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

1. Summary

1.1 Planning permission is sought for the construction of an all weather athletics track including long jump and associated floodlighting, fencing and related engineering works on an existing multi-sports area at Wyvern Technology College, Botley Road, Fair Oak, near Eastleigh. Eastleigh Borough Council has no objection to the proposal, although the Parish Council has expressed concern at light pollution. Two letters have been received from local residents, both concerned for reasons of effect on local wildlife, noise intrusion, intrusion of the floodlights and the seven day usage of the proposed development. Notwithstanding the objections/ concerns, planning permission is recommended.

2. Recommendation

That planning permission in respect of construction of a 200 metre long all weather athletics track with long jump, fencing, floodlighting and associated engineering works at Wyvern Technology College, Botley Road, Fair Oak near Eastleigh be granted for the following reason, subject to the 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.

3. Site

3.1 The site, as shown on the attached plan, lies within the south-western corner of an existing multi-sports field area of the school and is currently closely mown grassland where sport activities are carried out. Due west of the site is a mature heavily wooded area of deciduous trees which is a Site of Interest for Nature Conservation (SINC). This woodland is approximately 70 metres wide (scaled from GIS data) from where it adjoins housing west of the woodland to where it adjoins the existing school playing fields on its eastern side. North of the proposed athletic track are more playing school sports pitches including floodlit tennis courts. East of the courts are the main Wyvern School buildings, and south-east of the proposed development is the Fair Oak Junior School. Another small belt of trees lies due south of the application site, contiguous with a further SINC to the south. Access to serve the sports pitches is from within the school grounds.

4. Proposal

4.1 The proposed all weather rubberised running track would be shaped in a "J" format offering a 200 metre athletics facility; the curve of the track being on the northern side of the straight run area. The facility also includes a long jump pit, warm-up and over-run areas, shot-put, discus and javelin throwing. Surrounding the site will be 2.4 metre high weldmesh fencing with access gates, this fencing being approximately 12 metres from the SINC. In addition to this fencing there is to be a continuous herpeto fence to prevent amphibians from encroaching onto the athletic track/playing field, and to be erected one-metre away from the front of the long grass on the edge of the SINC.

4.2 There will be six 12 metre high floodlights installed, which have been developed with a company specialising in lighting for all-weather sports provision, in order to minimise the impact of light pollution within the night-time environment. The lanterns at the top of the columns are of the latest design to concentrate the light downwards to the track and associated side pitch areas. This means the light spill will only marginally encroach onto the area of trees at the edge of the site. (The lighting at its lowest level would be in the region of 2 to 2.5 lux - level of illumination - approximating with a bright moon.)

4.3 A temporary haul road is to be provided from within the school site to allow the development to be constructed. A contractors' compound, well away from the woodland area, is also to be included near the proposed sports track. On completion of construction for the athletic track and associated works, the temporary haul road would be removed and fully reinstated to playing fields.

4.4 There are no current plans to use this facility as a venue for tournaments since, as a training track, it is not designed to hold such events. The lighting would only be switched on when necessary and between the times of 0830 to 2200 hours Monday to Friday inclusive, 0900 to 2000 hours on Saturday, and 0900 to 1800 hours on Sunday/public holidays. In addition, a security light would be switched on for 15 minutes after the floodlights are switched off - this then allows users of the track to leave the site in relative safety. (A planning condition will be added to cover these times.) These times are similar to those used on the floodlit tennis courts further north.

5. Development Plan

5.1 Eastleigh Borough Local Plan Review (2001-2011) [adopted May 2006] shows the site as an existing area within the defined Countryside but adjacent to the urban edge and, in particular, to the school (albeit the school is not annotated but has the shape of the school). The relevant Policies are: 1.CO (Protection of the Countryside), 23.NC (Sites of Importance for Nature Conservation), 36.ES (Lighting), 59.BE (Good Design) and, 149.OS (Playing Fields).

6. Consultations

6.1 Eastleigh Borough Council has no objection.

6.2 Fair Oak and Horton Heath Parish Council "were concerned over the light pollution in the area".

6.3 Environment Agency has assessed the application as having a low environmental risk.

6.4 Southampton Airport comments that from an aerodrome safeguarding perspective the proposed development does not conflict with safeguarding criteria and therefore has no objection to the proposal. (It further adds that a crane may be required during this construction - if so there will be a need for the crane operators to contact the aerodrome before erecting the crane.)

6.5 The local Member, Councillor Roling, has been informed.

7. Representations

7.1 Two letters expressing concern/objection have been received from local residents whose properties are on the north-western side of the area of trees forming the SINC; both properties are a minimum of 60 metres from the proposed track. The grounds of objection/concerns at the proposed development are the effect on local wildlife, noise intrusion, intrusion of the floodlights and the seven day usage.

8. Commentary

8.1 The College has existing playing fields within its campus of which the area for the proposed athletic track forms part. Therefore in principle there should be no objection to the proposed use. However, the concerns of the Parish Council and those of the two letters from local residents are noted.

8.2 It is acknowledged that floodlighting when in operation, and no matter how well-screened, can cause some light pollution in the night-time sky. With regard to the proposed lighting, the latest design of the proposed lanterns deflects as much light as possible downwards onto the sports area, and should help reduce this problem to an acceptable level. Moreover, the lighting contours as produced for this type of lighting indicate that the light-spill on the edge of the sports area is very low, equating with that of a bright moon. On that basis, it is not considered harm would come to the nearby SINC. It is noted that the SINC has full tree canopies in the summer months and therefore the lighting columns are hidden from view from the housing to the west of the SINC. In addition, the summer months are perhaps the shortest times the floodlighting would be in operation. Since the tennis courts are floodlit, the operational times of the athletics track, for the purposes of floodlighting, would be similar.

