ITEM NO:
3
Location:
North Hertfordshire College, Cambridge Road, Hitchin,
SG4 0JD
Applicant:
North Hertfordshire College
Proposal:
Construction of an all-weather pitch with associated
floodlighting, acoustic bund, fencing and landscaping
and footpath link (as a variation to planning
permission ref 05/01262/1 dated 14 Nov 2005 )
Ref.No:
10/02345/ 1
Officer:
Tom Rea
Date of expiry of statutory period : 17 December 2010
Reason for Delay (if applicable)
N/A
Reason for Referral to Committee (if applicable)
The site area exceeds 1 hectare
1.0
Relevant History
1.1
97/0690/1: Construction of sports centre for community/college use following
removal of existing classroom and sports hall, new car parking, landscaping and
ancillary works - granted 21/8/97
1.2
99/1015/1: Temporary building for use as changing room and siting of six 11.5
metre floodlights around football pitch, permission granted for changing room and
refused for floodlighting 9/12/99
1.3
00/00499/1: Renewal of outline planning permission ref: 97/0690/1 granted 21/8/97
for the construction of a sports centre for community/college use, car parking,
landscaping and ancillary works - approved 23/5/00
1.4
03/01355/1: Redevelopment of the existing site to provide a new three storey
college complex plus a part basement area, to include theatre and sports hall
(19,077sq.m gross external area); surface level parking; landscaping and ancillary
works. All weather sports pitch with floodlighting and 2.5m acoustic fence.
Demolition of all existing buildings excluding Walsworth House. Access as existing
via Cambridge Road and St. Michaels Road - granted 22/1/04. Permission expired
on 22/1/09.
1.5
05/01262/1: All weather sports pitch with six 13 metre floodlight columns, earth
bund and acoustic fence, landscaping, access road and disabled parking spaces granted 14/1105
1.6
08/02915/1: Redevelopment to provide a replacement 3 storey building with part
lower ground floor and detached sports hall for North Herts College with associated
parking for 370 vehicles including 26 disabled spaces, 112 cycle spaces and other
associated works, including internal access roads, landscaping and floodlit (15m
high columns) all-weather pitch. Approved 27th February 2009.
2.0
Policies
2.1
Central Government Policy Guidance:
PPG 17: Planning for Open Space, Sport and Recreation
PPG 24: Planning and Noise
Planning Policy Statement (PPS) 1 'Delivering Sustainable Development'
Planning Policy Statement PPS 4: 'Planning for Sustainable Economic Growth'
Planning Policy Statement PPS 9: Biodiversity and Geological Conservation
Planning Policy Guidance note (PPS) 13 'Planning and Transportation'
Planning Policy Statement PPS 22: Renewable Energy
Planning Policy Statement PPS 23: Planning and Pollution Control
Planning Policy Statement PPS 25: Development and Flood Risk
2.2
North Hertfordshire District Local Plan No. 2 - with Alterations:
Policy 8: Development in Towns
Policy 14: Nature Conservation
Policy 21: Landscape and Open Space Patterns in Towns
Policy 39: Leisure Uses
Policy 55: Car Parking Standards
2.3
Supplementary Planning Guidance:
Vehicle Parking Provision at New Development (adopted January 2006)
Planning Obligations Supplementary Planning Document (adopted November
2006)
3.0
Representations
3.1
Environment Agency: Recommend a condition requiring a surface water drainage
scheme in accordance with sustainable urban drainage principles.
3.2
Anglian Water Services Ltd:
Any comments will be reported to the Committee.
3.3
Hertfordshire County Council (Highways):
Comment that they do not wish to restrict the grant of permission.
3.4
Sport England:
Comments received 8/10/10
Comment that Sport England raised no objection to the 2005 application.
Acknowledged that the variations are consistent with the floodlit pitch approved in
2009. Sport England state that they are supportive of the application. Comment
that the pitch size would meet Football Association standards and that the proposal
responds positively to previous comments made by Sports England and the
FA/Herts FA. Considers that the amended floodlighting scheme would seek to
minimise impact on residential amenity while meeting the needs of the users of the
pitch. Note that although slightly more playing field is lost the benefits associated
with the increased size of the all weather pitch offset any harm. The proposal will
still accord with exception E5 of Sport England's policy 'A Sporting Future for the
Playing Fields of England' (1997). Accordingly, Sport England raises no objection
to the proposal.
