PHD. Application by Dacorum Sportspace for the change of use of. Units 3 and 4 Mark House Mark Road Hemel Hempstead

Transcription

1 Application by Dacorum Sportspace for the change of use of Units 3 and 4 Mark House Mark Road Hemel Hempstead From B1 (Business Use) to a Low Cost Gymnasium (Use Class D2) Car Parking Report PHD CHARTERED TOWN PLANNERS P O Box 700 St Albans AL2 3WB

2 1 Introduction 1.1. The proposal is to provide a low cost gymnasium at the existing premises known as Mark House on Mark Road within the Maylands Industrial Area of Hemel Hempstead A previous application was refused planning permission on the basis inter alia that the proposal would not meet the Council s car parking requirements (see decision notice at Appendix 1). It also alleged that insufficient cycle parking spaces were provided In order to establish the parking demand and needs for the proposed premises we have undertaken surveys at a competitor s low cost gymnasium and the application site The application site provides 46 dedicated car parking spaces to serve the proposed gymnasium. The facility has a gross floorarea of 1360 square metres. 2 The Application Site 2.1. The application site has a gross floorarea of 1166 square metres The site provides 46 dedicated car parking spaces to serve the proposed gymnasium. On site there are a total of 94 car parking spaces. In addition on Mark Road there is available on- street car parking with 42 unrestricted street parking spaces on the eastern side of Mark Road. Single yellow lines restrict parking Monday Saturday hours on the western side of Mark Road and around the junctions of the road Residential properties lie close to the application site; as does the extensive Maylands Industrial Estate As detailed elsewhere the application site has remained vacant for a number of years During several daytime observational surveys the total car park at Mark House (which serves the combined site and has a capacity of 94 spaces) has been occupied by between vehicles (i.e. at %) After 1745 weekdays the maximum number of cars observed in the car park at Mark House has been Therefore, there is no pressure on the 46 dedicated on site car parking spaces from occupiers of other parts of Mark House (i.e. Units 1 and 2).

3 3 The Surveys 3.1. I attach at Appendix 2 the daytime and evening car parking survey for the comparator site at Liverpool Road in Slough. Slough: Rear Car Park at 0800 Hours 3.2. That site was chosen as it sits within a designated industrial area with employment uses surrounding the site. Liverpool Road is a through road that is used by commercial traffic as well as cars Slough albeit a larger settlement is considered a similar settlement to Hemel Hempstead 1 by reason of its location and accessibility and as such the Absolutely Fitness Gymnasium was considered to be a good comparator in terms of location, size and business profile I understand that the Absolutely Fitness premises have a gross internal floor area of 1400 square metres Two follow up spot checks were undertaken at Slough one at 1130 hours and the other at 1300 hours on Tuesday 14 October 2014 to test the reliability of the survey data. At 1130 a total of 18 cars were parked at the site comprising 11 in the front car park and 7 at the rear. At 1300 hours the car park had 12 in the front car park and 8 at the rear. It is considered that these spot checks validate the general findings of the survey undertaken on 8 October as the numbers are generally consistent with the numbers recorded in the initial survey I consider the important times to be between hours Monday to Friday as that is when the greatest potential for conflict between office and gym users would occur and when the greatest overall pressure on site and within the industrial estate occurs for car parking spaces. 1 Estimated populations: Slough 122,000 and Hemel Hempstead 89,000

4 3.7. During the working day the highest number of cars recorded parked at the site in Slough was 25, which amounts to 52% of the capacity of the Slough site car park (and 54% of the Hemel Hempstead car park) The peak times for usage of the gymnasium occurred at (pre work users), (lunch time users) and (evening users). The absolute peak was at hours and such usage would not conflict generally with the commercial premises that are located close to the survey or application sites. Slough: Front Car Park 1130 Hours 3.9. Moreover the maximum number of cars recorded parked at the site (i.e. 36) could be accommodated within the designated car parking spaces for the application site (i.e. 46) occupying 78% of those designated spaces. Slough: Front Car Park 1800 Hours In addition to the car park count we also undertook a basic arrival survey of gym users at three selected times during the day (i.e , and ).

