ITEM 13
Application Number
07/2010/0422/FUL
Address
Leyland Leisure Centre
Lancastergate
Leyland
PR25 2EX
Applicant
South Ribble Borough Council
Development
Formation of mini skatepark.
Officer Recommendation
Approval
Report Summary
The application relates to a small area of infill land within the Leyland Leisure Centre
curtilage and adjacent the Tesco Extra car park. A purpose built skate and BMX facility has
been acquired and it is proposed to locate this facility within this area of land. There has
been a demand for such a facility for a number of years which public consultation into the
Leyland Masterplan clearly showed. Due to its location adjacent leisure facilities, the
proposal is considered favourably in compliance with policies LTC3, LTC4 and QD1 of the
South Ribble Local Plan.
Site and Surrounding Area
The application site is an area of unused open space adjacent the Leyland Leisure Centre.
The area is within the Leyland Town Centre close to the Tesco Extra supermarket which lies
to the east. The Police Station and Court buildings and Library are located along
Lancastergate to the north together with a small apartment block. To the south of the
application site are residential properties on Fox Lane and to the west is the Woodlea
Primary School complex and an Air Training Corps building.
Planning History
There have been a number of planning applications to the Leisure Centre over the years with
the most recent being in 2009 for minor alterations to the building, including a change of
colour.
Proposal
The proposal is for the installation of a skate and BMX facility within the Leisure Centre
boundary. The equipment is a mini half pipe skate park in steel and measures 8.1m by 3.4m
with a platform height of 2.68m. The platform floors are to be no higher than the adjacent car
park surface level. It is set on an area of tarmac measuring 13.2m by 8.9m with a tarmac
path leading to it from the existing footpath network around the Leisure Centre. Two 'grind'
rails are also proposed, one at 3.0m long and one at 0.75m long. A 2.4m high weldmesh
fence in green is proposed to the rear of the new facility to separate the 'courtyard' area of
the Leisure Centre from the facility. A building mounted flood light is proposed to light the
facility and a 'Derby slimline' bin is also proposed.
Summary of Publicity
Neighbouring properties were notified and a site notice posted with ten letters of
representation being received, three in support of the proposal and seven objecting on the
following grounds:
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Noise and disturbance
A similar facility was opened in Garstang this year and closed just 3 weeks later due
to noise - a waste of public money
Funding for the scheme
Inappropriate Location
Worden Park would be better location
Light pollution
No details of construction or materials
No facility to close/lock up at night
Inadequate facility
Summary of Consultations
Environmental Health commented regarding the materials to be used for the equipment
and flooring. They requested that details be submitted of measures to dampen the noise
created by skaters and the floor surface which should offer a level of absorption to reduce
the likelihood of injury. Environmental Health also commented that the lighting should be
directed and shielded to avoid nuisance to neighbouring residents and that the lighting be
turned off between the hours of 11pm and 7am to ensure the equipment is not used during
the night time. It is therefore considered appropriate to impose conditions in line with these
requirements. Environmental Health further suggested that the equipment be located
between the walls of the Leisure Centre to ensure that the walls provide an acoustic barrier
to the noise and the equipment should also be located at the lowest ground level possible.
Amended plans were requested and received in line with this requirement.
MAPS raised no objections to the proposal but commented that the lighting times for the
proposed building mounted flood light would be agreed by the Neighbourhood Policing Team
once the park is operational.
Policy Background
The application site is within the Leyland Town Centre boundary and therefore Policy LTC3
applies in consideration of the proposal. With in the town centre, existing businesses will be
allowed to expand and changes of use to shopping and commercial development, including
those from non-commercial property, will be permitted, subject to criteria in Policy LTC4
being satisfied.
In Policy LTC4 proposals to provide, redevelop or extend retail, leisure or commercial uses
will be considered on the basis of the following criteria:
a) Design and siting of the proposed development;
b) Provision of car parking and servicing and
c) Impact on surrounding land uses, particularly where these are predominantly residential.
In terms of the design of the proposal, Policy QD1 applies which seeks to ensure
development proposals are well related to neighbouring buildings and to the locality. The
layout, design and landscaping should be of a high quality which reflects local
distinctiveness. Development proposal cannot prejudice highway safety and should make
appropriate provision for car parking and servicing. Development should also ensure that
any noise/disturbance will not be detrimental to the amenity of the area and will not cause
harm to neighbouring property by leading to overlooking and loss of privacy.
Material Considerations
Relationship to Neighbours
The application site is located on a small infill grassed area to the south-eastern elevation of
the existing leisure centre. Residential properties lie approximately 80m to the south of the
application site, separated by the Tesco Extra car park and bunding to its southern boundary
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which is also lined with trees and shrubbery. As such the proposal will not be visible to
neighbouring residents.
Impact on Character of Area
The area has no overriding character and is in mixed use with Tesco Extra car park to the
east, the leisure centre building to the west, residential properties to the south and Tesco
petrol filling station, the police station and law courts to the north.
