7 Item No. 10

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7 Item No. 10 7 ITEM NO. 10 APPLICATION TYPE: Full Application APPLICATION NO: 07/00484/FUL APPLICANT: Director of Communities, Health & Care, Southampton city Council SITE ADDRESS: Land at Monks Brook Stoneham Way PROPOSAL: Development of transit site for Gypsies and Travellers with associated access for vehicles and pedestrians ___________________________________________________________________ RECOMMENDATION: Delegate the Development Control Manager to grant conditional planning permission subject to: (i) the Secretary of State not deciding to call in the planning application; (ii) agreement with the neighbouring authority to maintain visibility at the access over sight lines to the north REPORT Contents : Para Background 1 Site & surroundings 5 Application details 8 Policy context 12 Consultation and notification 21 Planning considerations 27 Policy considerations and need for the development. 27 Impact on the surrounding area 44 Highway considerations 45 Other safety concerns 49 Access to utilities and local services 54 Quality of the environment 56 Other matters 59 Conclusion 63 Appendix A Planning Statement Appendix B Issues raised in objections BACKGROUND 1 Local Authorities are required to include Gypsies and Travellers in their housing needs assessments and to have a strategy which sets out how the need is to be met. The principle of the development of a transit site for Gypsies and Travellers in the City was approved by the Council’s Cabinet in September 2005. Officers then carried out an extensive audit of potential sites and considered their suitability. The land at Monks Brook was identified as the most suitable location. The proposal to make a funding bid to carry out the development and to make a planning application for this site was approved by 7 ITEM NO. 10 Council on 17 February 2007. The current application seeking planning permission has been made as a result of these decisions. 2 The planning application seeks permission for the development of a permanent transit site to meet the needs of Gypsies and Travellers who stop in Southampton on a temporary, short term basis - a maximum period of 3 months . If approved, the development would be carried out and generated by the Council on its own land. Because of the planning circumstances which are set out below, if the Panel are minded to grant permission, the application will need to be referred to the Government Office for the South East (GOSE) to provide an opportunity for the Secretary of State for Communities and Local Government to call the application in for a decision to be made. In that case a public local inquiry would be held. If the Secretary of State chooses not to call the application in, then the decision of the Panel would stand. 3 The application is supported by a planning application statement which covers the following: • A design and access statement • A statement of need • Site selection • Pre-planning consultations • Flood risk assessment • Traffic statement • Health and safety • Noise • Management of the site • Community safety and community input • Sustainability issues • Nature conservation issues • Traveller preferences A copy of the statement is attached as Appendix A to this report. In addition to the submitted plans, separate reports dealing with ecology, noise, tree issues and contamination accompany the application 4 The Key issues to be considered in dealing with the application are as follows: (i) Policy considerations including site selection and need (ii) Impact on the surrounding area (iii) Highway and other safety considerations. 7 ITEM NO. 10 (iv) Access to utilities and services SITE AND SURROUNDINGS 5 The application is in respect of open land with an area of 0.336 hectares on the east side of Stoneham Way and immediately south of the boundary with Eastleigh Borough Council. To the north of the site is open grassed land; to the east is the wooded watercourse known as Monks Brook and to the south is further open grassed land which gives way to a wooded area. The Stoneham Way frontage of the site is formed by a post and rail fence, trees and hedges. An access to the site and adjacent land from Stoneham Way is formed by a field gate. 6 A public footpath runs approximately east west between Monks Brook and Stoneham Way to the north of the site. The footpath links into the footpath which crosses Monks Brook and runs to the south alongside the brook eventually leading to Mansbridge Road. The footpath to the east also crosses the main Southampton to London railway line by means of an uncontrolled level crossing, eventually linking with Wide Lane opposite the Ford factory. The footway also turns north where it meets Stoneham Way. It continues to the north parallel with but separated from Stoneham Way by a fence and hedge until it reaches the pedestrian underpass beneath Stoneham Way and to the south of the M27 Motorway. Stoneham Way between its junction with High Road and the Motorway has no pedestrian footways. It is a