Agenda item
Bowling Club and Collins Lodge, King Edward VII Park, Park Lane, Wembley (Ref. 14/4208)
Decision:
Refused planning permission for the following reasons- failure to comply with Policy CP18 of the Core Strategy which seeks to protect pubic open space and results in the loss of a facility for a use not directly related to the wider use of the park or meet specific local needs.
Minutes:
PROPOSAL: Change of use of the bowling pavilion and adjoining land (Use class D2) into a primary school (Use class D1) also including the erection of a single storey classroom block, and part change of use of the land adjoining Collins Lodge (Use class C3) into parkland (Use class D2)
RECOMMENDATION: Grant planning permission subject to conditions.
Prior to the Area Planning Manager’s introduction, Councillor Filson apologised to Denise Cheong (an objector) for comments he made at the last meeting when the application was considered that the objector was more concerned about noise to her garden rather than the interest of the park.
Rachel Murrell (Area Planning Manager) informed members that further to the deferral of the application for reasons set out in the report, no alternative site for a land swap within the park had been identified. She added that the issues raised at the last meeting had been addressed in the main report. With reference to the supplementary report the Area Planning Manager responded to additional concerns raised. In respect of the Council’s procedure for disposal of buildings, she informed members that the Council's Property and Projects Department were developing a Community Asset Strategy to assist in responding to requests by other groups for community space. In terms of the planning process, any proposal for the use of the former bowling green pavilion and associated land as a community use that fell within use class D1 would be subject to planning permission and, assessed in accordance with national and local planning policies and other material considerations. Members heard that a meeting of the Cabinet approved the principle of redevelopment of the Stonebridge Primary School which included that the school building currently let to the Welsh School be reverted back to the Stonebridge Primary School. She continued that officers in Transportation concluded that the proposal would not have a detrimental impact on the local road network, and recommended a Travel Plan be secured as part of the consent.
Rachel Murrell then responded to representations received from the Metropolitan Police Designing Out Crime Officer who raised safety and security issues due to the location of the proposed school in the park. She stated that as the school proposed to operate during the opening hours of the park (0800 to 1600 Mondays to Fridays) and children were likely to be supervised or accompanied by an adult, it was not clear how the safety risks would be more significant than for other park users.
Denise Cheong (Chair of Friends of King Edward
VII Park) in objection reiterated the concerns she expressed at the
last meeting and added that the proposed landswap was sloping,
waterlogged on recent visits with restricted views across the park.
Several trees beside the footpath obstruct the views across the
park. The land was not functional and usable. No replacement
building was proposed, there will be no indoor community space. Not
only " was it not a comparable land swap, it was actually an
inferior replacement.
She continued that Edward VII Park was bought by the Council in
1913 (and opened in 1914) to compensate the residents of Wembley
for the loss of Parkland at Wembley Park, which was being developed
as a high class residential garden suburb.
In response to members’ questions, Denise Cheong stated that local residents of Preston, Wembley Central and Tokyngton wards were prepared to set up therapeutic activities in the park and with that in mind, had submitted a business proposal to the Council’s Head of Parks Service for her consideration. She added that the Fields in Trust would not support an application for non-sporting use of the park as there was a deed of dedication that sought to protect the park for recreational use.
Paolo Di Paolo (an objector) echoed similar sentiments adding that the application was for a private business use of a residential and recreational park. He continued that the traffic impact of the application and in particular parking provisions had not been addressed and that no tree survey had been submitted with the application.
Members raised questions about whether comparable land swap sites had been considered and the possibility of community organisations’ use of the facilities within the park if the Welsh School relocated to the park. Rachel Murrell stated that officers’ assessment concluded that there was limited alternative sites within the park for a land swap. She continued that Collins Lodge was considered by the Welsh School as a potential alternative site for the school but the existing building was considered inappropriate to accommodate the school. Furthermore, given its prominent location in the park, it was considered unlikely that significant extensions to Collins Lodge or a further building would be appropriate.
The following ward members addressed the Committee:
Councillor Stopp (Wembley Central) stated that he had been approached by local residents and Martin Francis (Green Party). Councillor Stopp reiterated the concerns he had expressed at the previous meeting adding that members had been presented with a false choice that there was no alternative to King Edward VII Park site for the Welsh School. In his view the site would be inappropriate.
Councillor Hossain (Preston) stated that she had received emails from residents. Councillor Hossain reiterated concerns expressed by Councillor Stopp and added that the application would aggravate the parking problems in the area.
Councillor W Mitchell-Murray (Wembley Central) stated that she had been approached by residents. She added that the security concerns raised by the Metropolitan Police Crime Officer had not been addressed and that the application would give rise to parking and traffic problems in the area.
Gwyn Richards (applicant) stated that in excess of 150 sites were considered for relocation of the Welsh School and apart from King Edward VII Park, they were all considered inappropriate. He added that the grant of planning permission would facilitate community use of the park without denying the Bowling Club its use.
In response to members’ questions, the applicant submitted that the application would not give rise to car parking problems as only 10 car journeys involving drop off only were envisaged. He added that the pupils would be supervised by parents and carers at a pupil teacher ratio of 1:7 for security. He continued that the Welsh School had been excluded from the emerging master plan of the Stonebridge regeneration area and as a charity, would not be able to afford the market rent for buildings on the open market.
In the ensuing discussions, members expressed views that King Edward VII Park would be an inappropriate site as it would have an adverse impact on the community. In general they felt that the application failed to comply with Policy CP18 of the Core Strategy which sought to protect pubic open spaces and would thus result in the loss of a facility for a use that was not directly related to the wider use of the park or meet specific local needs. Members also expressed a view for the Council to work closely with the Welsh School with a view to identifying a suitable alternative site.
DECISION: Refused planning permission for the following reasons- failure to comply with Policy CP18 of the Core Strategy which seeks to protect pubic open space and results in the loss of a facility for a use not directly related to the wider use of the park or meet specific local needs.
Voting on the amended motion for refusal was recorded as follows;
FOR: Councillors Marquis, Colacicco, Agha, Filson, Hylton and Kansagra (6)
AGAINST: None (0)
ABSTENTION: Councillor Mahmood (1)
Supporting documents: