Development (PN5)

 

This application is for the erection of a new part single and part two storey building to provide a replacement Youth Centre, Children’s Centre and ancillary youth services office accommodation at the existing Wallingford Youth Centre site, Clapcot Way, Wallingford. The existing single storey youth centre building will be demolished to make way for the new building. The proposal also involves the creation of a new pedestrian and vehicle access off Clapcot Way, new parking arrangements for the site and new boundary treatments and landscaping. Objections to the application have been received in relation to the acceptability of the uses proposed on the site, the impact that the development would have on local people, the scale of the building proposed and its design. These objections are summarised in the report, along with the responses from other consultees.             

 

The Committee is RECOMMENDED to approve Application Number R3.0181/09 for the demolition of existing youth centre building and erection of replacement building to provide youth centre, children's centre and ancillary youth services office accommodation. Creation of new vehicular and pedestrian access off clapcot way; formalisation of existing parking area to provide 14 dedicated parking spaces (including 1 disabled space); 12 cycle parking spaces; new boundary fencing and treatments and replacement/ new planting and landscaping, subject to conditions to be determined by the Head of Sustainable Development to include the following matters:

 

1.                        That the development must be carried out strictly in accordance with the particulars contained in the application and the plans accompanying subject to conditions below.

2.                        That the development shall commence within 3 years of the date of the permission.

3.                        That samples of the external materials proposed to be used shall be submitted to and approved in writing by the Head of Sustainable Development prior to the commencement of development.

4.                        That no development shall take place until the trees on the site which are to be retained and which are adjacent to or within the development area, have been protected during building operations by means of a protective fence around the edge of the canopy of the trees.

5.                        That the site be landscaped and planted with trees (including replacement trees) and shrubs in accordance with a comprehensive planting and landscaping scheme first approved by the Head of Sustainable Development.

6.                        That all planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting season following the occupation of the buildings or the completion of the development, whichever is the sooner.

7.                        That prior to the commencement of the development full details of all boundary treatments (including fencing to the front of the site) should be submitted to and approved by the Head of Sustainable Development.

8.                        The hours of operation of the Youth Centre shall be restricted to between 9:30am and 9:30pm Monday to Friday and 1:00pm – 3:00pm Saturdays.

9.                        The hours of operation of the Children’s Centre for use by the public shall be restricted to between 9:00am and 3:00pm Monday to Thursday.

10.                   The hours of use of the Youth Services office accommodation shall be restricted to between 9:00am and 5:30pm Monday to Friday.

11.                   There shall be no use of the building or the external play areas on Sundays.

12.                   That the windows on the eastern elevation of the proposed building shall be frosted or glazed with obscure glass.

13.                   That prior to the commencement of the development full details of the proposed lighting, automatic timing equipment, cowlings and predicted light overspill levels for the existing outdoor pitch shall be submitted to and approved by the Head of Sustainable Development.

14.                   The lighting for the existing outdoor pitch shall be used Monday to Friday only and shall not be used after 9.30pm.

15.                   That prior to the commencement of the development details of a revised car parking layout and vehicle and pedestrian access points shall be submitted to and approved by the Head of Sustainable Development in consultation with the Local Highway Authority. Any details approved shall be implemented before the development is brought into use.

16.                   That prior to the commencement of the development a scheme for the provision of additional adequate, convenient, secure and covered cycle and scooter parking shall be submitted to and approved by the Head of Sustainable Development and any such scheme implemented before the development is occupied.

17.                   Within 6 months of the first occupation of the proposed building a Travel Plan for the site shall be prepared and submitted to the Head of Sustainable Development.

18.                   That prior to the commencement of the development details of a sustainable drainage scheme for the proposed site shall be submitted to and approved in writing by the Head of Sustainable Development.

19.                   That prior to the commencement of the development details of the surface water drainage system serving the site shall be submitted to and approved in writing by the Head of Sustainable Development.

20.                   That prior to the commencement of the development a Ground Investigation Report shall be submitted to and approved by the Head of Sustainable Development.

21.                   Raised barge boards on the existing building should be carefully lifted and removed by hand in advance of demolition taking place.

