Lcatin Barnet Burnt Oak Leisure Centre Watling Avenue Edgware HA8 0NP Reference: 16/2838/S73 Received: 28th April 2016 Accepted: 28th April 2016 Ward: Burnt Oak Expiry 23rd June 2016 Applicant: Prpsal: Mr Brian Page Variatin f cnditin 1 (Hurs f Use) f planning permissin H/01110/14 dated 06/05/14 fr, 'Variatin f cnditin 1 (Hurs f Use) f planning permissin W/01483M/05 dated 23/03/05 fr ('Variatin f Cnditin 10 f planning permissin reference W01483D/01 dated 12.09.01 t extend pening hurs f the centre nly by ne hur frm 9am t 8am, Mnday-Friday.) Variatin is t allw the centre t pen at 7.30am Mnday t Friday.' Variatin t extend the pening hurs f the Gym and studi t 6.45am t 10pm Mndays t Fridays nly Recmmendatin: Apprve subject t cnditins 1 The Leisure Centre and car-park shall nt be pen t the public befre 07.30 r after 21.00 n Mndays t Fridays and befre 09.00 and after 18.00 n Saturdays, Sundays r Public Hlidays excluding the gym, studi and car park (fr users f the gym and studi nly ) t the Leisure Centre that shall be pen t the public at 06.45am - 10.00pm Mnday - Fridays. The external areas (excluding car park) shall nt be pen t the public befre 09.00 r after 21.00 Mndays t Fridays and befre 09.00 r after 18.00 n Saturdays, Sundays r Public hlidays. Reasn: T prtect the amenities f adjining residential ccupiers. Infrmative(s): 1 The plans accmpanying this applicatin are: Nise Impact Assessment; Applicatin Frm 2 In accrdance with paragraphs 186 and 187 f the NPPF, the Lcal Planning Authrity (LPA) takes a psitive and practive apprach t develpment prpsals,
fcused n slutins. The LPA has prduced planning plicies and written guidance t assist applicants when submitting applicatins. These are all available n the Cuncil's website. A pre-applicatin advice service is als ffered. The LPA has negtiated with the applicant/agent where necessary during the applicatin prcess t ensure that the prpsed develpment is in accrdance with the Develpment Plan.
Officer s Assessment 1. Site Descriptin The applicatin site cmprises f a large detached purpse built sprts building knwn as 'Burnt Oak Leisure Centre' lcated t the suth f Watling Avenue with Mstyn Rad t the east, Blundell Rad t the suth and Mntrse Avenue t the west. The building is set back frm the main highway f Watling Avenue, t the rear f the residential prperties with vehicle access sited in between n's 204 and 206 Watling Avenue. The leisure centre features an indr gym studi and sprts hall psitined n the western side f the site, tennis curts lcated in the nrthern crner, a turfed pitch in the centre f the site and pen fields at the suthern and eastern crners. A car park is lcated t the nrtheastern bundary f the site and is accessed frm Watling Avenue. The applicatin site is lcated within the Watling Estate Cnservatin Area. The leisure centre is bunded by residential gardens f dwellings facing nt Watling Avenue and Blundell Avenue separated by a buffer f high dense trees. The site currently perates between 7.30 t 21:00 Mnday t Friday and 09:00-18:00 Saturdays, Sundays and Public Hlidays. 2. Site Histry Reference: 15/07006/S73 Address: Barnet Burnt Oak Leisure Centre, Watling Avenue, Edgware, HA8 0NP Decisin: Refused Decisin Date: 29 February 2016 Descriptin: Variatin f cnditin 10 (Opening hurs) f planning permissin W01483D/01 dated 12/09/2001 fr `Cnstructin f part single, part 2 strey sprts and cmmunity centre with assciated car parking. Variatin t include change f hurs frm Mnday t Friday 7.30am - 9pm t 6.45am - 10pm Reasn: 'Insufficient infrmatin has been prvided t accurately determine ptential nise effects n the amenity n adjining residential ccupiers. In the absence f this infrmatin, the develpment wuld have a detrimental impact n the amenity f neighburing ccupiers cntrary t Plicies DM01, DM04, DM06 and DM13 f the Barnet Develpment Management Plan DPD and Plicy CS5 (Prtecting and enhancing Barnet's character t create high quality spaces) f the adpted Barnet Cre Strategy.' Reference: H/01110/14 Address: Barnet Burnt Oak Leisure Centre, Watling Avenue, Edgware, HA8 0NP Decisin: Apprved subject t cnditins
