Archived decisions

HAMPSHIRE COUNTY COUNCIL

Decision Report

1. Executive Summary

1.1. Planning permission is required to construct a new replacement mini Synthetic Turf Pitch (STP) with fencing, floodlighting, drainage and access paths at Horndean Technology College, Barton Cross, Horndean (Application No.21596/014). The application is supported by background information in particular for the floodlighting and a Visual Impact Supporting Statement.

1.2. Issues: existing and proposed development relating to the STP, compliance with the adopted current Local Plan policies, consultees' views, responses to local residents comments.

1.3. Reasons for decision: It is considered the siting of the replacement STP would not detract from the visual amenity of the area or neighbouring properties and accords with the relevant policies (GS2 (Location of Development), HE1 (Design) and HC3 (Public Services, Community, Cultural, Leisure and Sports Facilities) of the adopted Local Plan. Planning permission is therefore recommended subject to conditions.

2. Site and proposal

2.1. Horndean Technology College is an established school within a primarily residential area and is situated within a relatively large campus (see attached location plan). The main College buildings are in the southern part of the site, whilst existing sports fields are north of these main buildings. Access, both vehicular and pedestrian, is from Barton Cross (public highway) which comes into the south west corner of the campus.

2.2. Residential development is situated to the southern and western boundaries with a small amount on the eastern boundary of the campus. Because the overall site slopes from the north to the south, the existing sports playing fields are on a series of terraces. There are numerous established trees on the boundaries of the campus, although there are some parts of the boundary where tree cover is not so prolific.

Proposal

2.3. The proposed development will be located on what is currently an existing mini Synthetic Turf Pitch (STP) situated north of, but close to, the main school buildings and existing adjoining sports courts. The existing facility formed a double five-a-side football pitch which has been closed for approximately six months and is no longer safe to use. This is due to the surface dressing being in poor condition and the existing floodlights being outdated and in the wrong position. It is intended to improve the existing pitch by enlarging it so that it measures 60.9 metre by 42.6 metre [2594.34 square metres] with five metre high and 3.5 metre high green weldmesh fencing. The five metre high fencing is proposed for behind the goal mouths on the ends and sides of the pitch, with the fencing being gradually stepped down to 3.5 metre high elsewhere. There will also be 6 no.10 metre high floodlighting columns, associated drainage and access footpaths.

2.4. The new floodlighting is of the very modern type which concentrates most of the light on to the play pitch and not into the sky or overspill. In addition, the lighting has been designed so that it can be used on part of the pitch at any one time with a lowest light level of two lux on the periphery (equivalent to a bright moon) which will not extend into residential properties, the nearest residential property being approximately 95 metres away. The floodlighting will have a timed over-ride to allow a 15 minute end of games session, before the lighting is turned off. This is required for safety reasons to allow the pitches to be cleared of players/spectators. There will be other lighting from the STP to the main school buildings and along associated footpaths. As the school is a community school, it is anticipated the STP will be used on weekdays from 0800 hours to 2145 hours, on Saturdays from 0900 hours to 1830 hours and on Sundays/public holidays from 1000 hours to 1645 hours. During the normal school day, it will be the school that use the STP; after school hours it will be for community users. The new STP is intended to allow for level access to spectators in wheel chairs and to be fully accessible to ambulant disabled persons.

2.5. In order to preserve the new synthetic surface it is important to reduce the amount of mud and grass carried onto it by players, and therefore an extension to the existing access path will be necessary. The path is to be upgraded to allow better access for people with disabilities and the path is to be extended to the changing rooms by way of a ramp rather than steps.

2.6. Construction traffic will access the site from an existing maintenance access gate from Barton Cross (public highway) and will be carefully controlled to avoid school start and finish times. Contractors will be required to minimise dirt and noise nuisance. The existing car parking facility at the College is not being altered and therefore it is considered will be sufficient for evening use as at present.

