Contact: Judith Smallman, ext 5461 email: [email protected]

1. Summary

1.1 Planning permission is sought for an extension to an existing recreation centre, comprising proposed floodlit artificial turf pitch, multi-use hall, health and fitness suite, changing and new reception entrance, landscape and existing access road improvements, for use by Priestlands School and the community. The project is a partnership initiative between Priestlands School, Lymington Town Council, New Forest District Council and Hampshire County Council. Outline planning consent was granted in February 2001 following a site visit.

2. Site and Proposal

2.1 Priestlands Secondary School and the Lymington Recreation Centre occupy a site near Pennington Cross, approximately one kilometre west of Lymington Town Centre. North Street forms the southern boundary to the site, as illustrated on the attached location plan. The site is surrounded by residential development which is screened to the north by mature woodland. To the south and east mature hedging and trees screen the site from Milford Road (A337) and North Street. To the west the site is bounded by Pennington Infant and Pennington Church of England (C of E) Junior Schools' playing fields.

2.2 Existing vehicular access into the site is from a simple priority junction in North Street used by both the school and the public using the recreation centre. Existing vehicular access to Pennington Infant and C of E Junior Schools is from Priestlands Road. Pedestrian access to the site is via North Street, a lit footpath from Priestlands Road and from Milford Road/Stanford Hill to the east. The pedestrian access on Milford Road/Stanford Hill serves children arriving at the school by bus, where they are dropped off at an adjoining layby.

2.3 Existing car parking comprises 110 spaces distributed around the school and recreation centre sites, of which 57 are adjacent to the recreation centre and Nichol's Building. The existing tennis/netball courts are occasionally used for overflow car parking. There are a number of mature trees on the site.

2.4 The existing recreation centre is located to the west of the school campus adjacent to the Nichol's Building and connected to the existing school sports facilities. It is used by the school during school hours. The existing site massing and orientation of the school campus present the opportunity for infilling the space between the existing recreation centre and Nichol's Building in an area currently used as a car park.

2.5 The application has changed since its previous permission due to minor amendments relating mainly to the extent and shape of the application site and the positioning of the red line. The proposals remain unchanged. A new full application was therefore required as it could not be dealt with as reserved matters.

2.6 It is intended that the proposed extension will create an entrance courtyard and create a 'book end' to the south elevation of the campus facing North Street, taking advantage of orientation and views over the existing playing fields to the east and west. The health and fitness suite, changing area and multi-use hall will be single storey and designed as three separate elements linked by access/orientation corridors so that they can be sub-divided for use by the school or public at different times of the day. Brickwork is to match the existing recreation centre, with metal framed windows. The roof will be flat, with clear circular rooflights and air conditioning units.

2.7 The proposed artificial turf pitch (ATP) is located adjacent to the proposed recreation centre extension to provide easy access to changing room facilities and security. It will be lit by eight 15 metre high floodlight columns to a level of 400 lux, fitted with fins to minimise upward light spillage. A 2.7 metre high weld mesh fence is proposed with 3.9 metre high fencing behind the goals. The proposed ATP will principally be used for hockey as there is a shortage of hockey pitches in the area. The proposed extension to the recreation centre and the ATP will require the removal of two mature oak trees. A tree survey (by an arboriculturalist) has indicated that they are in decline and their removal is not considered to be significant.

2.8 A traffic appraisal has been produced by traffic consultants for the proposals. It recommends that most aspects of the site operate satisfactorily at present and could accommodate a modest increase in vehicular traffic to and from the site without any noticeable effect. The greatest use of the existing facilities is in the early weekday evenings Monday to Thursday between 5.30 pm and 8 pm. The scale of additional use is considered to be limited. On a Tuesday or Wednesday evening when the all-weather pitch is in use for training, the additional traffic will only amount to some 20 cars per hour (5-6 cars to hockey, 10-15 to the additional fitness/training facility). On other evenings the additional traffic will amount to 10-15 cars. The traffic appraisal recommends that some improvements could be made, which form part of the planning application, for example the improvement of the access off North Street, visibility splays and full width footways.

