ISLE OF WIGHT COUNCIL DEVELOPMENT CONTROL
COMMITTEE –
TUESDAY 16 JULY 2002
REPORT OF THE STRATEGIC DIRECTOR OF CORPORATE
AND ENVIRONMENT SERVICES
TCP/02706/A P/02127/01 Parish/Name: Newport
Registration Date: 05/12/2001 -
Full Planning Permission
Officer: Mr. C.
Boulter Tel: (01983) 823568
Provision of children's play area
Church Litten Park,
Church Litten, Newport, PO30
This application was considered at the Development Control Committee on 14 June 2002 following a site inspection by Members. Although revised plans had been received reducing the area children’s play space proposed, Members resolved to defer making a decision in order to carry out further negotiations regarding the size and location of the proposed play area.
Further revised plans have been received and the
application is once again before Members for consideration.
Representations
Archeological Officer comments that the proposed
development is on a site of Archeological interest.
Newport Area Forum objected to original scheme on grounds that proposed equipment is too large and would therefore unsettle the charm of Church Litten Park, cause an obstruction for future events held in the park and will act as a magnet for undesirable behaviour during the evenings. Forum considered the first set of revised plans and commented once again that siting in centre of Church Litten Park would have detrimental effect on usage of the park, not only on a day to day basis, but more specifically during annual events such as carnivals, Art in the Park etc. Area would be better sited either in the library car park or to the side of the park, rather than in the middle. Forum supports the play area in principle but takes issue with its positioning.
The Forum has been advised of the receipt of the latest revised plans and any further views will be reported at the meeting.
Isle of Wight Gardens Trust has submitted a
detailed report in respect of this application as Church Litten is one of
twenty-nine parks and gardens of local interest listed in the UDP. The Gardens
Trust understand the desire for a play area in the centre of Newport but are
firmly of the opinion that the development under consideration would adversely
affect the landscape and character of Church Litten Park and that it is in
conflict with Policy B10 of the UDP.
The Gardens Trust therefore recommend that the previous revised planning
application for a play area be refused, as in their view it contravenes Policy
B10 of the IW Unitary Development Plan.
The Trust has been sent a copy of the latest
revised plan and invited to comment once again. Any views which may be submitted will be reported to Members at
the meeting.
Islandwatch recognise the need for a play area
but object on grounds that it will lead to further loss of green space in
Newport town centre. It is suggested
that the library car park or even the Orchard Street car park could be used as
a venue for proposed play area.
The Head teacher of Nodehill Middle School
recognises the need for such a facility in Newport but is of the opinion that
this is not a good location and would make the vicinity vulnerable to vandalism
and undesirable gatherings. He states
that the area of land adjacent to the school would be better developed as an
open space for all members of the community to enjoy for a variety of purposes
without the destruction of permanent play apparatus.
Six letters received supporting application on
grounds that Newport is in desperate need of such a facility and that this
seems to be an ideal place for a new play area as there is easy access, being
close to the Bus Station and local shops.
It is also easily overlooked which may mitigate the risk of vandalism.
A petition submitted signed by 41 people and
headed 'Please will you support this venture by signing below if you wish for a
play area in Church Litten'. The
petition is attached to a press release indicating progress of the project so
far and indicating sponsorship of £32,265.30 from land fill tax money made possible
by match funding from Newport Forum and Marks and Spencer. It confirms Church Litten was the proved
favourite when a choice of locations for needed outdoor play space was
established with particular benefits of proximity to facilities such as toilets
and shops and CCTV installation later this year. £100,000 is being invested in central Newport enhancing the
facilities already in place and providing much needed play area for local
children.
The Council's Contract Services Manager has
written in support of the proposal outlining the lead up to the submission of
this application and referring to the Stephen Jenkins Memorial Playground at
Sandham Grounds which he believes has acted as a catalyst for other groups
around the Island. He confirms, as officer
responsible for the park, that the provision of the playground correctly sited
within the park will not impinge on any current or future event that is
currently held within the garden. He
points out that the site was previously occupied by a doctor's surgery which
was destroyed during the war, it meets the criteria set out by national
standards of the provision of play and is sympathetic within the park. It will be in view of CCTV cameras to be
installed in May. Design and equipment
has to meet European standards for playground construction and Council's
performance indicators necessary for insurance purposes. He recommends use of natural products for
equipment and primary colours only where necessary. Maximum acceptable platform height of equipment is unlikely to
exceed 2.4 metres. In order to reduce
impact on the green area of the park, he suggests grass reinforced mat to
provide a safety surface around the equipment; the playground itself would
occupy no more than 5% of the total area of park with equipment itself
occupying less than 2%. The proposal
for a play area received backing of elected Members at the January Leisure
Committee and this went forward to Council's Executive to adopt, subject of
course to necessary planning permission.
