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Document ref: 1 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. 1 The 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. 1 Document ref: 1 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. 2 Document ref: 1 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. 3 Document ref: 1 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. 4 Document ref: 1 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; i • i 1-• 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. 5 , Document ref: 1 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. 6 Document ref: 1 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. 7