Contact: Katie Snell, ext 5938 email: [email protected]

1. Summary

1.1 Although the proposal will have a visual impact through the development of the School's field and floodlighting, the need for the facility is accepted. However, the steps to reduce the impacts through sensitive landscaping and tailored lighting design features provide adequate mitigation. Therefore, on balance, it is considered that planning permission should be granted.

2. Recommendation

That planning permission in respect of a proposed synthetic turf sports pitch with 3.6 metre high weldmesh fencing, floodlighting and associated landscaping at Robert May's School, West Street, Odiham (Application 07/02747/HCCREG3) be granted for the following reason, subject to conditions set out in Appendix 1.

Reason for Approval

It is considered that the proposal would be in accordance with the development plan (summary attached in Appendix 2) 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.

3. Site and Proposal

3.1 The Synthetic Turf Pitch (STP) development will be located on the school field, to the rear of Robert May's School, West Street, Odiham. The STP will be 105 x 59 metres (6,195 square metres). The surrounding landscape is characterised to the north and south by medium density single and two storey mainly detached residential housing, with front and rear gardens. The site is at the highest level of the terraced field.

3.2 The site slopes down to the north-west. Public footpaths flank the School field to the east and west sides. A row of houses is approximately 105 metres to the south of the site and the nearest houses to the east are approximately 120 metres from the SDP.

3.3 The works are designed to provide a floodlit, synthetic turf pitch fenced with rebound and ball stop weld mesh fencing. The pitch will be surfaced in a synthetic grass suitable mainly for football use, but also useable for other informal supervised games activities.

3.4 The new pitch is intended to provide a specialist football training facility for the School and local clubs and grant support is being discussed with the Football Federation, Hook Football club and Hart District Council. This facility is proposed as a central element of the School's/community extended use.

3.5 The proposed hours of use are as follows:

Monday to Friday from 09.00 to 21.00, with a switch off at 21:30;

Saturday play from 09:00 to 20:00, with a switch off at 20:30; and

Sunday from 10:00 to 18:00, with a switch off at 18:30.

The STP will be floodlit using six 12 metre high floodlight masts.

3.6 The associated landscape works are as follows:

(i) a tree-planted earth mound (1.4 metres high) adjacent to the northern boundary;

(ii) a 1.5 metre high timber interlocking retaining wall system in the north-eastern corner of the upper field terrace;

(iii) additional tree planting on the eastern grass embankment to help screen the floodlighting from the new housing estate; and

(iv) The removal of a number of existing medium mature trees on the western embankment immediately adjacent to the new pitch.

4. Development Plan

4.1 Hart District Local Plan (Replacement) 1996-2006:

GEN 1 (General Policy for Development and Change of Use);

DEV 19 (Proposals for new development);

RUR 35 (Social Infrastructure and Services);

CON 21 (Local Gaps);

CON 22 (Setting of Settlements and Recreation in the Countryside Adjoining Settlements); and

CON 23 (Amenity Value of Public Rights of Way).

5. Consultations

5.1 Hart District Council raises objection on loss of Local Gap and light pollution.

5.2 Environmental Health Officer at Hart District Council has been informed and advises appropriate design of light unit be used to minimise unwanted spill.

5.3 Environment Agency has no objection subject to a surface water condition.

5.4 Highways Authority has no objection subject to a construction traffic and parking management condition.

5.5 Defence Estates has no objection.

5.6 The local Member, Councillor Glen, has no objection in principle to an STP for the increased well-being to local young people and the addition to community resources. However, the issues raised by the Parish Council are echoed and in particular the potential intrusion into the Local Gap and impact of light on the neighbouring residents need to be highlighted.

5.7 Odiham Parish Council has raised objection on the grounds of the mound and lighting creating adverse visual impact and the hours of use being too long.

6. Representations

6.1 As at 13 December 2007, 18 letters of representations have been received objecting to the proposal. The comments raised are in relation to two main areas, the floodlighting and the mound. Noise, parking, property values and security are also raised as concerns.

7. Report of the Site Visit

7.1 Some Members of the Committee (Councillors Bryant, Cooper, Gurden, Hockley and James) with Councillor Beagley in the Chair, undertook a site visit on 17 December 2007 to Robert May's School. Councillor Glen, as Local Member, was unable to be present. Members met the Head teacher, Deputy Head teacher, School Governor representative and the Architect for Robert May's School.

7.2 The Head of Planning and Development introduced the application and outlined the key features of the proposal for a new all weather STP, weldmesh fencing, floodlighting, fencing and associated landscaping.

7.3 The Architect for the School displayed detailed plans including one showing the light spill and lux levels. Twelve metre high floodlights were proposed which would be lower than the tree line. Twelve houses were located within 200 metres of the pitch. The proposed pitch was marked with pins and Members viewed the site, noted the extent of the proposals, the distances from the nearest houses and walked across the playing fields to view the site from different perspectives. Careful consideration had been given to the nearest properties and also to the tree planting which would be a mix of small and large species. The exact location of the site in relation to the School and the nearest houses was open to discussion.