8.3 In terms of the noise intrusion, although it is acknowledged sport activities can create noise, it is considered the intended athletic sports track would not generate the same levels of noise as a football pitch and are acceptable.

8.4 The chosen location for the new track is the most appropriate since moving it away to another part of the school would make the floodlighting more visible. Moreover, it would require existing playing pitches to be re-sited or abandoned. The proposed development accords with the relevant policies of the adopted Local Plan. On balance, therefore, planning permission is recommended.

1731/ML

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.

Details of Herpeto Fencing

(2) Before the construction of the athletics track is commenced, details of the proposed herpeto fence to be installed, including its location in relation to the nearby Sites of Importance for Nature Conservation, shall be submitted in writing to and approved by the Local Planning Authority. The approved fencing shall be installed as soon as possible before any removal of top soil takes place.

Reason: In the interests of protecting the Sites of Importance for Nature Conservation.

Trees/Hedges

(3) The trees and hedging to be retained which adjoin the site shall be protected before any works are commenced on-site, including works associated with the temporary haul road, by the erection of sturdy protective fencing. 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.

Nature Conservation

(4) No works (other than erection of herpeto fencing where applicable), including temporary storage of top soils or other materials, parking or driving shall be undertaken outside of the herpeto fencing (between the herpeto fencing and the Site of Importance for Nature Conservation) or within a minimum of ten metres of any Site of Importance for Nature Conservation which is close to the site, whichever is the greater distance.

Reason: To protect the Sites of Importance for Nature Conservation from damage.

Haul Road

(5) The temporary haul road to be provided to enable the works approved to be carried out shall have the ground fully reinstated to its original state immediately on completion of the provision of the athletics track and floodlighting. The haul road shall not be constructed near the Site of Importance for Nature Conservation and no plant/machinery or site cabins shall be located/stored near the Site of Importance for Nature Conservation.

Reason: To secure a satisfactory reinstatement and to ensure damage is not caused to the Site of Importance for Nature Conservation.

Storage of Oils, Fuels, etc

(6) Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The bund capacity shall give 110% of the total volume for single and hydraulically linked tanks. If there is multiple tankage, the bund capacity shall be 110% of the largest tank or 25% of the total capacity of all tanks, whichever is the greatest. All filling points, vents, gauges and sight glasses and overflow pipes shall be located within the bund. There shall be no outlet connecting the bund to any drain, sewer or watercourse or discharging onto the ground. Associated pipework shall be located above ground where possible and protected from accidental damage.

Reason: To prevent pollution of the nearby Site of Importance for Nature Conservation environment.

Floodlighting

(7) Unless otherwise approved in writing by the Local Planning Authority, the floodlights on the all-weather pitch track shall only be switched on when necessary and then only between the hours of 0830 and 2200 Monday to Friday inclusive, between 0900 hours and 2000 hours on Saturday and between 0900 hours and 1800 hours on Sunday/public holidays. A security light will be permitted for 15 minutes after the floodlights are switched off.

Reason: In the interests of reducing potential light glare.

Hours of Working

(8) 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 0800 hours or after 1800 hours Monday to Saturday inclusive, 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 from noise levels being emitted from works machines during the construction period.

APPENDIX 2

Annexe to Reason for Conditions

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

(General Procedure) Order 1995 - as amended)

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EASTLEIGH BOROUGH LOCAL PLAN REVIEW (2001-2011) [ADOPTED MAY 2006]

Policy 1.CO (Protection of the Countryside)

Planning permission will not be granted for development outside the urban edge unless ..... it is for an outdoor recreational use or is genuinely required as ancillary to such a use and does not require the provision of buildings, hardstandings or structures which are of a form, scale or design which would demonstrably harm the character of the locality.....

Policy 23.NC (Site of Importance for Nature Conservation)

Development which is likely to have a direct or indirect adverse affect on a Site of Importance for Nature Conservation (SINC) will not be permitted, unless it can be demonstrated to the satisfaction of the Borough Council that the benefits of the development clearly outweigh the need to safeguard the nature conservation value of the site. If development is to be permitted, the Council will require appropriate measures to be taken to mitigate for the adverse effects on the SINC.

Policy 36.ES (Lighting)

Permission will be refused for proposals which do not incorporate well designed lighting, where lighting is necessary. Lighting should be concentrated in those areas where it is required and spillage, either horizontally or vertically, should not detract from the character of the locality.

Policy 59.BE (Good Design)

Development proposals which are in accordance with other policies in this plan will be permitted provided:

i) they take full and proper account of the context of the site including the character and appearance of the locality or neighbourhood and are appropriate in mass, scale, materials, layout, design and siting, both in themselves and in relation to spaces, views, natural features and trees worthy of retention;

ii) they are an appropriate use for the locality and avoid unduly interfering, disturbing or conflicting with adjoining or nearby uses, especially in terms of ...noise....or from floodlighting or security lighting.

Policy 149.OS (Playing Fields)

The Borough Council will support proposals to develop new facilities and the enhancement of existing playing field facilities, including the provision of all weather pitches, subject to their scale, siting and design conforming with policies for the protection of the environment.