Archived decisions

Contact: Martin Leeds, ext: 6733 email: [email protected]

1. Summary

1.1 Planning permission is being sought to construct a floodlit synthetic turf pitch (STP) on an existing area of school playing field at Testwood School, Testwood Lane, Totton, to meet the school's and local community's increased demand for formal winter games pitches. Totton Town Council has objected and fourteen letters of objection/concern have been received. It is considered that the proposal would be in accordance with the development plan and would not materially harm the character of the area or the amenity of local residents therefore the recommendation is to grant planning permission.

2. Site

2.1 Testwood School is a Community School on the northern outskirts of Totton (see attached location plan) and adjoins a primarily residential area. East of the proposed development are allotments and south-east of the main school building, but behind a belt of trees, are bungalows. On the southern side of Testwood Lane are a mixture of semi-detached and detached houses.

2.2 Access is from Testwood Lane and car parking is at the front and eastern side of the main school buildings.

3. Proposal

3.1 It is proposed to construct a 103 metre by 68 metre sand/rubber crumb filled long-pile synthetic turf pitch (STP) with eight 15 metre high floodlighting columns on part of the existing school sports field. The STP will be fenced off with a 3.6 metre high galvanised weldmesh ball stop fence. There will be two pedestrian gates and a maintenance vehicle access from within the school grounds. The fencing may include a security overhang consisting of three strands of wire on angled brackets to deter would be climbers.

3.2 The 15 metre high lighting columns are necessary to produce even illumination over the pitch area. At this height the floodlights can be set on a horizontal plain to reduce the glare or dazzle that is more likely with lower columns. Lower columns would also mean uneven distribution of light across the pitch and more light spillage beyond the playing area.

3.3 The STP would be used between the hours of 0830 and 2200 Monday to Friday inclusive, between 0900 and 2100 hours on Saturday, and between 1000 and 1700 hours on Sunday, but with no use on bank holidays. The nearest point of the proposed STP to housing is on Testwood Lane and is approximately 50 metres away. There is a belt of semi-mature trees (which are to be retained) between the two.

4. Development Plan

4.1 New Forest District Local Plan (November 1999) shows the site as an existing school (i) in the defined Strategic Gap, (ii) adjacent to the defined built-up area for Totton, and (iii) in a potential area of risk from flooding. The relevant Policies are DW-E28 (Strategic Gaps), DW-E40 (River and Coastal Flooding), CO-R2 (Buildings and other facilities for outdoor recreation).

5. Consultations

5.1 New Forest District Council has objected on the grounds that the proposal is contrary to Local Plan policies for protecting Strategic Gaps (DW-E28 and CO-EI) and the amenity of residents (DW-EI).

5.2 Totton and Eling Town Council recommend that the application is refused on grounds that the proposal:

(i) "would physically and visually diminish the strategic gap within which it is located and is contrary to Hampshire County Structure Plan Policy G2 and Local Plan Policy DW-E28"; and

(ii) "would lead to an intensification of the use of the site, materially increasing impact on the countryside, contrary to Local Plan CO-P1."

5.3 The Town Council also commented that "should the County Council be inclined to approve the application, contrary to this recommendation, serious consideration should be given to re-locating the development further to the north and increasing the distance between it and nearby dwellings. In order to minimize noise and light disturbance, a condition should be imposed requiring that the facility will not be used after 2100 hours on weekdays and 2000 hours at weekends."

5.4. The Environment Agency raises no objection to the proposal.

5.5 Sports England - comments awaited.

5.6 The local Member, Councillor Bright has been informed and agrees with the objections and concerns of the local residents.

5.7 The Street Lighting Adviser (Hampshire County Council) has no objection in principle to the proposal, subject to conditions.

6. Representations

6.1 Fourteen letters of concern/objection have been received from local residents. The grounds of objection/concern are:

(i) development is close to residential properties and would lead to increased noise and light pollution, particularly in the evenings;

(ii) proposal should be moved further away within the school grounds to lessen impact;

(iii) increase in traffic using the school site and along Testwood Lane which is already busy at certain times of the day and increase in parking leading to further problems;

(iv) contrary to provisions of the Local Plan; and

(v) effect of the development on the nearby Site of Special Scientific Interest.

6.2 Some of the letters received, although expressing concern to the current proposal, have mentioned that they recognise there is a need for adequate sports facilities for the general public.

7. Site Visit

7.1 In the light of local concerns, the Committee undertook a site visit on
12 March 2004 and met representatives of New Forest District Council, Totton Town Council and the school. The comments of those present are outlined below.

7.2 The Chief Planning Adviser described the application and advised that it was not an unusual facility consisting of a synthetic pitch with 15 metre high lighting columns. He acknowledged that some houses lie quite close to the site. The matters to be considered were therefore the impact of the light and of the activities at the school continuing beyond normal hours and on a more intensive basis. He confirmed that the development would be taking place in the strategic gap.

