Archived decisions
HAMPSHIRE COUNTY COUNCIL
Decision Report :
MAIN REPORT
1) Site and Proposal: |
1.1. The site comprises 0.8 hectares of school playing field which falls within the Strategic Gap between Stubbington and Fareham. The playing field is exceptionally flat and poorly drained, making winter use very limited. To the north and south-east are agricultural fields. Peel Common Wastewater Treatment Works is 380 metres to the north-east. 1.2. Immediately adjacent to the south of the site is the urban area boundary, which includes the school and hard-surfaced sports area. The school sports hall and hard play courts are situated on the eastern side of the campus and are nearest the site area. The school parking areas lie to the south of the school campus and are accessed from Marks Road on a one-way system. 1.3. Approximately 170 metres to the north-west is a Site of Importance for Nature Conservation (SINC) known as Tips Copse. |
1.4. The nearest dwelling is approximately 35 metres to the south-west from the edge of the application site, within a row of semi-detached houses aligned southwards, overlooking the tennis courts. There is also a line of semi-detached houses overlooking the playing field at 160 metres to the west. |
1.5. The proposal is to construct a full-sized synthetic turf pitch (106 x 71 metres) with a 5 metre high green weldmesh ball stop fencing, 3 metre high ball catch netting and up to 2.4 metre high perimeter fencing to act as an acoustic barrier. The surface will be a 60 millimetres monofilament synthetic turf on an engineered base. This will be lit by eight 15 metre high floodlight masts which will maintain an average lighting of 223 lux on the STP area, whilst reducing light glare and overspill to a minimum. |
1.6. It is proposed to allow evening play until 21:45 hours on weekdays with the lighting being switched off at 22:00 hours. For Saturday, play is from 09:00 hours to18:30 hours, and for Sunday from 10:00 hours to 16.45 hours. Similarly, there will be a 15 minute lighting limit after the respective end times for Saturday and Sunday. The lighting scheme has been designed to allow for part illumination when only part of the pitch is in use. 1.7. The development also includes an 8.6 x 3.4 metre combined store and office. This would be a Portakabin Solus cabin with an internal partition. It would have a double door but no windows in the storage end, which is intended for materials and equipment storage. At the office end there would be a single door and a single window which would provide shelter for the pitch warden and would house the lighting switches. |
1.8. The proposal would also involve drainage, mounding and landscape planting, and an improved maintenance access, footpath and track. |
2) Development Plan: |
2.1. Fareham Borough Local Plan Review June 2000: (i) Policy C11: Strategic Gaps; |
(ii) Policy DG1: Environmental Impact; (iii) Policy DG3: Impact on the Surrounding Area; and (iv) Policy R3: Protection of Existing Open Space. |
3) Consultations: |
3.1. The local Member, Councillor Knight supports the application. 3.2. Fareham Borough Council has no objection in principle to the proposal but has concerns over the floodlighting and noise adversely impacting on the local neighbours' amenity. 3.3. The Environmental Health Officer at Fareham Borough Council has been informed and has yet to comment. 3.4. The Environment Agency has no objection. 3.5. Sports England has no objection subject to conditions ensuring the high quality of the new and enhanced sports facilities. 3.6. The Highway Authority has no objection. 3.7. Defence Estates (Safeguarding) has no objection. |
4) Representations: |
4.1. There has been one letter of objection received from a resident of Marks Road. This raises concerns about potential light pollution, construction traffic, congestion and flooding. |
5) Report of Site Visit - 6 April 2009 5.1. Seven members of the Committee, Councillors: Bryant, Cartwright, Cooper, Hockley, McIntosh, Price and Simpson, with Councillor McIntosh in the Chair, undertook a visit on 6 April to a site at Crofton School, Marks Road, Fareham which is the subject of an application for a synthetic turf sports pitch and store with associated floodlighting and fencing. Councillor Knight, as local Member, was also in attendance. 5.2. The Head of Planning and Development introduced the application and outlined the key features of the proposed application for a synthetic turf sports pitch and store with associated floodlighting and fencing. It was noted that the school would manage the use of the pitch including use by the community outside of school hours, and that existing toilet facilities within the school would also be available outside school hours. 5.3. Members toured the site and viewed the area where the sports pitch would be situated, its proximity to nearby housing, and the area where the office/store building would be erected. Members noted that the school playing field was bordered by trees to the north and east, housing to the west and the majority of the south border was mounding of approximately 1.2 metres in height. It was proposed that the mound be extended into the south-east corner of the site which bordered housing. 5.4. It was noted that Sports England had confirmed that it had no objections to the proposal. The local Member, Councillor Knight, confirmed that he was supportive of the proposal. 5.5. The application is to be considered by the Regulatory Committee on 22 April, and Members asked for the report to include further information on the necessary height of the floodlight columns to adequately light the pitch. 