Morden Leisure Centre, Morden Park in the London Borough of Merton Planning Application No
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planning report D&P/3896/01 21 April 2016 Morden Leisure Centre, Morden Park in the London Borough of Merton planning application no. 16/P0882 Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Erection of a new leisure centre with access, parking, landscaping and ancillary work together with change of use of a parcel of land from recreational land to car parking for disabled users, and the demolition of existing Morden Park Pools, reinstatement of landscape and transfer to Metropolitan Open Land. The applicant The applicant is London Borough of Merton and the agent is DHA Planning. Strategic issues The principle of providing an enhanced sporting facility is supported in strategic planning terms. The application is considered to be in accordance with London Plan policies on leisure and sports facilities, MOL, historic environment, urban design, inclusive access, sustainable development and transport. Recommendation That Merton Council be advised that, on balance, the application complies with the London Plan, for the reasons set out in paragraph 93 of this report and does not need to be referred back to the Mayor. Context 1 On 14 March 2016, the Mayor of London received documents from Merton Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 22 April 2016 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Category 3D of the Mayor of London Order 2008: 3D ‘Development (a) on land allocated as Green Belt or Metropolitan Open Land in the development plan… and (b) which would involve the construction of a building of more than 1,000 square metres or a material change in the use of such a building. page 1 3 Once Merton Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself, unless advised otherwise. In this instance, the Council does not need to refer the application back to the Mayor, provided the conditions requested in this report are agreed to. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The 1.2 hectare site is bounded by Morden Park to the north, east and west. To the south of the site is the South Thames College campus. In the wider context Morden Park is mostly surrounded by residential development. 6 The site is designated as Metropolitan Open Land (MOL) in the London Plan and Local Plan, and additionally as Open Space in the Local Plan. The development is also located in the Upper Morden Conservation Area (CA). 7 The site is located to the west of Morden Town Centre and off the A24 London Road which forms part of the Transport for London Road Network. There are three bus routes within an acceptable (640 metres) walking distance of the site on London Road. Morden South Railway Station is located approximately 450 metres north east of the site. The site has a public transport accessibility level (PTAL) of 3, on scale of 1 to 6, where 6 is the most accessible. Details of the proposal 8 Conservation Area consent is sought for the demolition of Morden Park Pools, which lies within the Upper Morden Conservation Area and is listed as a positive contributor to the Conservation Area. The demolition site will then be landscaped and designated as MOL. 9 Full planning permission is being sought to erect a new leisure centre, which is to be located on MOL approximately 160 metres to the north of the existing Morden Park Pools site. The new facility will include: main swimming pool; learner swimming pool; diving; four court sports hall; fitness suite; spinning studio; two studios; wet and dry changing facilities; cafe; administration area; buggy store; and a first aid room. 10 A new plaza will be created outside the main entrance to integrate the leisure centre with the rest of Morden Park. This plaza will be located on the western side of the proposed building. A pedestrian boulevard will be created to connect the new leisure centre with the rest of Morden Park and the surrounding pedestrian access network. 11 As part of the scheme, a new access point to the existing car park will be created, located to the east of the Sports Hall. The existing Morden Park car park will be reconfigured as part of the application and six disabled spaces will be provided as well as six electric vehicle charging points. Case history 12 On 2 March 2016 a pre-application meeting was held at City Hall with GLA officers. The applicant was advised that whilst the proposal would be considered inappropriate development on MOL, the proposal to provide enhanced sporting facilities and to transfer the existing Morden Park Pools site to MOL was supported in strategic planning terms. Further details regarding MOL, inclusive access, sustainable development and transport were requested to be provided as part of any future planning submission. Strategic planning issues and relevant policies and guidance 13 The relevant issues and corresponding policies are as follows: page 2 Principle of development London Plan; the Mayor’s Economic Development Strategy Green Belt/MOL London Plan Historic environment London Plan Urban design London Plan; Shaping Neighbourhoods: Character and Context SPG; Housing SPG; Shaping Neighbourhoods: Play and Informal Recreation SPG Inclusive Access London Plan; Accessible London: achieving an inclusive environment SPG Sustainable development London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy Transport London Plan; the Mayor’s Transport Strategy; Land for Industry and Transport SPG 14 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the Merton Core Strategy (2011); the Sites and Policies Plan and Policies Map (2014) (also refer to all other relevant DPDs); and the 2015 London Plan (Consolidated with Alterations since 2011). 15 The following are also relevant material considerations: National Planning Policy Framework and the accompanying National Planning Practice Guidance. Principle of development Leisure Centre 16 London Plan Policy 3.16 ‘Protection and enhancement of social infrastructure’ recognises London’s need for additional and enhanced social infrastructure provision to meet the needs of its growing and diverse population. Policy 3.19 ‘Sports Facilities’ of the London Plan supports Policy 3.16 and aims to increase participation in, and tackle inequality of access to, sport and physical activity in London, particularly amongst groups/areas with low levels of participation. 17 The principle of redeveloping an existing leisure centre to provide an enhanced facility on a new site is supported and in accordance with London Plan policies 3.16 and 3.19. Metropolitan Open Land 18 London Plan Policy 7.17 ‘Metropolitan open land’ explains that the Mayor strongly supports the current extent of MOL and its protection from development having an adverse impact on the openness of MOL. This policy ascribes the same level of protection to MOL as the Green Belt, and states that inappropriate development should be refused except in very special circumstances. The site of the new leisure centre forms part of wider MOL, providing a sense of openness and relief from the built up development surrounding Morden Town Centre. 19 The NPPF and London Plan attach great importance to the protection of Green Belt land, and state that ‘inappropriate’ development (i.e. uses which fall outside the exceptions within the NPPF paragraphs 89 and 90) should be refused, except in very special circumstances and that development will be supported if it is appropriate and helps secure the objectives of improving the Green Belt. Paragraph 89 of the NPPF outlines exceptions to ‘inappropriate’ development; however, the proposal does not fall within any of these categories and therefore must be considered ‘inappropriate’ development within MOL. page 3 20 The NPPF states that ‘inappropriate’ development on Green Belt land should only be granted planning permission in very special circumstances. The applicant has outlined a very special circumstances case for the proposal to build a new leisure centre within MOL. Very special circumstances case 21 The applicant has set out a very special circumstances case to justify the need for a new leisure centre within Morden. The strategic priority to increase sports participation recognises the socio-economic benefits that can arise from physical activity. The applicant has highlighted the economic, health, and social and cultural benefits sport participation and physical activity can create. 22 The type, suitability and quality of infrastructure can create a huge impact on the likelihood of people trying a sport or activity for the first time and taking this up regularly. The applicant acknowledges that the existing building is at the end of its operational lifespan and offers a limited range of facilities, which results in the facility only being used by local residents. In addition, the existing building does not encourage a connection with the surrounding MOL.