7.4 The Architect advised that a tree-planted earth bund at 1.4 metres high would be constructed using the surplus top soil which would act as a viewing platform for spectators. Letters of objection had been received from local residents and several letters from parents who supported the need for a new pitch.

7.5 Members noted the number of lorry movements for the initial construction period of a few weeks would be approximately 20 lorries taking the subsoil away, and another 20 lorries bringing in hardcore.

7.6 The Head teacher advised that the new pitch would provide a much needed facility for the School.

8. Commentary

8.1 The main issues associated with this application fall under two areas; the STP, with linked features and the landscaping mound. Overall the STP has given rise to possible amenity and visual impacts, and can be viewed as contrary to local policies.

8.2 Hart District Local Plan (Replacement) 1996-2006 details many policies that are relevant to the site in terms of its location and use. Policies GEN 1 (General Policy for Development and Change of Use), DEV 19 (Proposals for new development) and RUR 35 (Social Infrastructure and Services) support the design, scale and need for the proposal. However, CON 21 (Local Gaps), CON 22 (Setting of Settlements and Recreation in the Countryside Adjoining Settlements) and CON 23 (Amenity Value of Public Rights of Way) are focused on preserving open spaces and views.

8.3 The context of this application is the main consideration when reviewing the significance of the above policies. It is accepted that the site lies within a Local Gap, however, it is also part of a large educational facility that evolves over time to meet the needs of the wider community. The proposal offers landscaping and planting to mitigate the visual impacts of the STP.

8.4 The capacity for parking at the school and associated traffic generated by the development causing congestion has been raised as a concern. The Highways Authority has been consulted and does not raise objection. Moreover, there is a large amount of parking at the school and these areas will be available for use by the pitch users outside of school hours.

8.5 The use of the STP and the school fields for unsociable behaviour has also been raised as a concern. Increasing the hours of use has been regarded as having the potential to encourage unwanted activities on the site as a whole. The STP would have fencing to enclose the sporting activities, but it is acknowledged that users would have access to the whole of the open area. This is a matter for the School to manage.

8.6 It is accepted that the proposal will have a visual impact in terms of the development of the School's field and the spill from the floodlighting, as the nearest residential properties are within 110 metres of the site, and are at a lower position due to the slope of the field. The number of lighting units has also been reduced in number from eight to six units, with the column lowered from 15 metres high to 12 metres high. The lanterns are of the latest design so that most of the light spill is directed down onto the pitch and so offer as little unwanted light spilling out to neighbouring properties as possible. The Environmental Health officer at Hart District Council has raised no objection, subject to measures being taken to direct the light onto the pitch area as much as possible.

8.7 The Parish Council and residents' concern about landscaping and the bund is noted. However, it is considered the 1.4 metre high earthworks would provide a useful function, not only to add an attractive landscape feature, but also to act as a partial noise and visual barrier with planting. The intention is to plant the area to the north west of the proposed STP and, although details of such planting have not been submitted at this stage, they will be required to be approved. The proposed 1.4 metre high mounding will be created from the soil taken from the area of the construction for the STP, and will not be required to be removed from the site.

8.8 Some of the planting would be carried out on the mound to help reduce the visual impact of the new STP. However, it is acknowledged that, given the 12 metre height of the floodlighting columns, they will be visible to a certain degree even when the planting establishes itself. There is also the possibility of long distance viewpoint possible from the public footpaths to the east and west of the School. The impact is anticipated to be further reduced with the establishment of the additional tree planting running across the School field.

8.9 The implications of the mound itself have been a subject of discussion. The concerns over the mound relate to its proximity to the residents' properties on the boundary to the north and possible misuse by pupils and/or STP users. The concerns that a large mound would encourage unsociable behaviour from pupils, reduce privacy and block light out from residents' gardens have been addressed by an amended design. One dense planting block has been altered to an intermittent landform with collection of trees and plants, which will contain evergreen yews. The position of the mound has been moved away from the boundary to take in account the issues of privacy. The reconfiguration of the mound may alleviate some of the concerns over security, as well as provide the benefits outlined above.

8.10 Whilst it is accepted that the proposal will have an impact on the area, a need for this type of facility is acknowledged and steps to reduce the impacts have been taken through sensitive landscaping and tailored lighting design features. Therefore, on balance, it is recommended that permission be granted.

1544/KS

APPENDIX 1

Conditions

Time Limits

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

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

Hours of Working

(2) There shall be no access to the development site by any traffic associated with the construction/demolition (ie no delivery vehicles, no contractors' cars, nor plant and machinery) in the morning between 0830 and 0915; and in the afternoon between 1515 and 1545.

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

(3) 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 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.