Comments received 4/11/10:
Confirm that the provision of a 106x71m pitch instead of a 101x63m pitch is clearly
preferable because this size allows the pitch to be used for 11-a-side senior and
under17/under 18 matches as confirmed in the Football Association's Guide to
Artificial Turf Pitches (2009) - page 10. A 101x63m pitch represents the
recommended dimensions of an all weather pitch that is designed for hockey use.
While these dimensions can also accommodate 11-a-side youth football they are
not large enough for 11-a-side senior football. As the all weather pitch on the
application site is being designed principally for football use, providing dimensions
that will offer the flexibility for matches to be played for all age groups is clearly
preferable for both college and community use especially as the college's students
(the principal users) will be in the senior or under17/18 age group.
Advise that the FA would always prefer a 106x71m pitch to a 101x63m pitch
because of the additional flexibility it would provide as set out in the guidance.
Advise that both a 106x71m pitch and a 101x63m could accommodate three five-aside pitches as the dimensions for small sided football on all weather pitches are
flexible as set out on page 10 of the FA's guidance.
Urge the Council not to consider imposing any restrictions on the pitch in terms of
pitch markings or five-a-side use. First, it has not been demonstrated that the noise
associated with the operation of three five-a-side pitches (30 players) would be
substantially greater than that associated with a single 11-a-side pitch (22 players)
to justify restrictions being imposed. Second, it would be unreasonable to prevent
five-a-side pitch markings given that a large proportion of the use will be during the
day when noise will be less of an issue for residential amenity. Third, it would be
difficult to enforce as in the absence of markings, pitches are usually delineated in
other ways e.g. cones. Fourth, there are no restrictions on the 2005 or 2009
permissions in this regard although the pitches in both schemes would allow three
five-a-side pitches to be marked out without restrictions.
In terms of the hours of use of the all weather pitch, it is expected that a similar
approach to be taken to the 2009 planning permission as a pitch of this size has
already been permitted in the same location. The same would apply to the
floodlighting proposals as these are the same proposals that were approved as
part of the 2009 permission.
3.5
Hertfordshire Football Association:
Support the application. Comment that the proposal will be a much needed
modern facility will provide a significant boost to the prospects of continued
development and investment in young people and sport in North
Hertfordshire. Comment that the College has forged excellent links with the
community as well as many organisations such as ourselves. This facility
will enable the community to benefit from access to excellent new facilities,
currently not available anywhere else in Hitchin. Indeed the local artificial
pitches in nearby Baldock and Stevenage are currently over-subscribed, so
the addition of this facility will greatly enhance access. The College will of
course also benefit from the facility and with the scale of sports courses
offered this type of project will only succeeded in ensuring that applications
for these courses remains as high as in recent years. Whilst those fortunate
enough to take the courses will see massive benefits from being able to use
the modern and safe surface throughout the year.
The Hertfordshire FA is very fortunate to have an excellent relationship with
the College, best evidenced through the delivery in partnership of coach
education courses. One of the limiting factors for us when producing our
annual course programme is access to high quality facilities. We would be
delighted to work with the College to provide such courses during holiday
periods and at weekends to ensure that the grassroots coaches of North
Hertfordshire also benefit from the facility.
Considers that the pitch will be heavily subscribed but would not displace users
from other sites and that there is a clear need for this facility in the Hitchin area.
Strongly advise that pitch conforms with the Football Association’s artificial pitch
recommendations (106m x 71m).
3.6
Landscape and Urban design officer:
Raises no objections to the scheme.
3.7
Environmental Health officers: Any additional comments will be reported to the
meeting
3.8
Herts & Middlesex Wildlife Trust: Comment that they have no objection to the
development and recognise the distance of the pitch from the Purwell Meadows,
acknowledge the native wildflower strip and the recommended EPS condition.
3.9
Hertfordshire Biological Records Centre: Recommends that if NHDC is minded
to grant permission that consideration is given to the following:
 that the type and design of the floodlights minimises light spillage and glare as
much as possible
 that the hours of use for the floodlights are restricted such that they are turned
off at 10pm throughout the year
 consideration is given to a sustainable drainage system
 the adjacent wildlife site is given protection.
3.10
Response to Statutory Site Notice, Press Notice and Neighbour Notifications:
Letters received from the occupiers of no. 94, 95, 96, 99, 100, 101, 118 Coleridge
Close and 19 and 22 Campbell Close raising the following points
 Existing pitches are used less than 15 hours per week and is not for
curriculum training. Floodlighting is not necessary curricular activities.