5 3.11. These surveys revealed that the peak use of the car park was prior to 0830 hours and after 1700 hours with the actual peak occurring at 1900 hours. The use generated a maximum occupancy level of 75% Of those arriving by car to park at site 70% were doing so as part of a linked trip associated with travelling to or from work. 13% of the cars parking at the site were occupied by more than one Gym user and 52% of users stayed between minutes with 41% staying between minutes and the rest over 90 minutes Despite providing no on site cycle storage facilities and the weather being showery with occasional heavy rain there were a number of cyclists arrivals and pedestrians arriving at the site. The number of chained up bicycles ranged from 1 4 during the day A significant proportion of gym users arriving between and were dropped at the site by a car travelling elsewhere and not requiring a car parking space Tables setting out these results are included at Appendix A further observational survey of the 117 arrivals at the gymnasium between the following hours ( , and revealed that 63.5% of arrivals were by a single occupant car traveller with 14% arriving by cycle or foot and 22.5% as passengers in a car or being dropped off at the gymnasium. Car single Car 2+ Dropped off Pedestrian Cyclist occupancy occupancy by car 63.5% 9.5% 13% 8.5% 5.5% Slough Low Cost Gymnasium These findings were corroborated by an informal survey undertaken at the Hemel Hempstead Sports Centre (operated by Dacorum Sportspace). That survey of 94 gymnasium users during a working day found: Car single Car 2+ Dropped off Pedestrian Cyclist occupancy occupancy by car 65% 15% - 15% 5% Hemel Hempstead Sports Centre Single occupancy trips to the gym seem to be relatively consistent across the two sites and surveys and whilst there is some variation in the proportion of multiple person trips and pedestrian visitors that could be accounted for in the relative locations of the two sites.

6 4 Applying the Results of the Surveys to the Application Site 4.1. The application site provides a smaller net internal area (i.e. floorspace specifically given over to the gymnasium. I am instructed that the facility at Slough is 12% larger than the one proposed at Hemel Hempstead. In my view that provides a degree of buffer that will ensure the results at Slough are robust when applied to Hemel Hempstead Consistent with Slough the proposed facility at Hemel Hempstead provides 46 dedicated on- site car parking spaces. At odds with the situation at Slough there is unrestricted and available on- street car parking within close proximity of the application site (on the eastern side of Mark Road parking is unrestricted at all times and widely available after 1700 hours). Photographs of Mark House Car Park at 1500 Hours on Tuesday 14 October 4.3. At the times of peak usage (i.e. the early evening) other commercial units (such as those at Units 1 and 2 Mark House) are largely unoccupied and their car parks are largely empty. The photograph below illustrates that after 1745 hours the maximum number of cars occupying the car park was just three.

7 Mark House Car Park at 1800 Hours Tuesday 14 October 4.4. In addition many of the on- street car parking spaces along the eastern side of Mark Road are also available for any potential overspill car parking. At 1800 hours ten spaces were available within 50 metres of the application site and more were available the further you travelled from the site. Mark Road from the site entrance at 1800 Hours 4.5. However, a peak car park usage of 36 spaces would only comprise 78% of the dedicated on site capacity of the proposed car park, leaving ten spaces available and unused Therefore, the car parking facilities provided at the application site will be adequate to cater for the needs of the proposed low cost gymnasium use at the site and would provide a satisfactory overflow capacity at leak times of usage.