7.3 The representatives of New Forest District Council drew attention to the proximity of houses and the strategic gap together with the possible impact of extra traffic on the amenity of local residents. The formal views of the District Council would shortly be submitted to the Chief Planning Adviser including the comments of the District Council Environmental Health Officer on light and noise.

7.4 The Head teacher confirmed that the school is already used by the community and felt that the extra impact including that of traffic would be minimal. The height of the light columns would allow light to be directed downwards.

7.5 The County Education Officer confirmed that the proposal would tie in with the aim of creating a specialist sports college at the school. Parking would be ample for staff and visitors and the site was felt to be the most suitable within the school grounds although it could be moved a bit further away from the houses in Testwood Lane.

8. Chief Planning Adviser's Comments

8.1 The school and its associated playing fields are well established. In principle there should be no objection to the provision of an all weather sports pitch within the site. It is acknowledged the whole school site is within the defined Strategic Gap as shown on the Local Plan and there are Policies which restrict development within this Gap. However, there are also Policies that allow for recreational facilities within this Gap including provision of education facilities.

8.2 The concerns/objections to the application are noted. In response to the points raised;

(i) development is close to residential properties and would lead to increased noise and light pollution, particularly in the evenings. The proposed synthetic turf pitch would be at least 50 metres away from the nearest bungalow and there is an existing belt of closely planted semi-mature trees between the site and the bungalows in Testwood Lane. It must be acknowledged that an open air sports facility will generate a certain amount of noise and that the noise level is dependent on the activity being played. There is currently no floodlighting on the existing sport pitches and the provision of lighting may become a noticeable element. However, the lanterns on the columns are designed to reduce light spillage on to nearby areas, in addition to which, the site will be partly screened from the bungalows in Testwood Lane by an existing belt of semi mature trees;

(ii) proposal should be moved further away within the school grounds to lessen impact. The new all weather pitch needs to be in the location proposed to be close to changing rooms, the main school building and existing car parking area;

(iii) increase in traffic using the school site and along Testwood Lane which is already busy at certain times of the day and increase in parking leading to further problems. The proposed sports pitch is intended to be used mainly by the school during the day. The community use would be out of normal school hours so the concentration of vehicles using the site/Testwood Lane would probably be no more than at peak times (beginning and end of normal school day). It is difficult to quantify this situation as it depends on the intensity of use of the new pitch;

(iv) contrary to provisions of the Local Plan. Although the school and its playing fields are within the defined Strategic Gap Local Plan policy does not prohibit the development of recreational facilities; and

(v) effect of the development on nearby Special Site of Scientific Interest (SSSI). The SSSI to the north-east is a minimum of 300 metres away from the proposed location of the sports pitch. It is not considered that the proposed development would have any adverse effect on the SSSI.

8.3 In summary, the proposed development enables the school to meet and deliver its education needs and provide a much needed community facility. The concerns and objections of the district council and local residents have been examined and on balance it is considered that the proposal would be in accordance with the development plan and would not materially harm the character of the area or the amenity of local residents. Planning permission is therefore recommended.

Recommendation

That planning permission in respect of construction of a floodlit synthetic turf pitch (STP) at Testwood School, Testwood Lane, Totton (Application No. 80443) be granted permission 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 would not materially harm the character of the area or the amenity of local residents and would be acceptable in terms of highway safety and convenience.

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) There shall be no access to the site for vehicles associated with the construction contract (i.e. no delivery vehicles, skip lorries, contractors' cars, plant and materials) on weekdays, in the morning between the hours of 0830 and 0900 and in the afternoons between 1530 and 1630 hours on normal school days.

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

(3) No work relating to the construction of the approved development, 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 hours of 0800 or after 1800 Monday to Friday inclusive, before 0800 or after 1700 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.

(4) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the construction works and being deposited on the public highway. In the event that any mud or spoil is deposited on the highway, it shall be cleaned-off on each working day.

Reason: In the interests of highway safety.

(5) The use of the synthetic turf pitch, including when the floodlights are switched on, shall be between the hours of 0830 and 2200 Monday to Friday, between 0900 and 1800 on Saturday, and between 1000 and 1700 on Sunday. No use shall be carried out on recognised public holidays.

Reason: In the interests of amenity of occupiers of nearby housing.

(6) The trees and hedging to be retained shall be protected during building operations by the erection of protective fencing 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 approval in writing of the Local Planning Authority.

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

(7) The existing tree and bush screen at the southern end of the school playing fields and which is north of existing bungalows fronting Testwood Lane, shall be reinforced with additional tree/bush planting. The details of the planting shall be submitted to and approved in writing by the Local Planning Authority before the synthetic turf pitch is brought into use. The agreed planting details shall be carried out during the first available planting season following construction of the new pitch.

Reason: To increase the natural screening between the site and nearby housing in order to reduce light emission from the floodlights.

8708/ML