22.                   Vegetation removal should not take place during the bird breeding season, which is March-August inclusive. If any trees and/or bushes need to be removed during this time, they will need to be checked over by an ecological consultant immediately prior to removal to ensure there are no nesting birds present. If nesting birds are present, the vegetation cannot be removed until the birds have fledged.

23.                   If any protected species not initially surveyed for are found at any point, all work should cease immediately. Work should not recommence until a full survey has been carried out, a mitigation strategy prepared and licence obtained (if necessary) in discussion and agreement with Natural England.

 

 

The Committee considered an application for a new replacement youth centre, children’s centre and ancillary youth service accommodation at the existing Wallingford youth centre site on Clapcot Way, Wallingford.

 

Mrs Shepherd advised that she had lived next door to the site for 37 years.  She recognised the need for a new centre but had grave concerns regarding design, the effect of the building on her property, light and noise from the centre, safety issues concerning the flat roof and rubbish.  These concerns were shared by residents in Clapcot Way.

 

Mr Lead endorsed those comments and stressed the need for a building which was sympathetic to the character of the local setting.  He had particular concerns regarding the flat roof and stressed that the hours of proposed use represented an increase in real terms.

 

Mr Upcraft was not opposed to the principle of redevelopment of the Centre but opposed proposals to provide office accommodation for staff from the County youth service. This, by its nature, would be itinerant with inevitable increases in traffic resulting from staff movements to and from the centre and was contrary to SOLP policies.  He was also concerned that government funding for this project was only available until March 2010.

 

Louise Ridd spoke of the importance of the centre both from a personal point of view as a parent and to many others in the area. It was important to provide somewhere for young people to go.

 

Responding to a question from Councillor Owen she agreed that whilst it was important to provide facilities it was also important that standards were not compromised.

 

Naomi Higgins and Sean Douglas both used the centre which had played an important role in the local community for many years and continued to do so. However, the current building desperately needed upgrading and whatever was agreed it would be difficult to find a design in keeping with the characteristics of existing buildings in the area.

 

They responded to questions from:

 

Councillor Seale – the provision of more office accommodation would not affect the centre as a number of youth workers were currently based at the Centre and the new accommodation would mean less crowding.

 

Councillor Hannaby – they felt that the majority of the users of the centre would respect safety directives from the Centre regarding the flat roof.

 

Councillor Atkins thanked Naomi and Sean for their comments. Highlighting the desperate need to redevelop the Centre she referred to discussions which had taken place over many years to find the best option, including input from crime prevention officers.  The Centre needed to be in a residential area and its design had evolved over many years reflecting the various needs of the building itself and surrounding area. This had included a public consultation open day.  Revised plans for parking would ease current problems and although youth workers would be itinerant they would be spending time at the Centre in any event.  She asked the Committee to consider amending Condition 9 (opening hours) to allow for opening  between 9 am – 5 pm, on 2 evenings a week to 9.30 pm and two ½ days per month at weekends to be agreed.  She advised that the deadline for government funding had been extended to March 2011.

 

Responding to Councillor Seale she advised that Westgate House, immediately opposite the site, and all other neighbouring buildings were two-story and that the height of the proposed Centre would in fact be lower than most of those.

 

Mr Divall advised that any change to Condition 9 as suggested by Councillor Atkins represented an intensification of activity on the site and would therefore require further consultation. In his opinion it would be appropriate to consider any increase in hours from those submitted as a later amendment. 

 

Councillor Armitage sought assurances regarding the environmental qualities of the building and the impact of the building itself on the neighbouring property at 31 Clapcot Way. Other issues expressed concerned the carbon footprint and the precise dimensions of the building.

 

Mr Dance confirmed that a specific light assessment had not been carried out as officers had considered that the distance between the two buildings was reasonable and no less than typically found between two residential buildings.  He confirmed that provision had been made for natural ventilation but not solar panelling. He could not give a precise response regarding the carbon footprint of the building but it would certainly be an improvement on the current building and in line with best standards as employed by Mouchel.  Regarding concerns expressed over the use of flat roofs he assured the Committee that the quality of design and construction of flat roofs had improved considerably.