Decisin Date: 6 May 2014 Descriptin: Variatin f cnditin 1 (Hurs f Use) f planning permissin W/01483M/05 dated 23/03/05 fr ('Variatin f Cnditin 10 f planning permissin reference W01483D/01 dated 12.09.01 t extend pening hurs f the centre nly by ne hur frm 9am t 8am, Mnday-Friday.) Variatin is t allw the centre t pen at 7.30am Mnday t Friday. Reference: W01483M/05 Address: Barnet Burnt Oak Leisure Centre Watling Avenue Edgware Middlesex HA8 0NP Decisin: Apprved with cnditins Decisin Date: 23 March 2005 Descriptin: Variatin f Cnditin 10 f planning permissin reference W01483D/01 dated 12.09.01 t extend pening hurs f the centre nly by ne hur frm 9am t 8am, Mnday t Friday. 3. Prpsal The prpsal seeks cnsent fr: The variatin f cnditin 1 (Hurs f Use) f planning permissin H/01110/14 dated 06/05/14 fr the 'variatin f cnditin 1 (Hurs f Use), f planning permissin W/01483M/05 dated 23/03/05 fr variatin f cnditin 10 f planning permissin reference W01483D/01 dated 12/09/01 t extend pening hurs f the centre nly by 1 hur frm 9.00am t 8.00am, Mn - Fri.) Variatin is t allw the centre t pen at 7.30am Mnday t Friday'. Variatin t extend the pening hurs f the gym and studi t 6.45 t 10pm Mn- Fridays nly. 4. Public Cnsultatin Cnsultatin letters were sent t 202 neighburing prperties. 10 letters f supprt have been received that make the fllwing pints:- Extending the pening hurs especially in the mrning wuld be beneficial t the lcal cmmunity Impact n the surrunding area wuld be minimal given that main rad is in clse prximity and generates nise. Burnt Oak needs t ffer what the public want. Need t cmpete with ther areas and have gd amenity and facilities. 5 bjectin representatins have been received that raise the fllwing:- Nise and disruptin. Peple in surrunding prperties shuld be entitled t peace and quiet. Suffering n a daily basis with sptlights blaring in ur windws. Cannt pen ur windws t peple shuting and lud speakers. Residential area 4.1 Internal Cnsultatin Envirnment Health - N bjectin
5. Planning Cnsideratins 5.1 Plicy Cntext Natinal Planning Plicy Framewrk and Natinal Planning Practice Guidance The determinatin f planning applicatins is made mindful f Central Gvernment advice and the Lcal Plan fr the area. It is recgnised that Lcal Planning Authrities must determine applicatins in accrdance with the statutry Develpment Plan, unless material cnsideratins indicate therwise, and that the planning system des nt exist t prtect the private interests f ne persn against anther. The Natinal Planning Plicy Framewrk (NPPF) was published n 27 March 2012. This is a key part f the Gvernments refrms t make the planning system less cmplex and mre accessible, and t prmte sustainable grwth. The NPPF states that 'gd design is a key aspect f sustainable develpment, is indivisible frm gd planning, and shuld cntribute psitively t making places better fr peple'. The NPPF retains a presumptin in favur f sustainable develpment. This applies unless any adverse impacts f a develpment wuld 'significantly and demnstrably' utweigh the benefits. The Mayr's Lndn Plan 2015 The Lndn Develpment Plan is the verall strategic plan fr Lndn, and it sets ut a fully integrated ecnmic, envirnmental, transprt and scial framewrk fr the develpment f the capital t 2050. It frms part f the develpment plan fr Greater Lndn and is recgnised in the NPPF as part f the develpment plan. The Lndn Plan prvides a unified framewrk fr strategies that are designed t ensure that all Lndners benefit frm sustainable imprvements t their quality f life. Barnet's Lcal Plan (2012) Barnet's Lcal Plan is made up f a suite f dcuments including the Cre Strategy and Develpment Management Plicies Develpment Plan Dcuments. Bth were adpted in September 2012. - Relevant Cre Strategy Plicies: CS NPPF, CS1, CS5. - Relevant Develpment Management Plicies: DM01, DM02, DM06, DM13 The Cuncil's apprach t extensins as set ut in Plicy DM01 is t minimise their impact n the lcal envirnment and t ensure that ccupiers f new develpments as well as neighburing ccupiers enjy a high standard f amenity. Plicy DM01 states that all develpment shuld represent high quality design and shuld be designed t allw fr adequate daylight, sunlight, privacy and utlk fr adjining ccupiers. Plicy DM02 states that where apprpriate, develpment will be expected t demnstrate cmpliance t minimum amenity standards and make a psitive cntributin t the Brugh. The develpment standards set ut in Plicy DM02 are regarded as key fr Barnet t deliver the highest standards f urban design. Supplementary Planning Dcuments Sustainable Design and Cnstructin SPD (adpted April 2013)