Highways

(4) No development hereby permitted shall be commenced until a Construction Traffic Management Plan has been submitted to and agreed with the Minerals and Waste Planning Authority, detailing safe arrangements for construction vehicle access and temporary pedestrian routes through the site, contactors' parking and turning and wheel washing facilities. Once approved the development shall only be constructed in accordance with the agreed details.

Reason: In the interests of highway safety.

(5) 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.

Landscaping

(6) Before the Synthetic Turf Pitch is brought into use, details of the proposed planting shall be submitted to and approved in writing by the Local Planning Authority. The agreed details shall be implemented as soon as possible following construction of the Synthetic Turf Pitch. Any new planting that dies within the first three years shall be replaced as soon as possible with similar species. In addition, the proposed earth mound to be formed shall only be constructed from clean top soil and sub-soil. In the event it is necessary to import additional soil, this shall be free from solid objects and contamination, including chemicals and builders' rubble.

Reason: In the interest of visual amenity and to help screen the Synthetic Turf Pitch from neighbouring properties, particularly on the southern boundary.

(7) Unless otherwise approved in writing by the Local Planning Authority, the floodlights on the Synthetic Turf Pitch shall only be switched on when necessary and then only between the hours of 0900 and 2130 Monday to Friday, between 0900 and 2030 on Saturday, and on Sunday between 1000 and 1830.

Reason: In the interests of amenity of neighbouring residents.

APPENDIX 2

Annexe to Reason for Conditions

(as required by Article 22 of the Town and Country Planning

(General Procedure) Order 1995 - as amended)

__________________________________________________________________

Hart District Local Plan (Replacement) 1996-2006

The relevant plan policies from the Hart District Local Plan (Replacement) 1996-2006 are:

General Policy for Development and Change of Use

GEN 1

Proposals for development which accord with other proposals of this plan will be permitted where they:

i are in keeping with the local character by virtue of their scale, design, massing, height, prominence, materials, layout, landscaping, siting and density;

ii avoid any material loss of amenity to existing and adjoining residential, commercial, recreational, agricultural or forestry uses, by virtue of noise, disturbance, noxious fumes, dust, pollution or traffic generation;

iii cause no material loss of amenity to adjoining residential uses, through loss of privacy, overlooking or the creation of shared facilities;

iv do not constitute ribbon or sporadic development, unrelated to existing patterns of settlement within the District;

v include provision for the conservation or enhancement of the District's landscape, ecology and historic heritage and natural resources;

vi where the public would reasonably expect to use the building, provide suitable access for people with impaired mobility, including those confined to wheelchairs;

vii have adequate arrangements on site for access, servicing or the parking of vehicles;

viii do not give rise to traffic flows on the surrounding road network, which would cause material detriment to the amenities of nearby properties and settlements or to highway safety;

ix do not create the need for highway improvements which would be detrimental to the character and setting of roads within the conservation areas or rural lanes in the District;

x do not lead to problems further afield by causing heavy traffic to pass through residential areas or settlements, or use unsuitable roads;

xi include provision for any necessary improvements to infrastructure and utilities resulting from the development;

xii take account of the proximity of overhead cables and power lines;

xiii avoid the installation of lighting, which is visually damaging to the character of the area.

Proposals for New Development

DEV 19

Approximately 6ha of land adjoining Dev 8, and between Dunley's Hill and Robert May's School, Odiham, is proposed to be developed to provide for public recreation and additional playing fields for the school.

Social Infrastructure and Services

RUR 35

Proposals which retain, improve or provide new local shops, schools, post offices, medical facilities, churches, meeting halls, playing fields and other community based services will be permitted within and on the edge of the rural settlements or where existing facilities are adjacent to the urban areas provided that the location is well related to the catchment area served and other policies of the development plan are satisfied. proposals that would result in the loss of community facilities such as schools, meeting halls and recreation areas will not be permitted unless it can be demonstrated that they are no longer required, or they provide for replacement facilities within the catchment area or suitable alternatives exist.

Local Gaps

CON 21

Development which would lead to the coalescence or damage the separate identity of neighbouring settlements will not be permitted in the following local gaps: vi) Odiham to North Warnborough.

Setting of Settlements and Recreation in the Countryside Adjoining Settlements

CON 22

Development which would adversely affect the character or setting of a settlement, or lead to the loss of important areas of the development of open land around settlements, will not be permitted where it would:

i) Obscure typical views of the settlement from public vantage points;

ii) Obstruct significant public views our of the settlement;

iii) Result in the loss of "green fingers" important to the structure and amenity of the settlement; or

iv) Otherwise have a serious adverse effect on the character or setting of the settlement.

Amenity Value of Public Rights of Way

CON 23

Development will not be permitted which would seriously detract from the amenity and consequent recreational value of well-used footpaths and other public rights of way in the countryside close to main settlements by reducing their rural character or detracting from significant views.