Archived decisions

Decision Maker:

Regulatory Committee

Date of Decision:

15 October 2008

Decision Title:

Applicant: Hampshire County Council

(1) Construction of four all weather tennis courts with associated floodlights (Application No. S/08/63459)
(2) Construction of a Sixth Form Extension
(Application No. S/08/63579) at Hamble Community Sports College, Satchell Lane, Hamble-le-Rice
(County Council Ref: EAE032)

Decision Reference:

345

Report From:

Head of Planning and Development, Environment Department

Contact name:

Martin Leeds

Tel:

01962 846733

Email:

[email protected]

EXECUTIVE SUMMARY

1) Background:

1.1. Planning permission is sought for two applications, both within the Hamble Community Sports College campus, Satchell Lane, Hamble-Le-Rice. Application 1 [S/08/634459] is for construction of four all-weather tennis courts, three metre high weldmesh fencing and provision of six 10 metre high floodlighting columns with floodlights (to go adjacent to existing all weather floodlit pitch).

1.2. The second application [S/08/63579], is to construct a two-storey stand alone Sixth Form building of 2,038 square metres internal gross floorspace with associated parking and some landscaping near the main College entrance. Two letters of objection have been received from local residents regarding use of a redundant building in the school campus for potential relocation of a displaced community use by the new building. Notwithstanding the objections, planning consent is recommended for both proposals.

2) Issues:

2.1. Additional floodlighting in the countryside but linked to existing floodlighting on the sports fields.

2.2. Size of the proposed Sixth Form Extension.

2.3. Accordance with adopted Local Plan.

3) Recommendation:

3.1. That planning permission in respect of:

(1) Construction of four all-weather tennis courts with associated floodlights and fencing (Application No. S/08/63459); and

(2) Construction of a Sixth Form extension (Application No. S/08/63579) at Hamble Community Sports College, Satchell Lane, Hamble-Le-Rice

be granted for the following reason, subject to the conditions set out in Appendix 1.

4) Reason for Decision:

4.1. It is considered that the proposals 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.

1) Site:

1.1. The existing College campus, as shown on the attached plan, is split into two parts, the northern part being the sports pitches and the southern part where the main College buildings and existing car parking facility are located. Satchell Lane has a tall, dense hedge where it follows the northern and eastern boundary of the overall school with the existing main entrance off Satchell Lane.

1.2. To the north of the sports pitches and opposite the sports area is a medical centre, then eastward is open fields, some of which belong to the school and are for sport. There are no houses close to the proposed tennis courts site. Regarding the proposed Sixth Form extension, which will be close to the main College buildings in the eastern part of the campus, it is approximately 110 metres away from the nearest dwelling to the west. There are numerous trees within the College campus, some of which will be near to the Sixth Form extension.

2) Proposal (1) [Four Tennis Courts]:

2.1. Application [S/08/634459] is for construction of four all-weather tennis courts with three metre high weldmesh fencing around the courts and provision of six 10 metre high floodlight columns. A four metre high weldmesh fence is to be erected along the road edge boundary (within the campus) where the court is nearest to Satchell Lane. Access to enable construction of the courts will be from a temporary haul road from within the campus.

2.2. The proposed floodlights have been designed to minimise the number of columns by using the latest energy efficient lamps, and cowls to prevent overspill of light onto the adjacent highway. The tennis courts will be floodlit on a court-by-court basis and operate separately from the floodlights on the nearby Synthetic Turf Pitch. It is proposed the tennis courts will be used up to 10 pm weekdays and 6 pm at weekends. In addition, the College has also scheduled that the Tennis Academy will have 50% usage which will include sessions for all abilities and ages. The remainder of the time will be split between the College's needs to meet the curriculum and community use.

3) Proposal (2) [Sixth Form Extension]:

3.1. The proposed stand-alone building, located just north of the main vehicular entrance to the College campus off Satchell Lane, is for post 16-skills to provide Vocational Specialist status for Construction, Marine Engineering, Environmental and Land Based Management, Functional Skills and sports-related Social Care courses.

3.2. The building will be two-storey with a gross internal floorspace of 2,038 square metres and comprises the core construction and engineering accommodation on the ground floor to allow for ease of servicing and vehicular access for deliveries. The first floor would accommodate the other teaching facilities. The exterior of the building is intended to complement the other buildings within the school campus by the use of facing bricks and metal standing seam roofing. This could be enhanced by the use of render and a blue-grey engineering brick.

3.3. To enable the new building to be constructed, it will be necessary to demolish a building currently used by the Hamble Hockey Club (building is under licence to the Club). It is the ambition of the school to relocate that Club's accommodation on-site prior to commencing construction if a suitable building can be found. However, if it is not feasible, it will be necessary to provide, for decant purposes, temporary accommodation west of the proposed sixth form building for the duration of the construction works.

3.4. Although associated staff car parking for the Sixth Form building is to be provided to the east of the building as well as room for delivery vehicles, on-site vehicular parking facilities for the development will be provided through a re-allocation of existing spaces within the campus. An additional 18 motorcycle/scooter spaces are to be provided with more bicycle storage.