2.7. A Visual Impact Supporting Statement, which has been submitted with the planning application, describes the Zone of Visual Influence Study (ZVI) of the development from neighbouring and surrounding areas. The ZVI has identified five likely view points from which the development will be visible - these view distances are rated, short (up to 130 metres from the STP), medium (between 130 metres and 200 metres) and long (over 200 metres). The view points were studied from the housing areas in the vicinity of the College and the conclusion was that the daytime impact would be generally very low, but in the evening, when the floodlights are in use, some impact would be inevitable as it is not possible to totally prevent unwanted light pollution from pitch lights.

3. Development plan

3.1. East Hampshire District Local Plan Second Review March 2006 (adopted March 2006) shows the site as an existing school and grounds within the defined Settlement Policy Boundary for Horndean. The proposed development accords with Policies GS2 (Location of Development), HE1 (Design) and HC3 (Public Services, Community, Cultural, Leisure and Sports Facilities).

4. Consultations

4.1. East Hampshire District Council has no objection to the proposal subject to conditions including times of operation of the pitch(es).

4.2. Horndean Parish Council has no objection to the application, but in addition comment, "they wish to ensure that the floodlighting pollutes the environment as little as possible to reduce the impact on neighbouring residents and the local Observatory."

4.3. Sport England comments "from the information provided we are satisfied that the proposal meets one of the exceptions of (their) policy E.5.... Sport England would therefore wish to lend its support in principle to this planning application."

4.4. Environment Agency has no objection in principle to the proposal as submitted but would wish the following to be taken into consideration:

"If any controlled waste is to be removed from site, then the site operator must ensure a registered waste carrier is used to convey the waste material off site to a suitably authorised facility." In addition, "If any waste is to be used on site, the applicant will be required to obtain the appropriate exemption from us."

4.5. Highway Authority has no objection in principle subject to conditions including the requirement for a Construction Traffic Management Plan to be submitted for approval before development commences.

4.6. The former local Member, Councillor Mrs Byrom, had been informed and responded she has no objection.

4.7. The new local Member Councillor Sam Payne has been informed, although no comments have been received to date. Any comments received will be reported at Committee.

4.8 Environmental Health Officer (East Hampshire District Council) recommends the hours of operation for the artificial pitches are restricted to similar times as per the submitted application but with half an hour less on Saturday evenings.

5. Responses

5.1 Three letters have been received from local residents, not objecting to the proposal, but raising the following points:- they have concerns about light spillage/light pollution; that the lights are turned off by a reasonable time at night; and measures to reduce noise from footballs being kicked against the fencing.

5.2 Comments have been received from a local District Councillor expressing concern about the effect that the new lights might have on the Hampshire Astronomical Society Observatory in Horndean. In addition, it is considered "the present floodlights cause a significant amount of horizontal glare both to properties surrounding the site and on to Five Heads Road making it unpleasant for both drivers and pedestrians. It is not clear that the new design of lights will be significantly better in this respect. To reduce the light pollution there seems to be a need for improvements to the green screening on the edge of the Campus site."

6. Commentary

6.1 The existing school and its associated playing fields are in a primarily residential area and within the defined Settlement Policy Boundary for Horndean as shown in the current adopted Local Plan. The proposed Synthetic Turf Pitch with associated floodlighting replaces an existing similar facility that is below standard because of its worn surface and poor floodlighting. There are no objections from East Hampshire District Council including the Environmental Health Officer, Horndean Parish Council, Sport England, Environment Agency, the local County Councillor, and the Highway Authority. Therefore, in principle, there should be no objection to the proposal.

6.2 The comments from the local residents and the District Councillor are noted and in response to their points:

(i) Light spillage. It is acknowledged with floodlighting, particularly at sports pitches, there is going to be some light spillage. However, the very modern floodlights proposed for the Horndean Technology College are designed to minimise such light spillage in that, at the extremity of the luminance, the light level is only two lux which equates with that of a bright moon. This low light level does not impinge on those residential properties, the nearest of which is approximately 95 metres away. The daytime impact of the floodlights on the surrounding residents is considered to be generally very low, but at night time may be a strong concern for nearby residents. Whilst it is not possible to completely prevent unwanted light pollution, it can be dramatically reduced by use of modern lamps and correctly positioned floodlights. It is considered the new floodlighting will meet this requirement and thereby be an improvement over the existing.

