Contact: Karin Taylor, ext: 5938 email: [email protected]

1. Summary

1.1 This application concerns the provision of a floodlit synthetic turf pitch (STP) and adjacent multi-use games area (MUGA) on part of the existing school playing field at Cowplain Community School, Waterlooville, within Havant Borough. The site has existing residential development on the southern side. It is three miles south of Clanfield Observatory.

2. Site

2.1 Cowplain Community School is a comprehensive school drawing 1062 pupils from a catchment area which comprises the built-up area of Cowplain along with the settlements of Denmead and Hambledon and surrounding rural areas. The school is situated on the same campus as Hart Plain Infant and Junior Schools. The schools have separate accesses from Hart Plain Avenue.

3. Proposal

3.1 The proposal is to construct an STP on the existing playing field to the west of the school buildings. The proposed pitch would run north-east to south-west, parallel to and 35 metres from the rear garden boundaries of the houses in Queens Road. The edge of the pitch would be 45 metres from the nearest dwelling. It would comprise a sand/rubber crumb-filled long pile synthetic turf pitch and would measure 67 metres wide by
102 metres long. It would be used mainly for football. The MUGA
(64 metres by 35 metres) would be at the north-eastern end of the STP and would be surfaced in bitmac. It would be marked out with four tennis and three netball courts and two five `a' side pitches. The combined area of the STP, MUGA and path linking these to the school would be 9330 metres² not 6834 metres² as stated on the application form.

3.2 The remaining playing fields would remain as grass pitches, running track, throwing and jumping areas and cricket wicket. Existing changing and indoor facilities will be used. It is hoped to improve these in the future subject to the submission of further planning applications and the availability of funding.

3.3 The proposed STP and MUGA would be fenced-off with a 3.6 metre high galvanised weld mesh ball stop fencing with double leaf vehicle access and pedestrian gates.

3.4 It is proposed to light the STP to an average of 200 lux with eight 15 metre high galvanised raise and lower columns, the lanterns being fitted with baffles and/or cowls in order to minimise light spillage. The MUGA will be lit to an average 300 lux using six 12 metre high similar columns. The light spillage will be a maximum 1 lux at 35 metres from the edge of the playing surfaces. The nearest garden fence would be
35 metres from the proposed pitch edge. The applicant has supplied a plan showing the likely light spillage and this will be displayed at the meeting along with details of typical lamps and columns.

3.5 The submitted proposal does not include any landscaping, although it is indicated that an adjoining rough area of land in between the STP, MUGA and Queens Road would offer scope to form a mound with tree and shrub planting to form a screen and noise barrier.

3.6 The existing school accesses will be used. There are no proposals for additional parking provision as there are 200 existing parking spaces on the site which are sufficient for school use during the daytime and community use in the evenings and at weekends. Any additional parking needs for special events will be accommodated on the existing tennis courts.

3.7 Although no specific hours of use are stated in the proposal, supporting information suggests that these would be as follows:

(i) Term-time

Weekdays between 0800 and 2200 hours

Weekends between 1000 and 1800 hours

(ii) School holidays

Weekdays between 1000 and 2200 hours

Weekends between 1000 and 1800 hours

3.8 An amended plan has been submitted on which the MUGA is slightly repositioned 6.5 metres further away from the STP, and closer to the existing school buildings. The plan also includes a tree belt to be planted in between the STP/MUGA and the adjoining gardens in Queens Road.

4. Development Plan

4.1 Hampshire County Structure Plan Review, 1996-2011, policies R1 (Recreation, Sport and Tourism) and UB3 (Design, Scale and Layout) are relevant.

4.2 Havant Borough Local Plan, adopted 1994; Policy RL3 requires the retention of land at (the then) Cowplain Secondary School as public open space.

4.3 In the Havant Borough District Wide Local Plan 1996-2011, Revised Deposit, the site is subject to Policies UA1 and UA2 which relate to development within the urban area but require green spaces to be retained and recreational provision not reduced.

5. Consultations

5.1 Havant Borough Council have objected to the application for the following reasons:

(i) the siting of the proposed STP and MUGA is considered detrimental to the amenities of occupiers of nearby residential properties in Queens Road, particularly in respect of the proposed floodlighting;

(ii) the proposals do not include adequate provision for car parking and sheltered secure cycle provision; and

(iii) it has not been demonstrated that the proposed development can be undertaken in a satisfactory manner as there is insufficient information in respect of the hours of use of the facilities, hours of operation of the floodlighting and location of the associated parking provision and changing facilities.

5.2 Sport England raise no objection to the proposal but are concerned that the development of the STP and MUGA may result in inadequate pitch sizes and safety margins on the remaining area of playing field.