He suggests that more family use of the park will reduce anti-social
behaviour and may lead to recreation of more floral interest as vandalism may
be reduced. The play area is necessary
for the town and if correctly managed, will be an ideal facility for the whole
community and will regenerate further interest from the parks' network. Actual details of equipment will depend on
success of fundraising and could be discussed in due course if principle is
accepted.
Additional representations were received, prior
to the receipt of the previous revised plan, as follows:
A resident of Carisbrooke expresses great
concern as Church Litten is the only piece of public green in or near the town
centre – to allow any of it to be cordoned off will deprive people who it was created
for of their right to its use, a larger area than shown will probably be needed
to accommodate a paedophile barrier as men who frequently visit the park would
feel uncomfortable at the thought of being mistaken for a paedophile and would
probably not use the park at all – to fence children off would be hazardous
with regard to carbon monoxide fumes from traffic waiting at the traffic lights
– additional applications for toilets, changing rooms, etc. even car parking
are likely to arise and the site is near consecrated ground, other and better
sites are available.
Architectural Liaison Officer points out site is
close to access to Nodehill Middle School which has recently suffered damage
and burglary – could be moved closer to consecrated land boundary and extending
footpath from Orchard Street, siting of proposed CCTV camera is different to
original plan and needs to be resolved – if site is managed then boundary fence
has to be such that people cannot access it easily – should not be climbable
and equipment inside should not act as ladder but comment is not possible as
there are no examples of equipment. If
there is no restricted access then the fence is superfluous and should be
viewed purely from aesthetic view including good surveillance from all
sides. It should not reduce
effectiveness of CCTV by reducing surveillance and equipment should be laid out
with this in mind. Site should not
become an alternative skateboard park.
No indication as to lighting which is all important from health and safety,
surveillance and security points of view.
Further information is needed on this point.
A letter from the applicants to Chairman of the
Development Control Committee has also been received indicating the background
to the proposal, how it is to be financed and the public participation exercise
which indicated that a new play area in central Newport is much needed.
Evaluation
Members will be familiar with Church Litten Park
which provides a pleasant area of open space immediately north of Medina Avenue
and east of Newport Library and Nodehill Middle School. Church Litten Park is relatively level and
open with its character further enhanced by a variety of mature trees with a
path meandering its way through from Medina Avenue to South Street.
Consent is now sought for the provision of an
enclosed play area situated in the north west corner of Church Litten Park
adjacent the boundary walls with Nodehill School. Whereas previous scheme was contained within an oval, current
proposal is for an irregular shaped play area on either side of the existing
footpath which would be realigned to the south and east of the site. Within the play area the surface to the
footpath would be retained and would mark division between the younger and
older children’s play equipment.
Existing mature trees (particularly those adjacent the western boundary)
would be retained and the reduction in size means that no trees would be lost
from the park.
Original scheme showed a variety of equipment
including a large wooden climbing structure (wet dock), a "shipwreck
bounty" and numerous other pieces of play equipment, which in the main
would be constructed of timber. The
timber climbing facility and "shipwreck bounty" would have covered a
considerable portion of play area, with a maximum height in the region of 3 to
4 metres.
Applicants now indicate that they would like to
remove the 'Bounty' and 'wet dock' systems as shown on the originally submitted
plan and replace with smaller pieces of equipment. Other pieces of equipment would still be provided and would be
constructed of natural wood wherever possible.
However, because equipment may be used by children with impaired sight,
it may be necessary for some parts, eg grab bars, to be of a bright colour so
as to enable those children to use the equipment safely. Advice of the Isle of Wight Council's Park
Officer would be sought on this issue.
Play area will also consist of sand pits and seating. The following list of points has been
provided by the applicant (Newport Inner Play Area):
Use
of part of Church Litten as a playground maintains the existing use of the area
as a recreational space.
Footprint
for proposed play area is on non consecrated area.
Site
owned by Local Council to the benefit of the community in perpetuity.
To
remain as open space.
Planned
site for new CCTV camera.
Playground
to exist without the assistance of Play Leaders, parental responsibility for
supervision.
Fencing
to prevent dog fouling and to assure a zone where children can play safely within
a controlled area.
Liability
and maintenance to be arranged and carried out by Local Council's Parks
Department.
Overall
appearance of the area to be as natural as possible and proposed scheme used as
wooden play structures.
Play
equipment for disabled and able bodied children to reach all children in the
community.
Location
of play area designed to serve both children living in Newport and children
visiting Newport town centre with parents.
Full
support granted by Portsmouth Diocese.
Play
equipment selected to meet the needs of children of ages ranging from 0 - 14.
Close
to amenities, i.e. toilets, refreshments, parking.
On
a survey distributed to 3500 people in Newport area, 43% voted for Church
Litten as the favoured site compared with 23% for the next most popular choice.
Determining factors are considered to be policy
and whether the introduction of the proposed play facility in this location
will have a detrimental effect on the pleasant open character of Church Litten.
