To:Head of Planning

FAO: Mr David Vickers

APPLICATION NUMBER / WD/3077/CC

Applicant:Director of Children's Services

Location:Heathfield Leisure Centre, B2096, Cade Street, Heathfield, TN21 8RJ.

Development: Demolition of garage and erection of a two-storey extension to Leisure Centre to provide a swimming pool, gym and ancillary accommodation. 44 additional car parking spaces, landscaping and external lighting.

Road Name or Number / Consultation Date / Use Class
National Grid Reference / 559920121210 / Contact Officer / Ben Lenton
01273 336114

I recommend that any consent shall include the following attached conditions

1.The reconstructed access shall be in the position shown on the submitted plan (Drawing no SK104 A) and laid out and constructed in accordance with the attached HT407 form/diagram and all works undertaken shall be executed and completed by the applicant to the satisfaction of the Local Planning Authority prior to commencement of the use or works approved.

Reason: In the interests of the safety of persons and vehicles entering and leaving the access and proceeding along the highway

2.The development shall not be occupied until parking and turning areas have been provided in accordance with the submitted plan (Drawing No. SK104 A)and the areas shall thereafter be retained for that use and shall not be used other than for the parking and turning of motor vehicles

Reason: In the interests of the safety of persons and vehicles entering and leaving the access and proceeding along the highway

3.The reconstructed access shall not be used until visibility splays of 2.4m x 45m are provided in each direction at the junction with the major road. The splays are to be cleared of all obstructions exceeding 600 mm in height and kept clear thereafter.

Reason: In the interests of the safety of persons and vehicles entering and leaving the access and proceeding along the highway

  1. A Travel Plan statement is required in association with this development to ensure that private car trips to and from the site are reduced. The travel plan should include targets for reduced car use and a monitoring programme to ensure these targets are met. The Travel Plan should be secured by a S106 legal agreement between the applicant and East Sussex County Council as Highway Authority.

Vehicular Access

I would wish for the site access onto Cade Street to be re-constructed in accordance with our specification with a minimum width of 5.5m. I would also wish for the visibilityat the junction with the major road to be maximised in both directions with sight lines measuring a minimum of 2.4m x 45m in each direction.

Pedestrian Access

It is noted that the site is already served by a separate pedestrian access onto Cade Street. However, the section of footway that leads onto the north-east side of the road is very small with insufficient space for a group of people or a person with a push chair to stand. I would therefore wish for the footway to be formalised/upgraded and extended for a short distance along the site frontage. A drop kerb and tactile paving should also be provided in a suitable location to enable pedestrians to cross to the footway on the opposite side of the road.

Parking

The submitted Transport Statement indicates that the GFA of the proposed pool/changing rooms/gym equates to a total of 813sqm and that according to the County Councils standards the maximum parking provision is83 spaces. However, this calculation is considered to be inaccurate and I would question whether the GFA used provides a true indication of the parking requirement for a development of this type. I would therefore wish to recalculate the parking requirements for the proposal:

The County Councils parking standards indicate that 1 car parking space should be provided per 10sqm of pool/rink area plus 1 space per 10 spectator seats plus 1 space per 3 staff normally present.

From the submitted plan it is estimated that the proposed pool is approximately 250sqm. According to the parking standards this equates to 25 car parking spaces with an additional 1 to 2 car parking spaces for the 3 to 5 new members of staff. The total parking requirement is therefore (approx) 27 spaces.

Whilst acknowledging that additional parking would also be required for the gym/fitness studio element of the site the parking requirements for the developmentwould remain significantly lower than the original calculation suggested and much closer to the 45 spaces proposed.

This view is reinforced by the parking accumulation assessment carried out which indicates thatthe proposed extension is likely to attract no more than 19 vehicles to the site at any one time. Whilst this figure may be slightly higher in this instance due to the location and lack of alternative means of travel to the site, I remain satisfied that the 45 parking spaces proposed will be sufficient to meet the needs of the new facilities without there being a risk of parked vehicles over spilling onto the highway. It is also feasible to presume that there will be some cross visitation between the proposed swimming pool and the existing leisure centre facilities. This is likely to result in a reduction in the number of additional parking spaces required as well as the level of traffic that is generated by the development.