2.9 The existing car park adjacent to the Nichol's Building and recreation centre is to be repositioned to provide 98 car parking spaces and a car/bus drop-off area on part of what is currently a grass playing area. The application does not relate to the addition of any more children although there will be two additional members of staff at the recreation centre at any one time. No additional car parking is proposed. In fact, a decrease by three in the number of car parking spaces is proposed, as there is an existing over provision compared with current County Council standards. It is also proposed to provide three mini-bus parking spaces and a motorcycle parking area.

2.10 The existing vehicular access into the site off North Street is to be improved and widened to 5.5 metres, although retaining the mature trees and kerb edge along the west side of the access road. Visibility splays of 4.5 x 90 metres are to be provided in either direction at the junction of the school access with North Street. A 2.5 metre footway is to be provided along the eastern side of the access road. The existing footway along the eastern side of the southern section of North Street is to be widened to 1.8 metres, except in four places to prevent root damage to existing trees. A 2.5 metre footway is also to be provided in a north-westerly direction within the school site to connect with the existing footway in North Street and behind the North Street properties. This is to encourage more of the children who walk towards South Street not to use the northern section of North Street, which has no footway.

2.11 A site survey of existing trees and hedges has been carried out. No trees require removing along North Street to provide the visibility splays. The existing trees and vegetation adjacent to North Street and the west side of the existing access road are to be supplemented and reinforced. A full landscaping scheme will be subject to proposed planning conditions should permission be granted.

2.12 Covered and secure cycle facilities adjacent to the entrance to the recreation centre and Nichol's Building are proposed, which will include external security lighting. This is to encourage cycling to the school and recreation centre which is currently underutilised due to the condition of the existing storage facilities.

2.13 A drop-off point forms part of the proposals but it is not intended for use by public buses.

2.14 Work on a School Transport Plan has commenced, which sets out the objectives for increasing the number of pupils travelling by sustainable modes of transport.

2.15 A screening opinion under the Town & Country Planning (Environmental Impact Assessment) (England & Wales) Regulations 1999 was carried out and it concluded that an Environmental Impact Assessment was not required.

3. Development Plan

3.1 New Forest District Plan 1999 identifies Priestlands School and Lymington Recreation Centre as within the built-up area of Pennington, and subject to Policy LP-17 which outlines that further indoor public recreation facilities complementary to the existing recreation centre may be permitted on the Priestlands School site. Any expansion of facilities shall only proceed in conjunction with proposals for management of traffic generated by the site as a whole. The playing fields are subject to Policy DW-R2 which seeks to protect education authority recreational land. General development criteria are set out in Policy DW-E1, which relates to the scale and siting of the proposal in relation to adjoining development, etc. The section of the A337 Milford Road which forms the school's eastern boundary has been identified as a route for the improvement of footpaths and cycleways, as stated in Policy DW-T14. Policy BU-R1 relates to recreational facilities in built-up areas, Policy BU-P1 to community facilities and services in built-up areas and Policy LP-17 to indoor reception at Priestlands School.

4. Consultations

4.1 Sport England has no objection to the application.

4.2 The local Member, Councillor Hayes, has no objection to the application.

4.3 The Highways Advisor has no objection, subject to conditions.

4.4 English Nature needs to assess the impact of the development on bats and their roosts.

5. Representations

5.1 A local district council member has raised strong objection based on the following issues:

(i) lack of consideration regarding local resident's concerns;

(ii) an agreed traffic scheme for the financial year 2002-2003, which would enhance the safety of school children, was linked to the implementation of the proposed development. This plan has been shelved and is a blatant breach of trust on the part of the planning authorities;

(iii) no fully fledged traffic survey has been carried out;

(iv) impact on highway safety congestion;

(v) positioning of the pitch with regard to impact on neighbouring properties;

(vi) the need for an Environmental Impact Assessment;

(vii) impact of floodlighting on neighbouring properties; and

(viii) irresponsible use of funds.

5.2 A local resident has organised a petition of occupants surrounding the boundary of the playing fields at Pennington Infant and Junior Schools objecting to the proposed floodlights. The petition has been signed by 40 residents.