5.3 The Environment Agency has no objection to the proposal.

5.4 The Highways Adviser raises no objection to the proposal.

5.5 The Group Leader of Street Lighting has advised that the lighting proposals are acceptable but should be improved as regards the detail; cowls should be fitted to the floodlights and time limits on the operation of the lights should be considered, such as automatic switch off at no later than 2100 hours each evening.

5.6 The Landscape Adviser has no objection to the proposals in principle but has strong reservations about the inclusion of Sycamore in the tree planting scheme, as it seeds prolifically and a dense thicket of purely Sycamore would be likely to develop. Norway Maple would be a better alternative.

5.7 The Ecological Adviser has visited the site and comments that although the new facilities will be on existing playing fields and should not have any adverse ecological impact, the adjoining uncut bank does provide some habitat for invertebrates and possibly reptiles. The school could be asked to continue to leave this area as unmanaged longer grassland for that purpose.

5.8 Councillors West and Mrs Allbright, have been consulted but have not submitted formal comments.

6. Representations

6.1 At the time of preparing this report a total of 52 letters of objection had been received and 13 letters of support were submitted along with the application.

6.2 The letters of objection raise the following concerns:

(i) the proposed floodlighting will cause a nuisance to adjoining properties;

(ii) the proposed floodlighting will cause general light pollution;

(iii) 20 letters refer specifically to the detrimental effect that the proposed floodlighting will have on Clanfield Observatory;

(iv) there is no need for floodlighting if the facility is only used for educational purposes;

(v) the proposed development, in particular the floodlighting, will have a detrimental effect on wildlife;

(vi) the proposed development will have a detrimental effect on the landscape and will result in the loss of a number of young trees;

(vii) there will be noise pollution from shouting players, balls hitting base boards, referees whistles, shouting spectators;

(viii) there is an inadequate buffer strip proposed between the pitch and adjoining properties;

(ix) the proposed fence will be an eyesore;

(x) better alternatives for siting the facility exist, both on-site and off-site;

(xi) the proposed layout of the STP and MUGA in relation to the other athletics, sports facilities is impractical;

(xii) no supporting facilities are proposed such as showers and changing rooms;

(xiii) the proposal represents an inappropriate commercial venture on educational land and in a residential area;

(xiv) there is no provision for parking or vehicular access; traffic problems will be caused in Hart Plain Avenue;

(xv) the facility will attract vandals and hooligans; and

(xvi) the STP and MUGA will reduce opportunities for casual children's play.

6.3 The 13 letters of support are from various local sporting and community organisations. They refer to the lack of facilities in the area and the contribution the proposed facility will make to improving opportunities for sport and the subsequent benefits for health, social inclusion, personal and team development and improving school, club and community links.

7. Issues

7.1 The proposal has generated considerable objection due to the proximity of adjoining development. The main issues can be summarised as follows:

(i) principle of the development;

(ii) impact on residential amenity;

(iii) landscape and ecology; and

(iv) traffic and parking.

Principle of the Development

7.2 Cowplain Community School is committed to developing "extended use" in order to provide the best opportunities for children at the school and also to make sure that these opportunities link effectively to community provision and promote lifelong learning.

7.3 In 2002 the school carried out a survey of pupils, parents and local residents to identify the need for sports facilities. The replies showed a significant interest and support for future community use of new sports facilities at the school. The development of a floodlit all weather pitch and MUGA would provide important opportunities in line with community needs.

7.4 The location of the STP and MUGA has been identified as part of a comprehensive plan. The proposed facilities are located adjacent to current sports provision to promote effective management and supervision of the facilities available and to minimise any disruption for local residents. The community sports facilities will be operated in line with a business plan and a member of school staff will be on duty whenever community use is taking place.

7.5 The school is situated in the middle of three Havant Borough Wards with a combined population of 30,000 and serves an immediate area of over 70,000 residents. The catchment area includes Wecock Farm which is an area of high social deprivation. There is currently perceived to be a shortage of sporting facilities in the area.

Impact on Residential Amenity

7.6 The site is already in use as playing fields although the provision of an all-weather pitch will lead to more intense use of this part of the pitch and the proposed floodlighting will significantly extend the hours of use. Five dwellings in Queens Road would back directly onto the pitch, the shortest back garden being approximately 10 metres long. The houses are two storey and have bedrooms overlooking the site. Although there is a line of trees along the boundary, there is a gap in this at the rear of Numbers 42 and 44 Queens Road. Two dwellings in Hart Plain Avenue would also be affected as the MUGA would be 35 metres from their rear garden boundaries.