3.5. This part of the campus contains quite a few trees in the immediate vicinity of the location of the new building. In order to enable construction of the building, including the permanent access to serve the development, it will be necessary to remove approximately seven of the smaller trees, some of which are of poor quality. The remaining trees are to be protected during the contract period. It is intended to provide replacement planting to compensate the loss of trees.

4) Development Plan:

4.1. Eastleigh Borough Local Plan Review (2001-2011) Adopted May 2006 shows the site as an existing school with associated playing fields in the defined Local Gap/Countryside. The proposed development for the tennis courts accords with Policies 1.CO (Protection of the Countryside), 3.CO (Local Gaps) and 36.ES (Lighting). The development for the Sixth Form extension accords with Policy 12.CO (Hamble Community Sports College) (shown as a Special Policy Area on the Proposal Map) and the general Policy 59.BE (Promoting Good Design). See Appendix 2 for fuller details of these Policies.

5) Consultations:

5.1. Eastleigh Borough Council has no objection in principle subject to conditions.

5.2. Hamble-Le-Rice Parish Council has no objection to the extension subject to provision of alternative accommodation for the Hamble Hockey Club.

5.3. Natural England has no objection to the proposed development.

5.4. British Airport Authority (Safeguarding Team) [Southampton Airport] with reference to the tennis courts/floodlighting, considers the proposal does not conflict with safeguarding criteria and therefore has no objection.

5.5. Environment Agency, with reference to the Sixth Form extension, has no objection in principle but mentions the proposed extension is within 300 metres of the former landfill site at Mallards Moor to the north-east of the site. It recommends that a site investigation is carried out before development for the extension is commenced, to ascertain any presence of landfill gas and addressing the risks associated with it. It is also recommended that future monitoring is carried out.

5.6. The Highway Authority has no objection in principle, subject to conditions, including a Construction Traffic Management Plan to be submitted for approval.

5.7. The local Member, Councillor House, supports the proposed development.

6) Representations:

6.1. Two letters have been received from local residents objecting to proposed development at the site of the former caretaker's house called "El Nido" which is on the western part of the campus. They object on the grounds of the temporary housing for a community building which would give rise to an increase in noise and loss of privacy and general security to their property.

7) Commentary:

7.1. Hamble Community Sports College lies outside the urban edge but within the Hamble-Bursledon-Netley Abbey local gap where the presumption is against further development in such a location. However, it is considered inappropriate to prevent the evolution of the campus within its boundaries to accommodate the growing requirements of the school and the wider community. Consequently the Local Plan has included the main building part of the College campus within a Special Policy Area within which appropriate development will be permitted. Moreover, as the College is an established site, in principle there should be no objection to the proposed Sixth Form extension. The proposed tennis courts with floodlighting are outside this Special Policy Area but adjoining an existing Synthetic Turf Pitch that has floodlighting. It is considered the two new developments are appropriate for the College campus.

7.2. Regarding the two letters from local residents objecting to development at the former on-site caretakers house, "El Nido", the School's Head has advised this does not form part of the application for the Sixth Form extension. A planning application would be required to change the use of "El Nido" from residential to another use, in which case, the neighbours would be formally notified as part of the application process. No firm decision by the College has been taken as to what it is going to do with that part of the campus since options are still under consideration. Therefore at present, although their comments are noted, it is considered that overall the development of the Sixth Form extension would not directly affect their properties.

7.3. On balance, therefore, planning permission is recommended for construction of the four tennis courts with associated floodlighting and the Sixth Form extension.

Section 100 D - Local Government Act 1972 - background documents

The following documents discuss facts or matters on which this report, or an important part of it, is based and have been relied upon to a material extent in the preparation of this report.

(NB: the list excludes published works and any documents which disclose exempt or confidential information as defined in the Act.)

Document

Location

1) Construction of four all weather tennis courts with associated floodlights (Application No. S/08/63459)
(2) Construction of a Sixth Form Extension
(Application No. S/08/63579) at Hamble Community Sports College, Satchell Lane, Hamble-le-Rice
(County Council Ref: EAE032)

Environment Department

Castle Avenue
Room G, Lower Ground Floor

CONDITIONS:

(Application No. S/08/63459 - Tennis Courts/Floodlighting, etc):

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.

Submission of Construction Traffic Management Plan:

2) Before development commences, a Construction Traffic Management Plan (CTMP) shall be submitted in writing to and approved by the Local Planning Authority in order to ensure no conflict occurs between construction traffic and pedestrians entering and exiting the College campus. The approved CTMP shall be retained for the duration of the construction works.

Reason: In the interests of highway safety.

Temporary Haul Road:

3) Before construction of the four tennis courts is commenced, the temporary haul road to be formed within the College campus shall have been provided and made available for use. On completion of the four tennis courts, associated fencing and provision of the floodlights, the temporary haul road shall be removed and the land fully reinstated to its former condition as soon as possible.

Reason: To allow construction of the development without the need to provide a temporary access off Satchell Lane.

Prevention of Mud and Spoil Leaving the Site:

4) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the 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 on each day of working.

Reason: In the interests of highway safety.