5.6. Upon investigation it has been found that the optimum lighting scheme has been designed using number/spacing of columns, height of columns and the brightness of floodlighting bulbs. Ultimately the optimum scheme is designed to suit the size of the pitch, the key dimension being the width of the pitch, as this is the spacing that cannot be changed by adjusting the spacing of the columns. 5.7. Any changes to these variables results in a change on the mounting angle of floodlighting units, the evenness and brightness of pitch lighting and the ability to light the pitch in smaller sections to reduce energy consumption. This exercise has already been carried out and led to several changes to the original lighting design, resulting in this submission. 5.8. A change to increase the number of columns and decrease the height of columns would result in: (i) the angle being increased leading to increased light spill; (ii) the evenness and brightness remaining the same; and (iii) the ability to light the pitch in smaller sections being further improved. 5.9. The Crofton scheme uses eight 15 metre columns, as any more columns are thought not to be appropriate in this countryside setting. These columns are not able to be reduced in height due to the width of this full-sized pitch needing to be lit. There was an alternative option which allowed for six 15 metre columns but this was discounted as it provided less flexibility, less even light distribution and a more intense point of light in the sky over the centre of the pitch. |
6) Commentary: |
6.1. The potential for the floodlighting to impact on the resident's amenity is acknowledged, as the STP will be floodlit using eight 15 metre high floodlight masts. Two low-level downlighters will also be installed on the school building to illuminate the access path and allow for safe exit of the facility once the floodlights have been turned off. 6.2. However, these floodlight lamps have been specifically selected to reduce light glare and overspill to an absolute minimum at the periphery of the playing field, whilst maintaining an average lighting level of approximately 223 lux on the STP. The lighting layout drawing indicates that the nearest property might experience light spill levels of up to two lux within the rear garden but this is likely to be lowered by existing trees and hedges on the boundary. The floodlighting has lower level safety lighting designed to shut down 15 minutes after the play times and the lighting will also allow for the overall pitch to be lit in sections, to suit the number of individual pitches that are in use. 6.3. Additionally, the sub-soil that is to be removed from the area of the pitch construction will be retained on-site and used to create naturalistic 1.2 metre high mounding around the eastern side of the pitch, to assist with light intrusion and noise nuisance reduction. This mound would accommodate native tree planting and acoustic barrier fencing to almost completely hide the lowest five metres of the site from the nearest houses in Marks Road. 6.4. In terms of views from the houses on Marks Road, the fencing on the mound will screen the pitch surface, lower fencing and players from view completely, although the floodlight columns and the boundary fencing will be partly visible to local residents. However, these views are not direct and not significantly different from the existing school urban fabric. 6.5. Unauthorised access onto the pitch with the associated anti-social behaviour and noise has been addressed by fencing on the site and is essentially a management issue. The main type of fencing surrounding the pitch will be a combined and integrated sports rebound fence and catch netting and, at a spacing of 2.4 metres away from the pitch, will also be a security fence. 6.6. To further address the issue of noise, a 2.4 metre high acoustic barrier will replace the vertical bar fence for the section of perimeter which is closest to the neighbouring properties of Marks Road. This is intended to be an attractive, willow noise absorbent barrier which will confine noise nuisance to a minimum. 6.7. A flood risk assessment has been required by the Environment Agency and subsequently approved and so it is not envisaged that the development will cause any additional rainwater run-off compared to the existing grass surface. Drainage will be handled using a free draining sub-base construction linking to a linear soak-away system surrounding the pitch. This linear soak-away will also act as a land drain for surrounding grass areas to ensure that the remaining grass pitches are not adversely effected by the installation of the pitch. |
6.8. The STP site, currently used as playing fields, is located within the Strategic Gap and an open space. As such, the design of the proposal have been carefully considered. The development has been kept near as possible to the urban area and all the fencing will be coloured sympathetically to the landscape. The location of the STP is thought to make best use of the available field space as it retains the rest of the field for grass football, rugby, hockey and track athletics. Therefore the open and undeveloped nature of the countryside is maintained and safeguarded. 6.9. Although the development means a loss of some playing field, it does improve the recreational facilities as the removed topsoil will be used to slightly raise and regularise the part of the sports field that sits to the north of the proposed STP. A new artificial cricket strip would also be included centrally within this raised grass area. The quality of the new sports facilities will be secured by condition via the scrutiny of Sports England. This includes the reinstatement of the tennis court after it has been used as a construction compound. 