Change of use from student halls of residence (class C1) to interim accommodation for the homeless (sui generis).
Minutes:
The Senior Planning Officer presented the report and drew attention to the Supplementary Matters document which reported that:
Additional Consultation Response:
Crime Prevention Design Advisor
Broad support, conditional upon residents being at the appropriate stage of their recovery to reside within this style of accommodation, the provision of effective onsite support for the residents at all times and the fitting of appropriate physical security measures.
Reviewing the information held by Hampshire Constabulary for the period 20/9/20 to 6/1/21, there were 45 reports of incidents relating to the premises.
City centre location with nearby open spaces. Our concerns centre on the possible problems from residents both within the accommodation and within the local area. Hampshire Constabulary recognises the need for accommodation for the homeless to assist with their journey back to a more normal lifestyle. Effective management / support of the residents is key to reducing the opportunities for crime and disorder.
To provide for the safety and security of residents and visitors, the external doors should be fitted with an electronic door access system. The system should provide for fob access for residents and staff and audio and visual access for visitors. If entry is gained into the building it is possible to access all parts of the building, this increases the vulnerability of the building to crime and anti-social behaviour (ASB). To reduce that vulnerability, a CCTV system should be installed within the building, to provide images of the external doors, stairwells, lifts, other common access ways, the office and communal facilities, and basement.
Planning Officer's comment: The response relating to the 45 reports of incidents cannot categorically be claimed that the incidents were resultant from occupants of the premises. The applicant has provided the Council with a copy of their Management Plan. There is an entrance intercom on the front door, and to each occupier's room, and an individual key to each occupier's room. This plan together with the CCTV provisions which are controlled by condition, are considered sufficient measures to ensure the safety and security of the premises.
Further Representation
The University of Portsmouth has submitted an objection. A summary of the comments raised are as follows:
(i) The university is supportive of the need for a solution to homelessness in the city and supported the use during the pandemic, but it was never envisaged that this would become a permanent location. This objection is not to be perceived as ‘anti-homeless’ but to identify and raise concerns about the impact the use of this specific building and its management has had on the users of the City Centre Campus. The University is set to return to business as usual from early / mid-March. There is clearly a change in planning circumstances in the near future with more people interacting with the local area than what was experienced when the change of use first happened and since the temporary permission was granted.
(ii)There have been a number of incidents that occurred involving university students and staff, which has led to concerns over the safety, security and amenity.
(iii) The university feel that it is too soon to grant permanent permission, the temporary permission allows for the use to be monitored and managed safely and effectively. A permanent permission should only be granted after the temporary permission has been assessed and expired.
(iv) There will be times of the day when Registry full staff surveillance of all residents is not possible, eg having lunch
(v) Rough sleepers who associate with The Registry have used the University's hygiene stations to wash. Individuals have also hidden within toilets in an attempt to sleep overnight.
(vi) Large groups congregate next to Mercantile House which the university own.
(vii)Hypodermic needles have been found within the grounds of St Andrews Court.
(viii) Vehicles have been parked in the University's House car park, which had to be moved on in case of potential drug dealing.
(ix) The safety and security concerns have a direct impact on staff and students, as well as the wider perception of the University
(x) Hampshire constabulary received 25 reports of incidents 1st October – 12th November 2020 in relation to the building, which may not reflect those incidents occurring in the surrounding area. Increased to 45 over 20th September – 6th January 2021
(xi) Suggested that there should be a patrol around the external areas of the building that would ensure there is staff presence around the building as well as inside.
(xii)It would appear as though the safety measures in place are not working.
(xiii) Proposal is contrary to policies PCS4 and PCS23
(xiv) In conclusion, wish to see a number of factors demonstrating the success of the temporary permission, after which, it should then be considered appropriate to assess the permanent change of use. These include reduction in the number of incidents, exclusions, details of 'moving-on'.
Planning Officer's comment: It became apparent prior to the determination of the temporary planning permission that a permanent application had been submitted and was to be determined imminently.
The premises has sufficient shower and cleaning facilities to cater for the occupiers of the premises, on this basis there is no need for the occupiers to wash outside of their own accommodation.
With regards to any illegally parked cars, these should be moved along in the normal fashion, by public or private traffic enforcement, or any suspected illegal activity reported to the police.
These and other incidents raised cannot be categorically related to occupiers of The Registry.
The applicant has a robust management process and tenancy, and strict eviction policy, for use if/when necessary. The applicant works closely with the Police, community Warden team and the Rough Sleeper Partnership Board, to ensure the best-possible cross-agency support is provided.
Officers have considered the policy position as part of both the Temporary consent as well as the current permanent proposal and has recommended that the proposal is policy compliant. The applicant is a responsible authority will continue to work with the various agencies, and with the University, to provide vital accommodation and support, to prevent difficulties in the first place, and address any new issues as-and-when they arise.
The officer's recommendation remained unchanged.
It was noted that Councillor Fuller had dropped out of the meeting at the start of this item and although he had since re-joined, he had not heard the officer's presentation and therefore would not Chair this item nor vote.
Councillor Darren Sanders, Cabinet Member for Housing and the Prevention of Homelessness gave a deputation on three applications: The Registry, Kingsway House and the former Elm Grove Library. Deputations are not included in the minutes but can be viewed on the livestream on the following link Planning Committee 9 March 2021 on Livestream.
Members' Questions
In response to a question, Councillor Stagg explained that she had asked the Safety Team to look into the possibility of installing bollards at the front of the premises to enhance the safety of residents. The planning officer added that this had been raised by the committee in January and is outside of the application site. He added that the land is probably managed by Highways.
Members' Comments
Members agreed that the barriers were outside this committee's remit and noted that the pavement was narrower outside the Hampshire Boulevard further up the road.
It was felt that this was a very successful programme and the staff should be congratulated for their high quality work.
The premises' overall size and room sizes were considered to be appropriate for the tenants and their belongings.
Members were disappointed that the university has not offered to help fund and run courses for the residents at the Registry to help them get back on their feet and that the university had not reported the incidents that it had listed in its deputation.
Councillor Matthew Atkins joined the meeting at this point. He declared that he had no interests to declare and would not vote on this application.
Resolved to grant conditional planning permission as set out in the officer's committee report and the Supplementary Matters report.