7.7 The amended plan submitted shows that the area in between the STP/MUGA will be left as a landscape buffer strip with additional tree planting. However the trees, even if allowed to grow to maturity, would not completely eliminate light spillage into adjoining properties and gardens.

7.8 The proposals do not include any measures to reduce noise nuisance. This would in any case be difficult as the neighbouring houses in Queens Road are raised above the level of the playing field. Any acoustic screen would have to be extremely high to be of any benefit.

Landscape and Ecology

7.9 The proposed STP and MUGA with the fencing and lighting columns will have an impact on what at present is a pleasant vista, although the overall openness will be maintained. The lighting columns will be lowered when not in use.

7.10 The landscape buffer strip now proposed will reduce the impact of the fencing when viewed from Queens Road properties, and will provide a habitat for any wildlife which might be disturbed when the STP and MUGA are constructed.

Traffic and Parking

7.11 Car parking for the proposed facility will be provided in the current parking areas on the tarmacadam area adjacent to the school. The current capacity is approximately 200 spaces and the information submitted in support of the application indicates that this will be increased to 275 by utilising the existing tennis courts.

7.12 During school hours the use of the pitch will not affect traffic or parking levels. Additional traffic may be generated out of school hours but this will be outside the normal peak times. Likewise, parking spaces vacated by school staff will be available for users.

8. Site Visit

8.1 In the light of local concerns, the Committee undertook a site visit on
2 February 2004 and met representatives of Havant Borough Council, the school and local residents. The comments of those present are outlined below.

8.2 The Chief Planning Adviser described the application and drew particular attention to the size of the overall development being 9330 metres² as opposed to the 6834 metres² stated on the application form. He also advised that a landscape scheme had been submitted covering the area between the boundaries of the adjacent houses and the facility; the existing access and car parking would be used for the facility with overflow parking being accommodated on the tennis court. He confirmed that the purpose of the site visit was to enable Members to appreciate the location of the facility and its relationship to adjoining houses.

8.3 The Chairman of the School Governors said that the aim of the proposal was to encourage lifelong learning facilities for the whole of the community and it accorded with the County Council's sport strategy and the Havant Borough Council community strategy.

8.4 Local resident, Mr Simcox, requested that residents be notified of the new landscape plan and pointed out an inaccuracy on the original plan which did not show his neighbour's property on Queens Road (number 46). He also felt the application was incomplete as it made no mention of car parking provision.

8.5 Members requested that all residents along Queens Road be notified of the landscape proposals. The Chief Planning Adviser stressed that the addition of the landscaping to the plan did not amount to a major alteration to the scheme and the basic proposal remained unchanged; a further small alteration was that the gap between the two facilities was slightly larger than shown on the original plan. He confirmed that in line with the department's usual practice he would be notifying those residents who had made comments on the proposal of these changes.

8.6 Members further requested that full details of the proposed floodlighting including comparison with existing lighting at another similar facility be provided and also requested information about noise which would be generated and full details of the impact of the proposal on wildlife.

9. Chief Planning Adviser's Comments

9.1 It is understood that the applicant considers the submitted plan to be the only way in which the required sports facilities can be fitted onto the site. The proposed STP and MUGA extend onto an area of land which is badly drained and comprises rough grassland and cannot be used except by means of laying an artificial surface. The STP/MUGA cannot therefore be transposed with the grass running track shown on the plan.

9.2 The main concerns of neighbouring residents are disturbance by floodlighting and noise. Light spillage into nearby properties and gardens can be minimised by using appropriate asymmetrical lanterns and columns that are tall enough to enable light to be directed almost vertically, reducing any spillage beyond the play area to negligible levels (similar to moonlight) and negating any tendency to glare or dazzle. Similar floodlighting has been installed for artificial turf pitches at Hamble Community Sports College and at Priestlands School, Lymington. Noise reduction is more difficult to achieve and the only practicable way of controlling noise in this situation is by limiting the hours of use of the facility.

9.3 An ecological evaluation of the site has shown that the land does not have any specific wildlife value, but the adjoining uncut bank provides a likely habitat for invertebrates and possibly reptiles and amphibians. This will remain in the proposed landscape buffer strip, which will provide a habitat for any wildlife affected by the proposed development.

9.4 Although no additional formal parking provision is proposed, it is not anticipated that the community use of the proposed facilities will cause problems as this will take place in the evenings and at weekends when parking places normally used by school staff are vacated. There is sufficient capacity for overflow parking on the tennis courts on occasions when there is a particularly high demand.

9.5 All objectors along with all nearby residents have been notified of the amended plan showing the landscape proposals and the change in position of the MUGA. Any further representations will be reported at the meeting.