As the proposal is within the leisure centre curtilage and located in an infill area on the
buildings south-eastern elevation, it is considered to be in keeping with the character of the
area.
Design and Appearance
The skate/BMX facility is a purpose built steel structure measuring 8.1m by 3.4m finished in
green with yellow railings to the ramp tops. It is located in a tarmac area of 13.2m by 8.9m
with a 2.4m high weld mesh fence in green to secure the remaining courtyard area to the
leisure centre. The design and appearance is considered to be appropriate in this location.
Noise
Neighbouring residents have objected to the proposal on the grounds of noise and
disturbance. Amended plans were requested and received to move the facility further into
the infill area of land to enable the facility to be more enclosed by the Leisure Centre
buildings. The facility is also sited at a lower level than the car park and the intervening land
will also act as an acoustic bund. Residential properties are located approximately 80m from
the application site and the new siting of the proposal together with the lower ground level
will both assist in deadening potential noise. Furthermore, the Tesco Extra car park with its
recycling facility lies between the site and these residential properties which itself has
bunding, trees/shrubs to the boundary. Furthermore, it is considered appropriate to impose
a condition requiring noise mitigation measure be submitted prior to installation of the facility.
It is therefore considered, with appropriate mitigation, the proposal is acceptable and would
not result in an unacceptable level of noise, affecting residential amenity.
Lighting
Neighbouring residents have also objected to the proposed lighting to the facility.
Environmental Health also commented that the lighting equipment should be directed and
shielded to avoid nuisance to residential properties in the area. It is therefore considered
appropriate to control the levels of luminance and times the lighting may be in use by way of
a condition requiring a lighting scheme to be submitted prior to installation of the facility.
Other matters
In terms of the other issues raised by neighbours objecting to the proposal, it is understood
that a similar facility in Garstang closed after three weeks due to noise. It is not appropriate
to make comparison with another scheme as the location, design etc may not be
comparable. Nevertheless, information has been sought from colleagues at Wyre Borough
Council who clarified that the skateboard facility was indeed removed after a few weeks in
order to have noise dampening measures implemented
Funding for the scheme is not a material planning consideration and cannot be taken into
account when determining this application.
With regards to the location of the facility, the proposal is for a much needed facility for young
people, identified in the consultation exercise for the Leyland Masterplan. It is located
adjacent an existing leisure facility which is considered to be a more controlled location,
close to current 'informal' activities. No facility to close/lock up at night has been provided as
the facility is intended to have 'open' use. Furthermore, the facility and site have been
selected to be as low maintenance as possible with ongoing maintenance for the equipment
being built into the Parks Team's maintenance programme.
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A resident has suggested the Worden Park would be a better location for the facility. There
may be a number of other alternative locations for the proposal. However, the main issue to
determine in relation to this application is whether the proposed location is acceptable not
whether other sites would be more suitable.
In terms of the objection that the skatepark is an inadequate facility and the idea has been 'ill
thought out' are considered unfounded. Public consultation into the Leyland Masterplan
clearly showed a public demand for a skate park facility. The project has support from a
range of partners including SERCO, Lancashire Constabulary, the Leyland Project, Central
Lancashire Primary Care Trust, South Ribble Community Safety Partnership and Fusion.
CONCLUSION
The proposal is for a much needed facility for young people and is located adjacent an
existing leisure facility. This area as a whole is widely used by members of the public and it
is considered there will be no greater undue impact in terms of noise and disturbance from
the proposal than from these existing uses. The project has support from a number of South
Ribble Borough Council's partners and public consultation has been carried out which shows
a need for such a facility. For the reasons outlined above, the proposal is considered to
accord with policies LTC3, LTC4 and QD1 of the South Ribble Local Plan and the application
is therefore recommended for approval subject to the imposition of conditions.
RECOMMENDATION:
Approval.
RECOMMENDED CONDITIONS:
1.
That the development must be begun not later than the expiration of three years
beginning with the date of this permission.
REASON: Required to be imposed pursuant to section 91 of the Town and Country
Planning Act 1990.
2.
The prior to the Skateboard/BMX facility being installed, details of noise dampening
measures are to be submitted to the Local Planning Authority and agreed in writing.
The agreed measures shall be implemented before the first use of the equipment and
thereafter retained.
REASON: In the interest of residential amenity and in accordance with Quality of
Development Policy QD1 of the South Ribble Local Plan.
3.
That prior to the skateboard/BMX facility first being brought into use, details of the
external lighting scheme shall be submitted to the Local Planning Authority and
approved in writing. The approved lighting scheme shall not operate between the
hours of 11.00pm and 07.00am.
REASON: In the interest of residential amenity, in accordance with Quality of
Development Policy QD1 and Environment Policy ENV24 in the South Ribble Local
Plan.
RELEVANT POLICY
LTC3 Other Development within the Town Centre
QD1 Design Criteria for New Development
LTC4 Criteria for Determining Applications
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