 Query weather the pitch is to be used for curricular or commercial purposes
or both.
 Height of columns are above the roof apex of nearby properties
 Concern at noise from new pitch to the detriment of local residents amenity
 Concern at justification of expenditure in current economic climate
 Funds should be used to replace/refurbish buildings rather than sports
facilities
 If AWP is to be approved then consideration should be given to a reduction
in hours from 0900 – 1800 weekdays, 0900 – 1400 Sept – June weekends
0900 – 1200 July – August on Sundays and no permitted use on Sundays
or Bank Holidays
 Pitch should be used for one football match only and not 5-a-side matches
and a separate light switches to reduce light spillage.
 Lighting height should be restricted to 13m
 Acoustic barrier with fence and tree planting required and pitch moved as
far as possible from residential properties.
 Lighting would influence local landscape character
 Loss of residential amenity
 Suggest separate lighting arrangements
 Noise and light pollution to nearby property
 College has not consulted residents
 Acoustic barrier should be increased and earth bund should be extended
 Query the reasoning for the enlarged pitch
 Previous restrictions should apply
 AWP should be moved further away from residential property
 Previous correspondence still relevant
 Concern that noise issue has not been fully evaluated
 Restrictions should be placed on the College to correct any adverse impact
with the development.
 Old AWP pitch should be removed.
4.0
Planning Considerations
4.1
Site & Surroundings
4.1.1 The North Hertfordshire College Hitchin Centre site, including playing fields,
extends to approximately 7.7 hectares (19 acres) and is sited between the Purwell
Meadows Nature Reserve to the north-east and residential property within the
Poets Estate to the south east and south west. The A505 Cambridge Road runs
along the northern boundary of the site providing one of the two vehicular and
pedestrian accesses into the site the other being directly off St. Michaels Road 30m
south of the Cambridge Road roundabout.
The college site is located
approximately 0.3 km from Hitchin railway station and 1 km north east of Hitchin
Town Centre. The Centre for the Arts (CfA), also part of North Hertfordshire
College, is located 400 metres to the east of the Hitchin Centre.
4.1.2 A public footpath (FP81) runs from the St. Michaels Road entrance to the College
for a distance of 520m along the length of the south western boundary of the site.
The site slopes down from the St. Michaels Road entrance to the Purwell Meadows
boundary (approximately 5 metres) in the northern part of the site. Beyond the
existing sports hall the playing fields slope gently down towards Purwell Meadows
and are located up to 5 metres below the level of the public footpath FP 81 which
rises above the level of the playing fields towards Chaucer Way. A hedge runs
along the south west and south east boundaries at approximately 2m in height.
Beyond the public footpath are two storey dwellings forming part of Gibson Close,
Coleridge Close, Campbell Close and Browning Drive. Several of the properties
which adjoin the footpath boundary are sited with their flank walls facing the college
site. The south eastern boundary of the site adjoins the rear garden boundaries of
properties in Chaucer Way.
4.1.3 The site is within the Hitchin settlement boundary as defined on the District Local
Plan Proposals Map. The Green Belt boundary follows the boundary of the college
site with Purwell Meadows and the playing fields which form part of the college site
south east of the existing sports hall are covered by Policy 21 of the local plan
(Landscape and Open Space Patterns in Towns).
4.1.4 The application is accompanied by the following reports:
 Design and Access statement
 External Lighting Design
 Acoustic Planning Report
4.2
Proposal
4.2.1 The application seeks to vary a planning permission granted on 14th November
2005 (reference 05/01262/1) for an all weather sports pitch (AWP) with six 13
metre high columns, earth bund and acoustic fence, landscaping, access road and
disabled parking spaces.
4.2.2 Permission is sought to vary the size of the AWP from one with a Total Playing
Area (TPA) of 101m x 63m to one with a TPA of 106m x 71m. The new pitch would
be therefore 8 metres wide (4 m either side) and would have an additional length of
5 metres. Permission is also sought to vary the height of the floodlight columns
from 13 metres to 15 metres.
4.2.3 For clarity, the car parking and hardstanding area previously proposed in the
05/01262/1 application adjacent the new pitch is not now proposed as existing car
parking on the site adjacent the existing sports hall is considered sufficient.
4.2.4 The proposed AWP is sited in the same location as the AWP approved in the 2005
permission and there is no proposed change to the hours of operation/use (i.e. use
restricted to between the hours of 9.00am and 8.00pm Monday to Friday and 2pm
on Saturdays and Sundays and 12pm on Sundays during July and August and at
no time on Public of Bank Holidays).