Tennis Courts/Fencing:

5) Before the tennis courts are brought into use, the perimeter fencing to the courts, including the higher fence to be provided near the Satchell Lane boundary, shall have been fully installed.

Reason: To provide a satisfactory development.

Floodlighting:

6) Unless otherwise agreed in writing by the Local Planning Authority, the floodlights on the four tennis courts shall only be switched on when necessary and between the hours of 0830 and 2200 hours Monday to Friday inclusive, and between 0830 hours and 1800 hours on Saturday, and Sunday. A security light will be permitted for 15 minutes after the floodlights are switched off.

Reason: In the interests of reducing light glare.

Floodlighting Not Directed onto Satchell Lane:

7) Measures shall be taken to ensure that when the floodlights are in use they do not shine directly onto the drivers of vehicles using that part of Satchell Lane. Where necessary, additional exterior baffles shall be fitted to the lanterns to reduce glare.

Reason: In the interests of reducing light glare.

No Access to the Development Site:

8) There shall be no deliveries associated with the construction of the new development before 0900 hours, no deliveries between 1245 hours and 1345 hours, and no deliveries between 1425 hours and 1450 hours on Monday, or, on Tuesday to Friday between 1445 hours and 1510 hours on normal school days.

Reason: To reduce the potential conflict of pedestrian and vehicular movements when pupils, etc., are arriving or departing the College.

Hours of Working:

9) 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 hours of 0800 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 properties within the vicinity of the site.

CONDITIONS:

(Application No. S/08/63579 - Sixth Form Extension):

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.

Submission of Construction Traffic Management Plan:

2) Before development commences, a Construction Traffic Management Plan (CTMP) shall be submitted in writing to and approved by the Local Planning Authority in order to ensure no conflict occurs between construction traffic and pedestrians entering and exiting the College campus. The approved CTMP shall be retained for the duration of the construction works.

Reason: In the interests of highway safety.

Potential of Landfill Gas:

3) No development shall be commenced until a site investigation has been undertaken and report detailing the presence of landfill gas, together with any measures for addressing the risks associated with it, has been submitted to and agreed in writing by the Local Planning Authority. These measures shall include a scheme for future monitoring and reporting and include details of construction to prevent the ingress of gas.

Reason: The proposed extension is within 300 metres of a former landfill site at Mallards Moor, north-east of the site, and it is possible migratory gasses may be present on the school site.

Materials:

4) Samples and details of the materials and finishes to be used for the external walls and roofs of the proposed building shall be submitted to and approved by the Local Planning Authority in writing before the development commences.

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

Landscaping:

5) No later than one month from commencement of construction works for the Sixth Form extension building, details of the proposed planting, screen fencing for the skips/work skills waste area and the bespoke seating wall shall have been submitted in writing to and approved by the Local Planning Authority. All hard and soft landscape works shall be carried out in accordance with the approved plans and including subsequent approval in accordance with this planning condition.

Reason: In the interests of visual amenity.

Prevention of Mud and Spoil Leaving the Site:

6) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the 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 on each day of working.

Reason: In the interests of highway safety.

Protection of Retained Trees:

7) The trees to be retained shall be protected before construction works are commenced, then during the construction period, by the erection of sturdy protective fencing.

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

No Occupation of Building until Provision of Parking:

8) Occupation of the building shall not commence until provision for the parking, turning, loading and unloading of vehicles has been made within the curtilage. The areas of land so provided shall not be used for any purpose other than the parking, turning, loading and unloading of vehicles.

Reason: In the interests of highway safety.

Hours of Working:

9) 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 hours of 0800 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 properties within the vicinity of the site.

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:

i) it is necessary for agriculture, forestry or horticultural purposes and a countryside location is required; or

ii) 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, hardstanding or structures which, are of a form, scale or design which would demonstrably harm the character of the locality; or

iii) it is essential for the provision of a public utility service or the appropriate extension of an existing education or health facility and it cannot be located within the urban edge; or

iv) it meets the criteria in the other policies of this Plan.

Policy 3.CO (Local Gaps):

Planning permission will only be permitted for appropriate development in a local gap if it cannot be acceptably located elsewhere and, it would not diminish the gap physically of visually.

Policy 12.CO (Hamble Community Sports College) (Special Policy Area):

Appropriate development which is related to the educational or community uses on the campus, will be permitted within the Hamble Community Sports College Special Policy Area, provided it does not have an adverse visual impact and is subject to a campus green travel plan.

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 be minimised. The size and design of the lighting columns should not detract from the character of the locality.

Policy 59.BE (Promoting Good Design):

Development proposals which are in accordance with other policies in this Plan will be permitted provided they meet (inter-alia) the following criteria:

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, density, design and siting, both in themselves and in relation to adjoining buildings, spaces and views, natural features and trees worthy of retention;

ii) they make the most efficient use of the land and have a satisfactory means of access and layout for vehicles, cyclists and pedestrians including appropriate links to footpaths, cycleways and public transport services;

iii) include where appropriate, provision for the secure storage of bicycles;

iv) they make adequate provision for the storage and collection of refuse and where appropriate, include facilities for the collection of recyclable materials.