 

RESOLVED: (on a motion by Councillor Mrs Fulljames, seconded by Councillor Tanner amended with their consent by Councillor Armitage and carried by 13 votes to 1) to authorise the Head of Sustainable Development to grant permission for Application No. R3.0181/09 (for the demolition of existing youth centre, children’s centre and ancillary youth services accommodation and creation of new vehicular and pedestrian access off Clapcot Way; formalisation of existing parking area to provide 14 dedicated parking spaces (including 1 disabled space); 12 cycle parking spaces; new boundary fencing and treatments and replacement/new planting and landscaping – Wallingford Youth Centre, Clapcot way, Wallingford) subject to:

 

(a)               the Head of Sustainable Development being satisfied that daylight standards were being met with regard to 31 Clapcot Way;

 

(b)               the following conditions:

 

 

 

1.                  That the development must be carried out strictly in accordance with the particulars contained in the application and the plans accompanying subject to conditions below.

2.                  That the development should commence within 3 years of the date of the permission.

3.                  That samples of the external materials proposed to be used should be submitted to and approved in writing by the Head of Sustainable Development prior to the commencement of development.

4.                  That no development should take place until the trees on the site which were to be retained and which were adjacent to or within the development area, had been protected during building operations by means of a protective fence around the edge of the canopy of the trees.

5.                  That the site be landscaped and planted with trees (including replacement trees) and shrubs in accordance with a comprehensive planting and landscaping scheme first approved by the Head of Sustainable Development.

6.                  That all planting, seeding or turfing comprised in the approved details of landscaping should be carried out in the first planting season following the occupation of the buildings or the completion of the development, whichever was the sooner.

7.                  That prior to the commencement of the development full details of all boundary treatments (including fencing to the front of the site) should be submitted to and approved by the Head of Sustainable Development.

8.                  The hours of operation of the Youth Centre should be restricted to between 9:30am and 9:30pm Monday to Friday and 1:00pm – 3:00pm Saturdays.

9.                  The hours of operation of the Children’s Centre for use by the public should be restricted to between 9:00am and 3:00pm Monday to Thursday.

10.             The hours of use of the Youth Services office accommodation should be restricted to between 9:00am and 5:30pm Monday to Friday.

11.             There should be no use of the building or the external play areas on Sundays.

12.             That the windows on the eastern elevation of the proposed building should be frosted or glazed with obscure glass.

13.             That prior to the commencement of the development full details of the proposed lighting, automatic timing equipment, cowlings and predicted light overspill levels for the existing outdoor pitch should be submitted to and approved by the Head of Sustainable Development.

14.             The lighting for the existing outdoor pitch should be used Monday to Friday only and should not be used after 9.30pm.

15.             That prior to the commencement of the development details of a revised car parking layout and vehicle and pedestrian access points should be submitted to and approved by the Head of Sustainable Development in consultation with the Local Highway Authority. Any details approved should be implemented before the development was brought into use.

16.             That prior to the commencement of the development a scheme for the provision of additional adequate, convenient, secure and covered cycle and scooter parking should be submitted to and approved by the Head of Sustainable Development and any such scheme implemented before the development was occupied.

17.             Within 6 months of the first occupation of the proposed building a Travel Plan for the site should be prepared and submitted to the Head of Sustainable Development.

18.             That prior to the commencement of the development details of a sustainable drainage scheme for the proposed site should be submitted to and approved in writing by the Head of Sustainable Development.

19.             That prior to the commencement of the development details of the surface water drainage system serving the site should be submitted to and approved in writing by the Head of Sustainable Development.

20.             That prior to the commencement of the development a Ground Investigation Report should be submitted to and approved by the Head of Sustainable Development.

21.             Raised barge boards on the existing building should be carefully lifted and removed by hand in advance of demolition taking place.

22.             Vegetation removal should not take place during the bird breeding season, which is March-August inclusive. If any trees and/or bushes needed to be removed during this time, they would need to be checked over by an ecological consultant immediately prior to removal to ensure there were no nesting birds present. If nesting birds were present, the vegetation should not be removed until the birds have fledged.

23.             If any protected species not initially surveyed for were found at any point, all work should cease immediately. Work should not recommence until a full survey had been carried out, a mitigation strategy prepared and licence obtained (if necessary) in discussion and agreement with Natural England.

 

Informative – to encourage the developer to ensure that they had explored all possible sustainability measures to ensure a building and development with a low carbon footprint