Construction of two storey modular building for provision of temporary office space.
Minutes:
The Principal Planning Officer presented the report and drew attention to the Supplementary Matters which reported that:
Representations:
One email received from the Southsea Clarence Esplanade Pier Company Ltd, requesting to make a deputation to the planning committee.
Highway Engineer comments:
This site forms a part of a transport interchange. It is well served by a high frequency bus service and is adjacent to both the Esplanade and Clarence Pier off street public car parks. However in the medium term the availability of public parking in close proximity to the site will be significantly reduced to facilitate the construction of the sea defence works when the Clarence Pier car park will be closed. During that period it is anticipated that the demand for parking will exceed the space available although this has been accepted as a necessary impact to allow the improvement of the sea defences.
The temporary accommodation proposed is only intended to operate for a 5-7 year period after which it would revert to the existing arrangement. During that period it would accommodate between 6 and 10 full time members of staff relocated from the existing offices at Merlin Quay. It is explained that 4 to 6 staff would routinely be in attendance at the office.
Whilst I am satisfied that the addition trip generation would be unlikely to have a material impact on the operation of the local highway network, no additional or alternative parking provision is proposed to accommodate the likely staff parking demand. This will arise when there is limited if any opportunity to accommodate that off site within a reasonable walking distance given the likely parking displacement during the closure of the Clarence Pier car park.
The Transport Statement seeks to establish the accessibility of the site by active modes of travel although in so doing it draws from the outdated IHT guidance ‘Providing for Journeys on Foot’ which suggests that maximum walking distances to school of up to 2000m are acceptable. This significantly overstates the accessibility of the site when compared with the current CIHT guidance ‘Planning for Walking’ which recommends 800m walking districts.’ As a consequence this section of the TS should be given little weight.
In summary this proposal would increase the demand for on-street parking during the period when the demand for parking will exceed the capacity available. This will make it more inconvenient for people to find a place to park and result in vehicles driving around the area hunting for a parking space with the consequent implications for air quality / pollution which you should give due weight to in your determination of the application.
The Officer's report already addresses these matters.
Written deputations were read out as part of the officer presentation from:
· Jill Norman, Southsea Clarence Esplanade Pier Co Ltd
· Griffon Hoverwork, agent
Deputations are not included in the minutes but can be viewed on the livestream on the following link https://livestream.com/accounts/14063785/planning-27apr2021
Members' Questions
In response to questions from members, officers explained that:
· It is unclear why the Southsea Clarence Esplanade Pier Co Ltd mentioned a three-year period for the building rather than five years; it may be because it would bring forward a permanent proposal more quickly. The five-year period is one of the conditions set by the Local Planning Authority.
· The issue of grit blasting the funfair's buildings cannot be considered as part of the application as it has no relation to the running of the hovercraft or the size and frequency of hovercrafts. A condition would not be justified.
· The applicants have not submitted a travel to work plan. They have said the area is well served by public transport and staff are encouraged to travel sustainably. A plan would not normally be required for a development of this size.
· Although the Solent is subject to longshore drift which can lead to erosion there has been no investigation into the effect of moving beach material such as shingle. Mitigation for the loss of an area of vegetated shingle near the proposed building has been agreed with the County Ecologist.
·
Work on the sea defences, for which permission has
already been granted, will not affect the proposed development. The
council is the freeholder of the land and Asset Management deal
with leaseholders. The question of compensation arising from the
sea defences work is not a matter for consideration.
Members' Comments
· Members felt the proposal would develop Portsmouth's maritime industries and create local jobs. Griffon Hoverwork are a global company and manufacture hovercrafts that are used in South America, including on the Amazon to tackle drug traffic.
· The issue with the funfair's buildings is an ongoing matter that both parties need to discuss.
· The proposed building is temporary and is not dissimilar to Griffon Hoverwork's building in Ryde.
· Travel to work is a city-wide issue and matters such as expensive train travel need resolving.
RESOLVED to grant conditional planning permission as set out in the officer's committee report and the Supplementary Matters report.