5.3 Twelve letters of objection have been received. The reasons for their objection are as follows:

(i) additional traffic in North Street, which is already heavily used, and the proposed improvements at the vehicular access to the site will not greatly improve the situation;

(ii) increased noise and light pollution from Priestlands School;

(iii) loss of amenity and adverse effect on wildlife habitats;

(iv) contrary to Local Plan Policy E7 (Recreation in the Countryside outside the New Forest);

(v) car parking has not been adequately addressed;

(vi) concern about safety of schoolchildren with increased traffic to the site; and

(vii) financial implications.

6. District Council's Views

6.1 New Forest District Council raises no objection, subject to conditions, including limiting hours of use of the pitch between 0800 and 2100 hours on any day; providing tree protection; establishing highway visibility splays as required by the Highway Authority; providing protection of bats and their roosts; and controlling the design and use of floodlighting.

7. Chief Planning Adviser's Comments

7.1 Priestlands School and Lymington Recreation Centre are established uses on site and the proposed extension of the facilities at the recreation centre for use by the school and the community is in accordance with the policies of the Local Plan.

7.2 Outline planning permission was granted for similar proposals in February 2001 and is a significant material consideration in this application. The decision was taken by Members after a site visit where they were addressed by local residents who outlined their concerns. The concerns raised with this application are similar, with the main issues being noise, light pollution and traffic impact. No objections have been raised by consultees, including the Environmenal Health Officer and Highway Adviser, subject to conditions. A traffic impact assessment accompanied the application which is considered to be acceptable. The proposal addresses the issues of increased usage by improving pedestrian, cycle and bus facilities in line with sustainable practices. Whilst there has been a delay for the implementation of the agreed traffic scheme at North Street, it is in the financial programme for 2004/5. Concern raised by English Nature on the impact of the development on bats, a protected species, is noted and can be addressed by a planning condition on any forthcoming consent.

7.3 ATPs are a form of development suitable to residential areas. The boundary of the ATP and nearest proposed floodlight is 25 metres from the nearest residential property, which is considered to be an acceptable distance by consultees. However, it is recommended that limits are placed on the hours of use of the ATP by restricting the use of floodlights so that they are switched off at 2100 hours every day.

7.4 In conclusion it is recommended that permission be granted, subject to the concerns of English Nature being addressed.

Recommendation

That, subject to the concerns of English Nature being addressed, planning permission for the extension to existing recreation centre comprising proposed artificial turf pitch, multi-use hall, health and fitness suite, changing and new reception entrance, landscape and existing access road improvements at Priestlands School, North Street, Pennington, Lymington (Application No 78234) be granted, subject to the following conditions:

(1) The development hereby permitted shall be begun either before the expiration of five years from the date of this permission or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later.

Reason: To comply with Section 92 of the Town and Country Planning Act 1990.

(2) Before development commences details of the following aspects of the development shall be submitted to and approved by the Local Planning Authority:

(i) the landscape design, showing the trees to be removed, the planting to be undertaken together with the proposals for maintenance of the planting, any hard surfacing and earth mounding;

(ii) the proposals for the storage and/or relocation of any spoil arising from the development whether on or off the site; and

(iii) the proposed siting, alignment, height and materials of all screen walls, fencing, hedging and other means of enclosure, and the provision to be made for external lighting.

Reason: In the interests of visual amenity and to secure a satisfactory development.

(3) The materials and finishes to be used for the external walls and roofs of the proposed buildings shall match as closely as possible in type, colour and texture those used on the existing building and shall be submitted to the Local Planning Authority for approval prior to the commencement of development.

Reason: In the interests of visual amenity and to secure a satisfactory development.

(4) All the trees and landscaped areas which are to be retained shall be protected from damage during the works by the erection of protective fencing, comprising 2.4 metres high 'Heras' fencing enclosing the crown spread of the trees. The fencing shall be erected before the works commence and shall be retained throughout the contract period.

Reason: In the interests of amenity, to ensure that the trees on the site are not damaged by the construction works.