It is noted that some local residents have expressed concern regarding anexisting problem with vehicles parking on the highway during college or school drop off periods of the day. We would not wish to see offsite parking pressures exacerbated by the proposal; however, it would be difficult to justify an insistence on additional parking spaces being provided to solve a problem that is unrelated to the proposed facility.It is also noted that a survey of the existing car parking availability within the site indicates that there is considerable reserve capacity during the evening and weekend periods. Peak use of the car park is between 10am and 3pm on week days and it is considered likely that this is a result of 6th form students parking their vehicles during the school period and parents collecting their children at the end of the day.Most vehicle movements associated with the use of the proposed pool will occur outside of school hours and there should be little impact on traffic conditions at the start and end of the school day or on the number of parking spaces available within the site in between these periods. With this in mind a majority of the additional 45 parking spaces proposed can be made available for 6th formers’ use during the school day as well as for parents dropping off or collecting their children. As a result I am satisfied that the number of additional parking spaces proposed will be adequate to support the use of the new pool and gym facilities as well as being beneficial in terms of relieving some of the existing on-street car parking pressures associated with the neighbouring school.

Travel Plan Statement

Although a full travel plan is not required a travel plan statement will need to be submitted in order to ensure that private car trips to and from the site are reduced and to encourage the use of sustainable transport where possible.

The Travel Plan details can be agreed at a later date but will need to be secured by a S106 legal agreement between the applicant and East Sussex County Council as Highway Authority.

Signed: Ben LentonDate: 17/05/12

For Director of Economy Transport and Environment

On behalf of the Highway Authority

HT401

Ht407

THE AREA HIGHWAY MANAGER WILL REQUIRE NOTICE OF COMMENCEMENT OF WORKS ON OR ADJACENT TO THE HIGHWAY. SEE NOTE m) OVERLEAF.

Notes to be read in conjunction with attached highway comments and conditions

(a) In urban areas the treatment of the radii shall be accordance with the requirements of the Highway Construction Engineer.

(b) Any existing ditch shall be cleaned out to even fall and piped to a size to accept the maximum flow of water likely to arise (internal diameter 300mm or as agreed with the Highway Construction Engineer).

(c) Where an existing access is to be stopped up the applicant is required to raise the existing dropped kerb and make good the footway/verge and kerb.

(d) Any existing footway shall be made good with similar construction and surfacing.

(e) Where the edge of the carriageway is already defined by Continental Channel, dropped Continental Channel sections (if available) or concrete channel blocks shall be used instead of dropped kerbs and if necessary the transition between the constructions made in in-situ concrete to the satisfaction of the Highway Construction Engineer.

(f) Any gates are to be set back a minimum distance of 5 metres (11 metres for farm or industrial accesses) from the edge of the carriageway and are to open away from the highway.

(g) The applicant’s attention is drawn to the necessity to ensure that no surface water is allowed to flow from the development onto the highway and similarly no surface water from the highway should be allowed to flow into the site. The provision (by the applicant) of positive drainage measures may be required to collect any flow of surface water.

(h) Any necessary alterations to the property or services of, any statutory authority or undertaker shall be carried out at the expense of the applicant and under the supervision of such authority or undertaker to their satisfaction.

(i) If the requirements outlined in these details and/or notes conflict with the requirements of the Fire Officer then the Fire Officer’s requirements shall prevail.

j) Reference to Sub-Base (Type 1) in the access section diagram refers to graded granular sub base complying with Clause 803 Specification for highway works (SHW). (March 1998 updated with amendments including November 2005, May and November 2006 and May 2007) and subsequent amendments.

(k) You must ensure that the contractor has ten million pounds public liability insurance and one of their employees holds a current Supervisors New Roads and Street Works Act Certificate and at least one operative on site should hold an Operators Certificate. A list of contractors with the required certificates is available from the Network Coordination team on 0845 60 80 193. (If you decide to use one that is not on the list, you must ensure that copies of the certificates are supplied by the contractor to the Network Coordination team).

(I) Your attention is drawn to the fact that your contractor will have to book road space under the Traffic Management Act 2004. Please ask them to contact the Network Co-ordination Team on 0845 60 80 193 who will need at least 21 days notice of the commencement of works.

(m) The County Council charges a fee for Private Works Agreements (PWA) for works on or adjacent to the highway. Please contact the Construction and Planned Maintenance team on 0345 6080193 for a cost estimate. The Highway Inspectors require at least 15 days notice of your intention to commence works under a PWA in order that the necessary utility service checks may be completed before works commence. Three months notice is required for major schemes.

HT 407(2)