6.10. Concerns over potential increased traffic on the local road network during community use of the STP has been raised. However, there has been no objection from the Highways Authority and it is expected that STP users will not be arriving at times that coincide with the start or end of the school day. Also, it is expected that the existing parking provision on the site will cater adequately for the pitch outside of school hours. 6.11. The local neighbour has also raised concerns over the potential conflict of construction traffic and pedestrians and parked traffic on Marks Road. However, the supporting information shows the construction compound within the school grounds, so the use of Marks Road will be minimal for heavy vehicles and the construction traffic will be controlled to avoid school start and finish times by condition. Also, no excavated soil is to be removed from the site, which will minimise lorry movements. 6.12. On balance, it is considered that the impact on local amenity will be acceptable due to the mitigation measures of fencing, planting and mounding in accordance with Policy DG1 of the Local Plan. The development will not have an adverse environmental impact as the flood risk has been assessed and found negligible (Policy DG3). The infringement on the Strategic Gap (Policy C11) is not significant as the STP continues the existing school urban fabric with sympathetic features and so the protection of existing open space is ensured, as required by Policy R3. |
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 |
Construction of a synthetic turf sports pitch with sports fencing, floodlighting, store/office building and associated boundary fencing and landscaping at Crofton School, Marks Road, Fareham (Application No. P/09/0097/CC) (County Council Ref: FAE 030) |
Environment Department |
2008/666/KS
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 hours; and in the afternoon between 1515 and 1545 hours. 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 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. Highways: |
4) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the demolition 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 onto 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. Lighting: |
5) 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 08.00 to 21.45 Monday to Friday, 09.00 to 18.30 on Saturday and on Sunday and bank holidays from 10.00 to 16.45. A security light will be permitted for 15 minutes after the floodlights are switched off. Reason: In the interests of amenity of neighbouring residents. Access and Quality of Sports Facilities: |
6) Prior to the commencement of the development, a Community Use Agreement for the Synthetic Turf Pitch shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme should be implemented upon commencement of use of the development. Reason: To ensure a well managed community access is achieved with sufficient benefit to the development of sport. |
7) The STP and replacement playing fields at the site shall be constructed and laid out in accordance with Sports England/National Sports Governing Bodies Design Guidance Notes. Reason: To ensure high quality of the design for maximum sport benefit. |
8) Prior to the commencement of development details for the phasing of the replacement grass pitches, the construction of the Synthetic Turf Pitch and reinstatement of the tennis courts shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented as approved. Reason: To ensure continuity of use of the grass pitches and tennis courts at the school. |
Annexe to Reason for Conditions
(as required by Article 22 of the Town and Country Planning
(General Procedure) Order 1995 - as amended)
_________________________________________________________________
FAREHAM BOROUGH LOCAL PLAN REVIEW JUNE 2000: |
Policy C11: Strategic Gaps: |
Development that would physically and/or visually diminish the undeveloped land in the following gaps will not be permitted: (A) the Meon Gap between Fareham/Stubbington/Hill Head and Warsash/Locks Heath/Segensworth/Whiteley; and (B) the gap between Stubbington/Lee-on-the-Solent and Fareham/ Gosport. |
Policy DG1: Environmental Impact |
Development will be permitted provided that: (A) it does not detract from the use and enjoyment of adjacent land or have an adverse impact on the wider environment by reason of noise, dust, fumes, heat, smoke, liquids, vibration or light; (B) it provides for the satisfactory disposal of surface and waste water; (C) it is not located in areas at risk from flooding or where it would increase flood risk in other areas, except in appropriate circumstances where protection measures are provided to the necessary standards; (D) it would not be detrimental to the management and protection of water resources; and (E) the Borough Council is satisfied that, where appropriate, opportunities for the reuse of materials and recycling of materials have been maximised. |
Development will be permitted provided that it: (A) does not detract from the existing landscape, street-scene, skyline and building line; (B) is in keeping with the character of the surrounding area in terms of scale, layout, density, form, height, mass and space around and between buildings; and (C) does not conflict with adjoining land uses or result in a volume of traffic which would adversely affect the amenity of the surrounding area. |
Policy R3: Protection of Existing Open Space |
Development which would result in the loss of or reduce the recreational value of open space, including public and private playing fields, allotments and informal open space, will not be permitted unless a replacement site is provided which is equivalent in terms of accessibility, size and quality. |