4.2.5 A landscaping bund incorporating a 2m high acoustic screen is also proposed
along the southern boundary of the site. The bund is to include semi-mature and
extra heavy tree planting within a 1.5m depth of topsoil.
4.3
Key Issues
4.3.1 It is considered that the key issues for consideration are as follows:




The principle of the provision of a floodlit all weather sports pitch
Design of the AWP and impact on neighbouring property and visual amenity
Access, parking and traffic generation
Landscaping and Ecology
4.3.2 Principle of an all weather pitch (AWP)
Given the recent planning history where the Local Planning Authority has granted
planning permissions in 2003, 2005 and 2009 for a floodlit all weather pitch in this
location it is considered that in principle there can be no objection to this proposal.
It should be noted that the still extant planning permission 08/02915/1, albeit a
much larger redevelopment scheme, proposed the same size pitch, in the same
location with the same number (6) and height (15m) of floodlighting columns.
4.3.3 It is noted that Sport England is supportive of the proposals. They consider that
although part of the current playing field will be lost there would be no net loss of
natural turf playing pitches. As such the proposals meet the exceptions policy E5 of
the agency when assessing applications that result in loss of playing fields.
4.3.4 Design of the AWP and impact on neighbouring property and visual amenity
The introduction of a floodlit all weather pitch (AWP) has perhaps previously been
the only controversial issue associated with previous planning applications on this
site with the two main areas of concern raised by local residents being the
proposed floodlighting and noise from the sports pitches. Before considering the
details proposed in this application it should be noted that the Local Planning
Authority has approved on three occasions in recent years applications for a full
size all weather floodlit pitch in a similar location as that now proposed. The 2004
permission proposed an AWP running parallel with the south east boundary slightly
to the north west of the proposed AWP and at a distance from the Coleridge Close
properties of 33 metres at its nearest point. The 2005 permission (extant until
14/11/10) proposed a floodlit pitch at right angles to the Coleridge Close properties
in a very similar location to that now proposed and at a distance of 38 metres to the
nearest properties. The currently extant planning permission granted in 2009 (ref:
09/02915/1) proposed a pitch in the same location, of the same dimensions and
with the same number of floodlights (and 15m column height) as the variation now
sought permission. All of the previous applications proposed an acoustic screen,
earth bund and landscaping. The size of the AWP has increased slightly over the
size of the 2005 consent– 5m to the overall length and 8m to the width – this being
required in order for the college to meet the requirements of Hertfordshire Football
Association and the standard required of the Football Association.
4.3.5 With regards to the lighting the proposal is for six 15 metre high floodlit columns – 3
on each side of the AWP. The main concerns of residents appear to be the height
of the columns and glare/light spillage. The proposed lights would be 2 metres
higher than those permitted in 2005 although of the same height and position as
permitted in 2009. The problems of glare and light spillage from sports floodlights
has been well documented in recent years and this has led to the development of
more technically advanced systems that address these concerns. In this case it is
understood that the higher columns enable the lamps to be set horizontally thus
directing light downwards reducing light spillage. Lower columns require a higher
level of illumination as there is greater light spill and to avoid issues such as
overshadowing. The acceptability or otherwise of the floodlighting is whether light
spillage can be minimised and this is demonstrated in the External Lighting Design
report which demonstrates that at boundary level the level of illumination is
generally 1 lux with a marginally higher level of 2 lux which falls on the existing
separately illuminated footpath. The light levels would be 1 lux at adjacent
residential gardens. The Institute of Lighting Engineers recommends that in
locations such as this (relatively dark urban locations) a level of 5 lux into adjacent
windows is acceptable.(see ILE Table 1 Obtrusive Light Limitations for Exterior
Lighting Installations) The proposed lighting levels will be significantly below this as
indicated on the plan no. 60045529/E/SK001 (Rev A1) shown in the floodlighting
report. Conditions attached to the previous 2005 planning permission require that
at the site boundaries the lux levels do not exceed 1 lux. Members of the Planning
Control Committee considered this issue at length during its consideration of the
2008 application and resolved via a planning condition (No. 25) that any
floodlighting spillage should not exceed 1 lux at adjacent residential windows. It is
recommended that the same condition is re-applied if permission is granted.