(5) The landscape works to be approved under Condition (4) above shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted, the layout, contouring and surfacing of all open space areas, together with an indication of the phasing of works and planting. This scheme shall be implemented in the first planting and seeding seasons following the occupation of the first phase of the development, whichever is sooner. Any plants or trees which within a period of five years from the date of planting die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: To improve the appearance of the site in the interests of visual amenity.

(6) No excavations of any kind, including those for foundations and statutory services, shall be carried out where damage to roots may occur, except where agreed in advance with the Local Planning Authority. In particular, trenches for services should be located as far away from trees as possible and aligned to minimise the extent of disturbance. Excavations on more than one side of a tree are to be avoided and hand digging will be required in areas where roots may be exposed.

Reason: To protect the trees to be retained from damage during construction in the interests of amenity.

(7) The trees and shrubs to be retained shall be protected during building operations in strict compliance with the requirements of the Local Planning Authority relating to their protection. The existing trees shall not be lopped, topped, felled or destroyed without the prior written approval of the Local Planning Authority.

Reason: To ensure the enhancement of the development by the retention of natural features.

(8) No work shall be carried out within the crown spread of any existing trees which are to be retained, nor within the landscape belts identified on the approved plans. Neither shall any materials be stored nor any site huts located within the spread of the retained trees or within the protected landscape belts.

Reason: To protect the health and stability of the trees to be retained.

(9) No burning of materials obtained by site clearance or from construction works shall take place within the site.

Reason: In the interests of public health and to protect the amenities of occupiers of neighbouring housing.

(10) Before the new extensions are brought into use, the replacement car parking area, shown on the approved plans, shall have been provided and made available for use.

Reason: To ensure adequate on-site parking provision for the approved development and to discourage parking on the adjoining highway in the interests of local amenity.

(11) Provision shall be made for the parking and turning on site of operatives' and contractors' vehicles during the contract period. Such provision shall be implemented before the development commences and retained for the duration of the construction.

Reason: In the interests of highway safety.

(12) Before the new extensions are bought into use, the new visibility splays at the junction of the vehicular access of the school with North Street and the widened access road, as indicated by Drawing No. P3208/004, shall have been provided and made available for use.

Reason: In the interests of highway safety.

(13) Before the new extensions are brought into use, a School Transport Plan shall have been submitted to and approved by the Local Planning Authority and implemented as approved within the first term of use of the new extension.

Reason: To ensure good traffic management of the site.

(14) Full details of the proposed floodlighting of the Artificial Turf Pitch shall be submitted prior to the commencement of development.

Reason: In the interests of amenity to adjoining residential properties.

(15) The floodlights for the Artificial Turf Pitch shall be switched off as follows: Monday to Friday at 21.00 hours and Saturday and Sunday at 20.00 hours.

Reason: In the interests of amenities to adjoining residents.

(16) Details of the lighting of the car parking area shall be submitted prior to the commencement of its construction.

Reason: In the interests of visual amenity and to secure a satisfactory development.

(17) The existing tennis/netball courts shall be used for overspill car parking no more than eight times a year.

Reason: To ensure protection of the courts from oil spillage.

(18) No work relating to the construction of the development approved, including works of preparation prior to operations, the delivery of construction materials, skips or machinery, or the removal of waste materials, shall take place before the hours of 0800 or after 1800 Monday to Friday inclusive, before 0800 or after 1400 on Saturday, and not at all on Sunday or recognised public holidays, unless otherwise agreed beforehand in writing with the Local Planning Authority.

Reason: To protect the amenities of occupiers of nearby properties.

(19) There shall be no access to the site for any vehicles associated with the construction (ie no delivery vehicles, no contractors' cars, nor plant and machinery) in the morning between 0830 and 0900 hours and in the afternoon between 1500 and 1545 hours.

Reason: In the interest of public safety, and to avoid traffic conflict at those times of the day when pupils are arriving at and departing from school.

(20) Details of the cycle facilities to be provided are to be submitted to and approved by the Local Planning Authority prior to the commencement of the development.

Reason: To ensure good traffic management of the site.

8160/JS