- Prvides detailed guidance that supplements plicies in the adpted Lcal Plan, and sets ut hw sustainable develpment will be delivered in Barnet. 5.2 Main issues fr cnsideratin The main issues fr cnsideratin in this case are:- - Whether harm wuld be caused t the living cnditins f neighburing residents. 5.3 Assessment f prpsals The impact n the amenity f adjining prperties and the character and appearance f the cnservatin area. 'Burnt Oak Leisure Centre' is bunded by residential gardens f dwellings facing nt Watling Avenue and Blundell Avenue separated by a buffer f high dense trees. The site currently perates between 7.30 t 21:00 Mnday t Friday and 09:00 t 18:00 Saturdays, Sundays and Public Hlidays. This applicatin seeks t limit the extended pening hurs t just the gym and studi lcated inside f the leisure centre frm 7.30-9.00pm Mn - Fri t 6.45am - 10.00pm Mn - Fri 45mins earlier and ne hur later. A detailed Nise Impact Assessment has been submitted with the applicatin that cncludes that the current patrn and vehicle traffic during the first 30mins and last 15mins f the existing centre perating hurs are very lw and it is therefre assumed that shuld the pening hurs be extended similar numbers wuld be using the facility during the hurs f 6:45-7.30 and 21.00-22.00. The reprt shws that nise generated during the extended perating hurs wuld be lwer than the existing ambient backgrund nise prfile f the area and therefre the impact n nearby receivers wuld nt be significant. Based n this submitted infrmatin Envirnmental Health assessed the reprt and are satisfied with the mre detailed Nise Assessment Reprt and its cntents and have raised n bjectin t the pening hurs f the gym and studi being extended Mn - Fri. It is cnsidered that verall the lw usage f the leisure centre gym and studi between 6.45am - 7.30 and 9.00-10.00pm invlving the use f the car park and the nise levels assciated with a car park wuld nt generate any significant increase in nise abve the existing ambient nise prfile f the area and the existing rad traffic n Watling Avenue. In additin the buffer f high, dense trees n the bundary f the site with the rear gardens f prperties aids any nise r disturbance generated. Furthermre, the leisure centre is a cmmunity public facility that needs t remain cmpetitive in the market in rder fr it t stay pen and prvide facilities that the public demand. The gym and studi remains a small aspect f the whle centre and the extended pening hurs f these facilities wuld remain inside f the leisure centre and where the hurs wuld be cnditined at any apprval. As such, it is nt cnsidered that the prpsal wuld result in any detrimental impact n the amenity f adjining residential prperties r the character f the surrunding area abve its present status.
The prpsed extended pening hurs t the gym and studi and its assciated cmings and gings are cnsidered reasnable and wuld nt result in any additinal nise r disturbance t the character and amenity f nearby residential prperties as t justify a refusal f the applicatin n this basis. The prpsal des nt prpse any additinal structures r any ther feature that wuld harm the character r appearance f the cnservatin r heritage values. Taking all f the abve int accunt, it is cnsidered that the prpsed extended pening hurs are reasnable and apprpriate and relate t the character f the surrunding area. Fr the reasns utlined abve, the prpsal is cnsidered t have a satisfactry relatinship t the adjining prperties subject t the attachment f apprpriate cnditins. Accrdingly, the prpsed develpment, n balance is cnsidered acceptable in cmpliance with Plicy DM01, DM02 and DM06 f the Develpment Management DPD, plicy CS5 f the Barnet Cre Strategy. 5.4 Respnse t Public Cnsultatin With regard t the impact f the extended pening hurs n the amenity f neighburing residents, it is cnsidered that there are residential prperties in clse prximity t the applicatin site, and cncerns have been raised frm residents in respect f nise. Hwever, in this instance it is cnsidered that the prpsed extensin t pening hurs wuld be restricted t just the gym and studi inside f the building and the car park which wuld be cntrlled by cnditin. As such, it is cnsidered that there wuld nt be an adverse impact n the amenity f neighburs t an extent that wuld warrant the refusal f the applicatin n these grunds. 6. Equality and Diversity Issues The prpsal des nt cnflict with either Barnet Cuncil's Equalities Plicy r the cmmitments set in the Equality Scheme and supprts the Cuncil in meeting its statutry equality respnsibilities. 7. Cnclusin Having taken all material cnsideratins int accunt, it is cnsidered that subject t cmpliance with the attached cnditins, the prpsal wuld have an acceptable impact n the character and appearance f the applicatin site, the surrunding area and the lcality. The develpment is nt cnsidered t have an adverse impact n the amenities f neighburing ccupiers. This applicatin is therefre recmmended fr apprval.