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Statement in support of the planning application for a change of use
from B2 to D2 Leisure use of premises at 1&3 Leckwith Road, Netherton
Proposal
The Applicant — Rampworx Ltd — wishes to extend its existing and longestablished activities at 1-3 Leckwith Road into the immediately adjoining
space. It is seeking planning permission for change of use B2 Light Industrial
to D2 Leisure use to facilitate this.
1&3 Leckwith Road is a large, old complex of single storey former
warehousing spaces extending to approximately 7,000m2, and half is
occupied by Rampworx. The remainder is vacant.
Applicant details
Established in 1997, Rampworx is a Charity and Social Enterprise' which
provides skateboarding, inline skating, BMX and some scootering activities,
mainly for young people. It occupies the frontage space which comprises the
former warehouse premises at 1&3 Leckwith Road and this constitutes the
largest indoor extreme sports facility in the UK. In association with these
leisure activities, Rampworx also offers a range of employment, social and
healthy living programmes and projects which include drugs and alcohol
advice, and awareness programmes for sexual health, healthy eating and
knife crime. The Rampworx initiative is widely endorsed and enjoys the
support of the local MP and Councillors. It has secured financial support from
Sefton Council, Merseyside Police and the NHS. It is a member of Sefton
Sports Council and is kite marked (Club Mark) as an exemplar.
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Articles and Memorandum of Association for Rampworx state: `To provide and coordinate, in the interest of social welfare, facilities for recreation occupation for people in
Merseyside who have a need for such facilities because of their youthfulness, infirmity,
disablement, poverty of social and economic circumstances so as to develop their physical,
mental and spiritual capacities that they may grow to full maturity as individuals and members
of society.'
Statement in support of the planning application for a change of use of premises at 1&3
Leckwith Road, Netherton.
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Rampworx has operated from this address since the late nineties following the
grant of planning permission in March 1998 (9810017/S).
It currently occupies the premises on a 10 year lease from Sandrift Properties
granted in September 2012. The whole site was previously used up to the
mid 1990's by Ripaults (a successor business now trades as ABC Cables in a
smaller, neighbouring unit) and for a short while thereafter part of the site was
occupied by a double glazing firm. This had ceased to trade from this address
on or about 2002.
Since opening in 1998 at the Leckwith Road address, the Rampworx
organisation has gone from strength to strength and during 2012 on an
average winter week approximately 1,300 young people (and approximately
900 in the summer) accessed activities and services in the premises. This
drops to approx 900 in the summer. Given the average of age of users, most
access the site by cycle or by public transport. The nearest train station is at
Aintree — a short walk away. There is very little access by car. The 40 space
car park is rarely, if ever, fully utilised.
This is a unique facility which caters principally for young people. The average
age of users is 14 years — the oldest is 45. 70% are local — i.e. within a three
mile radius but it does draw from further afield especially at weekends and for
competitions. Rampworx hosts a number of events during the year including
national and international competitions (in February Rampworx will host an
international event with competitors coming as far afield as Italy, France,
Switzerland and Finland).
7 full time and 8 part time staff are employed at the site but in addition there
are up to 30 volunteers per week supporting the sport activities and in
delivering other projects. Work placements are offered through the volunteer
Statement in support of the planning application for a change of use of premises at 1&3
Leckwith Road, Netherton.
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programme and since 2003 up to 500 people have secured employment or
further education opportunities through Rampworx sponsorship.
Details of Proposal.
The success of Rampworx and its subsequent steady growth requires an
extension of its current operation.
The opportunity now exists to make use of the remainder of the property. This
adjoining vacant space at 1 & 3 Leckwith Road extends to some 3,200m2
(currently occupy 3800m2). It is a single storey space subdivided into long
bays with pitched roof. Natural lighting is provided from transluscent roof
panels. It has however been vacant for at least ten years and can be
considered to be no longer attractive or appropriate for industrial or
warehousing use. The agents confirm there has been no interest other than
that currently made by Rampworx in the unit. Although the main steel and
brick structures appear sound, the fabric of the building has become
dilapidated. It does, however, provides a simple and natural extension being
physically part of the same business complex.
By contrast it does lend itself to this form of leisure / training use. No structural
changes are proposed and only minimal physical change will be required
(some removal of partitioning) as it can make simple use of the existing open
plan, single level floor space within which will be placed moveable apparatus
(as within existing). The high eaves absorb noise and the generous spaces
are ideal for extreme sports. It is ideal in terms of space, layout and location to
meet Rampworx expansion requirements.
Specifically, the extension will provide opportunity to satisfy demand for
scootering and for the other services to improve partnerships especially with
probation service and socially excluded people — many of whom are referred
from the Netherton Activity Centre.