8 4.7. It is noted that the proposed gymnasium is closer to residential properties than the facility at Slough, it is hoped that such proximity will encourage a greater degree of pedestrian and cycle travel to the proposed gym than the facility at Slough. In addition the provision of secure cycle storage facilities will further act as an incentive to patrons The plan provided with this application identifies three locations for the provision of `Sheffield Stands for secure storage of cycles: Location 1 adjacent to the entrance door and in lieu of existing landscape capacity 8 cycles Location 2 adjacent to the entrance to the site - capacity 8 cycles Location 3 in lieu of existing on site provision for units 3 and 3 capacity 10 cycles 4.9. The surveys returns from Slough do not indicate a need for 26 cycle spaces, indeed as noted the maximum number of visitors arriving by cycle at anyone time was 4. Moreover in surveys of total usage of Hemel Hempstead Sports Centre a maximum of 8 cycles were recorded as parked at site It would therefore appear to be a gross overprovision to make 25 spaces available at site (however as indicated the plan clearly demonstrates that such capacity exists). Therefore we would suggest a condition that requires the provision of the cycle spaces shown on the plan at locations 2 and 3 together with a travel plan monitoring condition for years 1 3 requiring cycle usage at site to be monitoered and should usage exceed the 16 spaces shown at locations 2 and 3 then the provision of the spaces shown at location Approximately 25% of users arrived at the Gym in Slough without the need for a car parking space as they arrived by cycle, walked, were passengers in a car or were dropped at the gym by a car going elsewhere Most patrons arriving at the Gym in Slough were either travelling to or from their place of work, i.e. the trip was made between their home and workplace. This accounted for 85% of patrons arriving between and 72% arriving between As such the proposed use will not generate significant numbers of additional vehicles onto the road network as the trips to the site predominately comprise linked trips.

9 5 Conclusions 5.1. The proposed car park of 46 spaces will be adequate to meet the needs of the proposed low cost gymnasium; it is unlikely that car park occupancy rates will exceed 78% of capacity Even if occupancy levels exceptionally exceed the spaces available this is unlikely to coincide with the use of the Industrial Estate and as such up to 42 on- street car parking spaces would also be available Around a quarter of patrons do not require a car parking space as they arrive by foot, cycle or as passengers in cars Therefore, the proposed development will provide sufficient car parking space to meet the needs of future users and employees. In the event that any on- street car parking was necessary it is likely to be out of normal office hours when up to 42 lawful on- street car parking spaces are available. As such, the proposal would not have any detriment to highway safety and certainly would not conflict with the proper approach to such matters set out in paragraph 32 of the Framework With regard to cycle storage the scheme provides for the provision of secure cycle storage at the site. The scheme includes space for at least 16 secure spaces, which would exceed the peak number of cycle users at Slough by 300%. If considered necessary provision can be made for 26 on site cycle spaces Therefore, it is not considered necessary or desirable to provide 25 cycle spaces at the application site as such provision is unlikely to be used and although it can be accommodated it would be at the expense of landscaping. In the circumstances that the Council consider that 25 cycle spaces are necessary and justified then the Applicant has demonstrated where and how such provision can be made During the morning peak 85% of patrons visiting the gymnasium are undertaking a linked trip associated with travelling to or from home to/ from work. In the evening this drops to 72% but it remains a fact that the majority of trips to the gymnasium in peak times are associated with vehicles that would be on the highway network already. During a midday hour the ratio was 50:50 between those undertaking linked trips and those making a specific trip to visit the gymnasium The proposed use will provide adequate car parking and cycle parking provision to meet the needs of future employees and visitors. The proposal will not have severe residual cumulative impacts and therefore development should not be refused on these grounds.

10 Appendix 1

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13 Appendix 2

14 Car Park Survey Date: Wednesday 8 October 2014 Location: Absolutely Fitness, Liverpool Road, Slough, SL1 4QZ Car Park Capacity: Front 22 Rear 26: Total 48 Weather Conditions: Mixed - heavy showers and fine Observations: No cycle rack or secure storage Front Rear Total % of capacity No Cycles % % % % % % % % % % % % % 4 Average %

15 Appendix 3

16 Arrivals and Departures and Cars Arriving Cars Departing Arrivals with 2 + occupants Pedestrian/ cyclist/ drop offs Of the 18 total arrivals by cycle, pedestrian or being dropped off the breakdown was: Cycle Pedestrian Dropped Off 42.5% 42.5% 55% Of the 20 cars arriving between hours: 15% Travelled solely to the gym 65% Patrons en route to work 20% Patrons on way home from work Average Length of Stay minutes 55% minutes 45% Of the cars arriving between hours: 50% Travelled solely to the gym 31% Patrons en route to work 12% Patrons on way home from work 7% Patrons to/from shopping trip Average Length of Stay minutes 62% minutes 31% Over 90 minutes 7% Of the cars arriving between hours: 28% Travelled solely to the gym 72% Patrons on way home from work Average Length of Stay minutes 50% minutes 36% Over 90 minutes 14%