Agenda item

This application was for the erection of a two-storey parish community facility building with associated car park on land adjacent Lawley Village Primary Academy, Bryce Way, Lawley, Telford, Shropshire

An update report was tabled at the meeting and set out details in relation to It a Financial Contribution of £5000 towards Travel Plan Monitoring, as well as a Section 106 Monitoring Fee.   Payment of the planning obligations would be via a Memorandum of Understanding (MoU) with the applicant/landowner, instead of an upfront payment.

This application was before Members due to the significant number of objections which had been received.  

Councillor Z Hannington, Ward Member, spoke in support of the application and expressed that the growth and transformation had brought with it a pressing need for the development.  It was much more than just constructing a building, it was an essential social infrastructure intended to bring together, support and empower a diverse community whose current facilities were no longer sufficient.   The site sat within the Lawley Sustainable Urban Extension and fully aligned with Strategic Policy SP1 and Policy COM1.  It was 300 metres from Lawley local centre and accessible by foot, cycle and public transport.   The current centre was outdated, energy inefficient and booked solid from morning through to late evening with groups turned away regularly due to lack of room or time.  Lawley’s population had surged to over 12,000 residents and would head beyond 15,000 as new homes were filled.   This application was for a purpose-built centre with a much larger main hall, flexible rooms for clubs and classes, meeting spaces, a welcoming foyer and café.  Proper storage would ensure regular groups could function. Six full-time equivalent jobs would be created and it would give local organisations the certainty and capacity they required.   In relation to matters of funding, these were not relevant to the planning decision.  The school facilities could not meet the community need due to safeguarding, restricted hours and the busy school day limiting community access and they could not deliver the flexible evening weekend and multi -use access that residents and voluntary groups relied on.   The proposal complemented the provision and would not replace the current offer.  There was no conflict with Policy NE6 in relation to green network and there were no technical objections from Highways, Drainage Team, Environmental Health or the Coal Authority and the Healthy Spaces and Ecology Officers supported the application subject to conditions.

Councillor M Boylan, Lawley and Overdale Parish Council, spoke in favour of the application as the Chair of the Parish Council.  Online and face to face consultation had taken place with residents on the application, together with surgeries and drop-in sessions.  Comments that had been received had been fed into the application process.  There was a robust business plan and business case for a community asset which was much needed within the area.  The school could not be utilised during the day and all other options, such as extending the school, had been explored and alternative sites within the Parish boundary had been considered.  There were no other buildings within the area that could be converted.  It was asked that Members support the application.

Mr John York, member of the public, spoke in support of the application which had been approved in the Lawley SUE Master Plan some 21 years ago but had never materialised.   The current community centre was a 1903 building leased from the Council and was of minuscule size, poorly heated, poorly ventilated and poor in every respect.  It was not conducive to the expectation or needs of the additional 9,000 residents generated from the largest development in Telford and the West Midlands.   The transition of the school to academy status meant that the community use agreement could no longer have its intended all-day segregated usage.   Weekend use now incurs a charge.  A modern hub was required to satisfy population needs.  The application was of good design and in keeping with the surrounding area and has taken into consideration concerns of the residents.  Although extra traffic movement was inevitable, it would be manageable with the overflow car park and by usage of the school car park and this parameter already existed in planning terms upon its first approval and the facility was within the Lawley SUE boundary. Concerns were raised regarding the financing of the development as residents were to have this facility at nil building cost via the approved plans, but it has now come to light that the residents of Lawley will have to finance this multimillion cost via a loan and possibly some grants.

The Planning Officer The site was located within the defined urban boundary of Telford and located within the Lawley SUE with Policy COM 1 of the adopted Local Plan being relevant in relation to supporting new community facilities where they met the needs of local residents.  The business case set out the need for a relevant purpose-build facility suitable for a wide arrange of groups to hold events, community activities and generating income for the parish council.  The development would sit next to the primary school and it was only 300 metres from the defined local Lawley Square which was considered sustainable.  In relation to noise and concerns raised regarding noise, light pollution and overlooking, noise and odour assessments had been submitted and the Environmental Health Officer considered these acceptable subject to conditions controlling hours of operation and management of amplified music and noise.  The development was two storeys with the exception of the lift shaft.  Separation distances measured between 23 and 25 metres which was considered acceptable.  The applicant has been asked to obscure glaze the first-floor lower panels that are facing the properties opposite on Bryce Way.  A lighting assessment was not currently available but this would be conditioned.  Concerns regarding funding were noted but they were not a material planning consideration.  In relation to the Community Use Agreement, this had not currently been formally discharged and this element was not being removed from the school and it was unlikely that all of the objectives could be met through the existing school.  There were no technical objections from statutory consultees and it was asked that the application granted subject to the conditions, informatives and the Memorandum of Understanding.

During the debate some Members welcomed the new facility and the positive benefits for local communities.  A query was raised regarding the opening hours with it being close to a residential area and asked if these could be shortened.  Other Members welcomed the application with enforceable conditions in relation to acceptable limits on noise, evening music, café use and amplified music.  The independent access and management being separate from the school was also welcomed, particularly in relation to safeguarding.  Concerns were raised in relation to the loss of parking bays on the street, congestion, lack of bus stops, the size of the rooms and the funding.

The Planning Officer confirmed that conditions were breached then the Enforcement Officers would investigate and engage with the applicant and, if necessary, take stronger action.  Noise could be monitored if there were complaints.  The morning opening hours were in line with that of the school breakfast club and it was felt this would not add any undue noise or disruption.  This would also ensure that the use of the facility was as flexible as possible.  A purpose built car park would serve the development and the reconfiguration of Bryce Way would be conditioned in relation to the street lighting, trees and the revised lay-by.  In relation to the size of the rooms these were flexible in nature and could be subdivided and there would be storage space for regular groups.

On being put to the vote it was, unanimously:

RESOLVED – that delegated authority be granted to the Development Management Service Delivery Manager to grant planning permission (with the authority to finalise any matter including condition(s), legal agreement terms, or any later variations) subject to the following:

a)    the applicant/landowner providing a Memorandum of Understanding Agreement relating to:

i)          Travel Plan to the value of £5,000; and

ii)         Section.106 monitoring fees to the value of £250 (plus indexation).

b)   the condition(s) and informative(s) set out in the report and update report (with authority to finalise conditions and reasons for approval to be delegated to Development Management Service Delivery Manager).