classified (A335) dual carriageway with a 70 mph speed restriction on the northbound side of the dual carriageway is a lay by. 7 On the west side of Stoneham Way opposite the site there is open land and playing fields. To the south-west is the residential area encompassing Channel’s Farm Road, Bassett Green Road and Stoneham Lane. To the east of the site and of the railway line is Wide Lane with a mixture of commercial uses, the large Ford factory and associated car parking and the residential area encompassing Claudeen Close, Mardon Close and Grange Court. Further to the south is the High Road shopping centre which serves the surrounding community. APPLICATION DETAILS 8 The application is for full permission for the development of a transit site for Gypsies and Travellers with associated access for vehicles and pedestrians. 9 The development will include the following:- (i) a transit site for up to 12 caravans on 6 pitches (ii) each of the pitches within the site would be fenced and gated. Each would have its own single storey, heated utility block comprising a shower room with WC; and a washing room. The blocks would be built in brick and blockwork with a monopitch, metal panel roof. On each pitch there would be an electricity supply and parking for up to 3 vehicles .A raised grassed area would provide an amenity area and some separation between each of the plots. 7 ITEM NO. 10 (iii) a single storey management block providing an office, overnight accommodation and storage area; (iv) a childrens play area; (v) a refuse/waste storage area; (vi) the boundary treatment to the site would involve planted bunding or mounding around the north, east south and most of the west boundaries. Fencing would be provided as follows:- • 1.8 meter high concrete panel fencing on the bunding along the south, east and part of the west boundaries; • 2 meter high close-boarded acoustic fencing along the western boundary facing Stoneham Way • 2.4 meter high close-boarded timber fencing along the north boundary 10 The access has been designed to satisfy traffic speeds on Stoneham Way of 50 mph. A traffic regulation order will be promoted to introduce this reduction in the speed limit from 70 mph. The access would incorporate a bell-mouth measuring 11 meters wide at its narrowest and 20 meters deep to enable a towed caravan to pull-off the carriageway. The proposed gates would be double leafed steel gates with a height restriction barrier and designed to maintain the safety of children and to control dogs. The works would include the provision of a barrier on the central reservation of the dual carriageway to prevent right turns. The access would enable vehicles to enter the site where a large turning area would be provided. Outside the site a footway would be provided along the eastern edge of Stoneham Way linking the site back to High Road. No other access whether pedestrian or for vehicles would be provided to the site. 11 The proposed site would be approximately 140 m from the nearest dwellings in Claudeen Close on the east side of the railway line ; and approximately 230m from the nearest flats in Greenlea Crescent to the west of Stoneham Way . POLICY CONTEXT 12 Government planning policy on Gypsy and Travellers sites is set out in Circular 02/06. The advice was updated because of a failure to deliver adequate sites in many areas over the last 10 years. The intentions of the Circular include the following:- (a) to create and support sustainable, respectful and inclusive communities where Gypsies and Travellers have fair access to suitable accommodation, education, health and welfare provision, where there is mutual respect towards the environments in which they live and work (b) to reduce the number of unauthorised encampments and to make enforcement more effective (c) to increase significantly the number of sites in appropriate locations over the next 3 - 5 years 7 ITEM NO. 10 (d) to help to avoid Gypsies and Travellers from becoming homeless through eviction from unauthorised sites without an alternative to move to. 13 The Circular sets out a process whereby assessments of Gypsy and Traveller accommodation needs are identified. These needs are expected to be fed into the regional planning process which should identify the number of pitches required for each Local Planning Authority. The Local Development Framework should then identify specific site allocations to satisfy the required number of pitches. 14 Local authorities are advised to consider its own land in identifying specific sites together with consideration of un-used or under-used land owned by public bodies and other vacant land. Early consultation in the community is encouraged. Where a local planning authority has not allocated sufficient sites for Gypsy and Traveller needs the Inspector examining the Development Plan Document (DPD) as part of the local development framework could recommend that additional sites are included or may conclude that the DPD is unsound and should be withdrawn.
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