Relevant policies are considered to be S5 (which
indicates that proposals for development which, bearing in mind all other
policies, will be for the overall benefit of the Island by enhancing the
economic, social or environmental position will be approved, provided any adverse
impacts can be ameliorated), D1 (Standards of Design), B10 (Parks and Gardens
and Landscapes of Historic Interest) and L4 (Protection of Open Spaces, Village
Greens and Allotments).
The principle of providing play equipment in
Church Litten Park is supported by most objectors including Isle of Wight
Gardens Trust. The issue under
consideration is whether the overall size and design of proposed equipment is
now suitable for this pleasant green area which plays a valuable role in
softening the impact of the built environment in this part of Newport. The beauty of Church Litten Park is its
simple character with little equipment and paraphernalia which is normally
associated with this type of use. The
environment of this park is further enhanced by a variety of mature trees.
Considerable effort has been made through
discussions between the applicants, planning officers, Members and the Isle of
Wight Gardens Trust in order to resolve the conflict identified by the Gardens
Trust (an important consultee) with Policy B10 of the UDP. Despite the considerable support for the
proposal, I believe the Gardens Trust's objection to the original proposal was
well founded.
Revised plans show the playground relocated to a
more peripheral site within Church Litten Park with, again, a significant
reduction in area from the originally submitted proposal.
The height of the anticipated play equipment is
also lower than originally proposed, being a maximum of 3 metres in the case of
one piece of equipment and generally speaking, 2 metres for the remainder. Whilst certain equipment is shown on the
submitted drawings, it is not possible at present to confirm exactly the nature
of the play equipment because this will be dependant in part on the amount of
money raised by voluntary contributions.
I would suggest therefore that if Members are minded to approve the
application, a condition should be imposed which would ensure that the Local
Planning Authority has the opportunity to consider the nature, location and
colour of any equipment to be installed within the proposed playground.
The Isle of Wight Gardens Trust reiterated their
objection to the previous revised scheme on the grounds that the proposal
conflicted with Policy B10 of the UDP, which would oppose development which
adversely affects, directly or indirectly, an Historic Park or Garden of
nationally or local importance, or its setting. However, partially because of Members’ concerns at the impact of
the proposal on the setting of the park, the revised plans have moved the site
to a more peripheral location which in my view further reduces the impact of
the proposal on the character of the park.
However, the views of the Gardens Trust on this latest revision are not
known at the time of writing; any comments received will be reported at the
meeting.
Similarly, the views of the Newport Forum, which
considered that the original siting might affect future users within the park
have been sought, but are not known at the time of writing. Again, any views received will be reported
to Members at the meeting.
There is a balance to be struck in this
application between the protection of the historic character of the park as
required by UDP Policy B10 and the principle that developments which, bearing
in mind other policies, will enhance the economic, social or environmental
position of the Island providing adverse impacts can be ameliorated, contained
in Policy S5. In my view, the benefits
which would accrue through the provision of the play area in this location in
Church Litten Park, particularly in terms of the social well being of the
inhabitants of and visitors to the Island outweigh the acknowledged impact on
the character of the historic park.
This conclusion is based on the later revised plans which relocate and
significantly reduce the site area of the proposed playground and conditions
which would enable the Local Planning Authority to control the height and
location of individual items of play equipment, thus ensuring that their
physical impact is minimized. Weighing
these issues in the balance, I therefore recommend approval.
Reason for Recommendation
Having given due regard and appropriate weight
to all material considerations outlined in this report, it is my opinion that
the benefits to the community arising from the development and encouraged by
Policy S5 of the UDP outweigh any disadvantages arising from the perceived
reduction in quality of character of the locally important historic Church
Litten Park, protected by Policy B10 of the UDP.
Recommendation - Approval
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Conditions/Reasons:
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1 |
Time limit - full
- A10 |
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2 |
Full details of the location, height, design and
colour of individual items of play equipment shall be submitted to and
approved by the Local Planning Authority before they are installed on
site. Details of any replacement
equipment, or redeployment on site shall also be submitted to and approved by
the Local Planning Authority in advance of such replacement, redeployment taking
place. Reason: To ensure that the character and nature of Church
Litten Park is not unduly compromised and in accordance with policy B10 of
the Isle of Wight Unitary Development Plan. |
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3 |
The boundary fencing to the site will not exceed 1.2
metres in height and full details of construction, colour and location of
such fencing shall be submitted to and approved by the Local Planning
Authority, before being placed on site.
Any subsequent amendments to the fencing shall be agreed with the
Local Planning Authority, before being undertaken on site. Reason: As condition 2 above. |
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4 |
The
playground and equipment hereby approved shall not be installed or provided
on site until such time as the CCTV surveillance provision shown indicatively
on the approved drawings submitted to and forming part of this decision
notice is operating in connection with the overall CCTV coverage for Newport. Reason:
To ensure as far as possible the provision of
adequate security cover for the site in accordance with Policy D11 of the
Isle of Wight Unitary Development Plan. |
Strategic Director
Corporate and Environment Services