(ii) Lighting switch-off. It is intended that safety lighting to the pitch will be switched off 15 minutes after the games finish on the pitches. Therefore on weekdays 2145 hours will be the end time for sport activity and main floodlighting, with the safety lighting turned off by 2200 hours. Similarly, Saturdays games finish by 1830 hours with final lights out at 1845 hours; on Sunday/public holidays, the games finish by 1645 hours with final lights out by 1700 hours. The additional 15 minute time is required for safety reasons and will be achieved using a pair of 400 watt downlighters, one on each lower corner floodlight column. The overall times are considered reasonable and are similar to other community schools. In addition, Sport England and Football Foundation specify that such pitches must be used for a certain number of hours by the community otherwise funding may not be forthcoming. This latter issue has a direct bearing on the number of hours the facility is available.

(iii) Noise of balls against fencing. Understandably this can be an annoying factor to local residents, but is a management issue for the school to educate the players not to do practice kick-balls against the fencing.

(iv) Existing lighting/proposed lighting/Horndean Astronomical Society Observatory. The existing floodlighting which has been out of action for some time, previously used to be positioned at the wrong angle and therefore did cause glare. The new floodlights will be far superior to the ones previously used and their light will be directed to the playing surface and not skyward. The Observatory is approximately three kilometres (1.8 miles) to the north near Clanfield, but the College is within the urban area of Horndean linked with the urban area of Waterlooville which at night time, has the usual glow in the sky from street lights etc. Although it is possible some light from the floodlights may be visible, it is considered the overall effect would not cause problems for the Observatory.

6.3. On balance, it is acknowledged there may be some impact of the development on local amenity particularly those residential properties closest to the site. However, the improved pitches and floodlighting, particularly in the latter case where the lighting will be more focussed on to the relevant pitch, will help to reduce some of the impact. The lighting can be controlled so that if only one pitch is being used, the lighting level can be reduced. Some of the school boundaries have mature trees which, during the summer months will help screen the development. Additionally, the District Council's adopted Local Plan encourages the use of facilities, such as sports pitches, for the benefit of the community.

7. Recommendation

7.1 That planning permission in respect of construction of a replacement mini synthetic turf pitch with fencing, floodlighting, drainage and access paths, Horndean Technology College, Barton Cross, near Waterlooville (Application No. 21596/014) be granted subject to the conditions in Appendix B.

Links to the Corporate Strategy

CONDITIONS

Annexe to Reason for Conditions

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

(General Procedure) Order 1995 - as amended)

EAST HAMPSHIRE DISTRICT LOCAL PLAN SECOND REVIEW MARCH 2006 (adopted March 2006)

Policy GS2 (Location of Development):

In its determination of an application for planning permission for development within a settlement policy boundary, (South Area...Horndean...) the Council will have regard to the following material considerations:

a) the full and efficient use of land;

b) sympathy with the character and appearance of the area of the area and the suitability in scale, massing, design, appearance, materials, layout and siting, both in itself and in relation to nearby buildings, spaces and views;

c) landscaping;

d) protection of the living conditions of existing and future residents from, for example, noise, dominance and loss of light and privacy;

e) safety and convenience on the public highway; and

f) any other environmental matters.

Policy HE1 (Design):

New development should be of a high design standard and should make a worthwhile contribution towards maintaining or improving the quality of the environment of the District. Development will not be permitted unless it:

a) harmonises with the townscape and general character of the town or village in which it is set, or, in the countryside, it is easily assimilated into the landscape or is well related to a group of buildings;

b) has a layout, scale, height, mass and design. Which respects the pattern of development and architectural characteristics of nearby properties and the surrounding area, using materials appropriate to the locality;

c) respects the appearance and treatment of the spaces between

Policy HC3 (Public Services, Community, Cultural, Leisure and Sports Facilities):

Development of new public services, community, cultural, leisure and sports facilities or proposals to improve existing facilities will only be permitted if it:

a) is easily accessible to the community they are intended to serve, by means other than the car, including, where possible, by public transport;

b) is of an appropriate scale and in keeping with the surrounding area; and

c) does not cause undue disturbance to local residents.