9.6 Although the proposed development will have an impact on nearby residents, there will be significant benefits to the wider community. It is therefore recommended that permission be granted, subject to conditions which will minimise the impact of the facilities on the local environment and neighbouring properties.

Recommendation

That the construction of a floodlit synthetic turf pitch (STP) and multi use games area (MUGA) at Cowplain Community School, Hart Plain Avenue, Cowplain, Waterlooville (Application No 03/62148/000) be approved for the following reason and subject to the following conditions.

Reason for Approval

It is considered that the proposal would be in accordance with the development plan and that any impact on the character of the area and the amenities of nearby residents would be offset by the wider benefits to the community.

Conditions

(1) The development hereby permitted shall be begun before the expiration of five years from the date on which this planning permission was granted.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

(2) The artificial pitch hereby permitted shall be used only between the hours of 0900 and 2130 Monday to Friday and 1000 and 1730 on Saturdays, Sundays and recognised public holidays.

Reason: In the interests of the amenity of neighbouring residents.

(3) Unless otherwise approved in writing by the Local Planning Authority the floodlights on the all-weather pitch shall only be switched on when necessary and then only between the hours of 0900 and 2130 Monday to Friday, and 1000 and 1530 on Saturdays, Sundays and public holidays. A security light will be permitted for 15 minutes after the floodlights are switched off.

Reason: In the interests of amenity of neighbouring residents.

(4) There shall be no access to the site for vehicles associated with the demolition contract (for example no delivery vehicles, skip lorries, contractors' cars, plant and materials) on weekdays, in the morning between the hours of 0815 and 0845 and in the afternoons between 1400 and 1500 hours on normal school days.

Reason: In the interests of public safety, to avoid potential traffic conflict at the times of the day when the pupils of the school are being delivered to and collected from the site.

(5) 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, nor the removal of waste materials, shall take place before the 0800 or after 1800 hours Monday to Friday inclusive, before 0800 or after 1400 hours 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.

(6) Details of the provision to be made for parking and turning on site of operatives and construction vehicles during the contract period shall be submitted to and approved by the Local Planning Authority in writing and fully implemented before development commences. Such measures shall be retained for the duration of the construction period.

Reason: In the interests of highway safety.

(7) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the construction works being deposited on the public highway. These measures shall be implemented before the development commences and thereafter maintained. No vehicle shall leave the site unless its wheels have been cleaned sufficiently to prevent mud being carried on to the public highway. In the event that any mud or spoil is deposited on the highway, it shall be cleaned off at the end of each working day.

Reason: In the interests of highway safety.

(8) Surface water source control measures shall be carried out in accordance with details which shall have been submitted to and approved in writing by the local planning authority.

Reason: To prevent the increased risk of flooding and to improve water quality.

(9) No works on site shall commence until a detailed landscaping scheme, which shall include details of the species and position of all existing trees and hedges, and the position of all proposed trees and hedges, plant sizes, planting distances, numbers and provisions for the maintenance of the trees and shrubs, and showing areas to be grass seeded or turfed, has been submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of the visual amenity of the locality.

(10) All hard and soft landscape works shall be carried out in accordance with the approved details and to a reasonable standard in accordance with the relevant parts of appropriate British Standards or other recognised codes of good practice. The works shall be carried out prior to the first use of the facility or in accordance with a timetable to be first agreed with the Local Planning Authority. Any trees which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced as soon as is reasonably practicable with others of species, size and number as originally approved, unless the Local Planning Authority gives its written consent to any variation.

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs.

(11) Precise details of the proposed fencing shall be submitted to and approved in writing by the Local Planning Authority before work commences on site and shall be installed prior to the first use of the facility.

Reason: To ensure a satisfactory appearance and to protect the amenities of adjacent residents.

(12) Precise details of the proposed floodlighting shall be submitted to and approved in writing by the Local Planning Authority before work commences on site.

Reason: To ensure a satisfactory appearance and to protect the amenities of adjacent residents.

8503/KT

APPENDIX

HAMPSHIRE COUNTY STRUCTURE PLAN REVIEW 1996 - 2011 (ADOPTED MARCH 2000)

Policy R1

In built-up areas, development which improves or extends the range of tourist, recreational, sporting or social facilities will be permitted subject to the requirements of the transport and environment policies of the Plan. Permission will not be granted for any development which would result in the loss of either recreational and sporting facilities or open space for which there is a need, unless alternative provision is made of at least equivalent value (in terms of quality, quantity and accessibility).

Policy UB3

All development permitted in accordance with other policies of this Plan should be appropriate in design, scale, layout and density to its surroundings, and contribute to the quality of the built environment.