Statement in support of the planning application for a change of use of premises at 1 &3
Leckwith Road, Netherton.
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The extended leisure and associated training and support facilities would
operate to the same hours as current.
It will create additional employment opportunities for 3 full time staff, plus
volunteers as appropriate.
The current entrance to the existing Rampworx facilities will be used to
provide access to the extended area.
Compliance with Planning Policy
The applicant appreciates that local planning policies would normally seek to
protect existing employment space as the area is zoned for employment
purposes in the Sefton UDP.
Policy EDT5 will normally apply (Primarily Industrial Areas), but other uses
may be permitted where it can be demonstrated that the proposal meets the
following criteria:
(a) it would not prejudice the availability of an adequate supply of land for
business and industrial development:
(b) it cannot be located on any other more appropriate site;
(c) it would maintain an overall balance of uses and employment
opportunities appropriate to a Primarily Industrial area; and
(d) it would assist urban regeneration.
Taking each in turn:
Statement in support of the planning application for a change of use of premises at 1&3
Leckwith Road, Netherton.
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The proposal will not prejudice the availability of an adequate supply of land
for business and industrial development because:
The Planning Authority has already supported the establishment of this use in
these premises. This application merely seeks an extension of this approval to
the adjoining space.
In spite of marketing, the proposed space has remained vacant for well over
ten years and on this basis there would appear to be little prospect of it being
taken up by B1, B2, B8 users particularly since independent access is
compromised by the existing Rampworx occupany. An alternative access
from Grange Road cannot be guaranteed.
The Heysham Road area, where this site is located, has an occupancy rate of
85%, amongst the lowest of the main designated employment areas within the
borough (Employment Land and Premises Study — refresh November 2012).
The proposed investment by Rampworx will improve the fabric of a building
which, after ten years of neglect, has become dilapidated and through the
activities it sponsors will help transform a vacant space. A more flexible
approach to help facilitate a broad range of economic development, such as
presented by Rampworx, is therefore appropriate and proportionate.
Rampworx has operated from this area for over fourteen years and in that
time has become successfully integrated into the estate. There are no known
access or parking issues and there have been no objections to the existing
use from neighbouring employers.
30 JAN 2012
The proposal cannot be located on any other more appropriate site because;
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The proposal is an extension of the well-established Rampworx activities in
Statement in support of the planning application for a change of use of premises at 1&3
Leckwith Road, Netherton.
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the adjoining space and is therefore able to make full use of essential
organisational and administrative infrastructure.
In order to maintain maximum accessibility to targeted groups, the proposed
new activities are only marginally economic and would not therefore be viable
as a standalone venture.
The proposal does help maintain an overall balance of uses and employment
opportunities appropriate to a Primarily Industrial area because:
The existing activities are successfully integrated within the estate.
In many respects the existing and proposed uses complement or dovetail with
other business uses in the surrounding estate and provides a balance of use
as it brings activity to the area (and a degree of supervision) at weekends and
early evening when other, more traditional activities have ceased or are at
reduced levels.
The new arrangements provide future scope for development of workshop
spaces (wood working) education and training for young people.
The scheme will assist urban regeneration:
The site is located in the Netherton and Orrell Urban Priority Area which
exhibits high levels of social and economic deprivation. The UDP offers its
support for regeneration in such areas.
The proposed change of use will provide additional opportunities for targeted
groups, specifically young people not in employment or education or training
(NEET), and others with who may be at risk from engaging in negative or
harmful behaviours such as drug misuse and crime, or may have issues
arising from health or learning difficulties.
Statement in support of the planning application for a change of use of premises at 1&3
Leckvvith Road, Netherton.
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The volunteer programme provides participants with important, transferable
skills which may assist access to full time employment.
The Charity already works closely with other service providers in the area,
including the Netherton Activity Centre. As a well-recognised local service
provider in its own right, Rampworx's contribution to economic and social
regeneration becomes stronger and more important as public sector delivered
services reduce as a result of budget cuts.
In demonstration of its contribution to local regeneration, Rampworx has
received many accolades including SEN Award, and Community Foundation
for Merseyside (CFM) Awards for Club of the Year in 2008 plus nominations
in three other years for various CFM categories.
Cumulatively, these constitute important, mitigating factors and justify
the approval of the proposed change of use from B2 Light Industial Use
to D2 Leisure use to facilitate the extension of Rampwonc into the
adjoining space at 1&3 Leckwith Road.
Statement in support of the planning application for a change of use of premises at 1&3
Leckwith Road, Netherton.
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