Minutes:
NOTED
1. The Planning officer’s confirmation that consideration of the application had previously been deferred and the additional Note for Members had been prepared at their request.
2. Receipt of an additional letter of objection in relation to the traffic survey and traffic movements.
3. Receipt of an additional letter from the agent raising concerns in relation to process and the report.
4. An amendment to the recommendation that granting of planning permission would be subject to a Section 106 agreement in relation to provision of a pedestrian route to the nursery, highway improvements and revisions to waiting restrictions on Pickard Close.
5. The deputation of Mr Dan Skipworth-Michell, of Extraordinary Design, including the following points:
(i) He was speaking on behalf of the business community of Chase Road, which included Extraordinary Design and the Valuation Office. The site was in a business park and those who worked there had objections because of the impact this proposal would have.
(ii) He was a parking professional with 10 years’ experience in traffic management.
(iii) Traffic and Transportation officers had a copy of his report, which focused on traffic and congestion and road safety, and the incompatibility of the business park and proposed nursery.
(iv) It was inconceivable that this development would not lead to a significant increase in traffic, and there was already obstruction and conflict in this car park every day, with an already unsafe situation for children being dropped off to nearby St Andrew’s School.
(v) The West Hampstead and N14 examples were inappropriate comparisons, and this site required a thorough and proper transport impact assessment.
(vi) There would be insufficient space for staff parking, and for parents to drop off/pick up children.
(vii) This was a business park regularly serviced by delivery and waste vehicles where sightlines were poor and there was a risk of accidents/injury to young children in that environment.
6. The statement of Councillor Martin Prescott, including the following points:
(i) He had a personal interest as his office overlooked this car park, so he was able to support Mr Skipworth-Michell’s comments, and confirm that parking conflicts were a daily occurrence.
(ii) The local restaurants were serviced by large commercial vehicles day and night and this was not an appropriate space to put a nursery.
(iii) The road was already congested every morning and evening at the peak times when nursery children would be dropped off and collected, and there would typically be more car transport for children of that age.
(iv) There was a high potential for pedestrian and vehicle conflict and for traffic gridlock and road rage and he urged the committee to refuse this application.
7. The response of Mr Steve Parsons and Mr Greg Dowden, Indigo Planning Limited, the agent, including the following points:
(i) There was significant support for the scheme from local residents, with four having written in plus the management company representing adjacent residential units.
(ii) The development would be high quality and of contemporary design and would improve the appearance of the estate, and would be smaller than the approved scheme on the site.
(iii) The proposal was for a community use and would create over 25 full-time jobs and lead to an increase in trade in the town centre.
(iv) The site was highly accessible by public transport and on foot, and would generate a similar amount of traffic to the previous gym. There would be sufficient parking space to meet demand. Also, the nursery would have a travel plan, which would reduce car trips. Photos taken at the morning peak hours showed excess parking capacity.
(v) They had made a commitment to improve access arrangements, including for pedestrians.
(vi) The applicant had no objection to any parking enforcement measures, and would provide support.
(vii) The site surveyed in N14 was not comparable as it had its own car park.
(viii) The proposal complied with UDP policies and the officers’ recommendations should be accepted.
8. In response to Members’ queries, the Traffic & Transportation officer confirmed the reconfigured car park layout, and the protected segregated route for pedestrians to be provided.
AGREED that subject to the completion of a legal agreement to secure -
a. the provision and retention of a pedestrian route within the site linking the nursery to adopted highway/adjoining footway, and
b. a financial obligation to cover -
• any works on the adopted highway associated with a. above;
• the introduction of improvements to the junction of Pickard Close with Chase Road; and
• markings/signage and revisions to waiting restrictions on Pickard Close,
the Head of Development Services be authorised to grant planning permission subject to the conditions set out in the report, for the reasons set out in the report.