4.3.6 With regard to noise generated by the use policy guidance PPG 24 (Planning and
Noise) recognises that the impact of noise from new development can be a material
planning application. The application is accompanied by a Noise Report and this
advises that the proposals would be within the British Standard (BS 8233 1999)
guidelines for outdoor amenity space (gardens) and the majority of external spaces
which also reflects the advice from WHO (World Health Organisation). The report
advises that first floor windows on adjoining property may receive slightly higher
levels of noise (40 Aeq [dB] (internally) than the recommended 35Aeq [dB]) and
therefore, in order to mitigate against this, the proposals include the earth bund
acoustic timber screen and planting which will reduce noise levels to within the
recommended guidelines. In conclusion the noise consultants consider that with the
mitigation measures there will be a reduction in noise levels to within recommended
guidelines and will provide the greatest practicable protection against noise from
the all weather pitch to the adjacent residences. It is recommended that the same
condition imposed on the 2008 application in respect of the submission of full
details of the noise barrier and its acoustic performance in the interests of the
amenity of nearby residential occupiers is applied to this application. Circular 11/95
advises of the use of conditions in determining planning permissions where they
can be reasonably enforced and I consider that in this case the Local Planning
Authority can, in conjunction with Environmental Health officers, monitor and
enforce the conditions if required.
4.3.7 The previous permissions restricted the hours of use of the AWP to between 09:00
– 20:00 Monday to Friday and 09:00 – 14:00 Saturdays and Sundays and 09:0012:00 Sundays and during July and August. Several residents have requested that
the same conditions are attached to this application as were attached to the 2005
permission. The applicants have not requested any changes to the hours of use. It
is noted that one resident has requested that the hours of use are in fact reduced
during weekdays to 6pm from the approved 8pm. I do not consider this request
reasonable given the documentary evidence submitted with the application which
demonstrates that there would be no material harm to residential amenity and the
fact that the Local Planning Authority has recently approved 8pm as the terminal
hour. Furthermore and taking into account the advances in lighting technology, the
Council has permitted in the district several other planning applications involving
AWP and floodlighting with extended hours of operation. These applications
include:
08/00640/1: Meridian School, Royston – Floodlighting permitted up to 21:30
Monday to Friday and up to 18:30 Saturday, Sundays and Bank Holidays.
05/01420/1: Knights Templar School, Baldock - Floodlighting permitted up to
21:30 Mondays to Fridays and up to 18:30 on weekends
05/00857/1: Tennis Courts, Bury Lane, Codicote – Floodlighting permitted up to
22:00 hours Monday to Friday and 21:00 hours Saturdays, Sundays and Bank
Holidays
08/01610/1: King George Recreation Ground, Whitwell – Floodlighting permitted
until 22:15 hours on any day.
4.3.8
There are several key concerns raised by residents with regard to the following:
 whether there is a curricular need for the facility
 the need for a larger pitch than the 2005 permission
 whether there should be multi-game five-a-side football permitted
In response to these comments I consider that these concerns have been
addressed to a large extent in the comments provided (above) by Sport England
and Hertfordshire Football Association. The applicant advises that the provision of
the new pitch will underpin its curricular activity whilst also providing the resource
for students to operate their own coaching and personal training enterprises within
the College environment. It is clear that a larger pitch is needed to meet FA
requirements for senior football. Finally, the previous permissions have not
excluded the use of the pitch to accommodate 5-a-side and I would concur with the
view that there is no evidence to suggest that 2- 3 games of 5-a-side would
generate any more noise than a full 11-a-side match.
4.3.9
In view of the technical information submitted with the application and the analysis
above it is concluded that the proposed AWP together with suggested mitigation
measures would have an acceptable relationship with adjoining residential
occupiers and that there would be no significant harm to the visual amenities of the
locality.
4.3.10 Landscaping and Ecology
A key feature of this proposal is the introduction of a wildlife meadow strip along the
north eastern boundary with Purwell Meadows which will be of significant landscape
and biodiversity benefit to the site. The creation of a landscape bund and tree
planting along the south eastern boundary in the vicinity of the all weather pitch will
add to the landscape diversity across the site and provide further wildlife habitat.
The landscape bund will include a variety of deciduous and evergreen species and
the specification including subsequent maintenance is set out in the softworks
drawing no. PL972.M.104 E. It is recommended that a condition is attached
requiring the development to be carried out in accordance with these details. No
substantial areas of hardsurfacing are proposed other than the footpath access to
the AWP and therefore there is an improvement on the 2005 permission in this
respect, particularly in terms of any traffic noise that could potentially have affected
neighbours. The Environment Agency has requested that a surface water drainage
scheme, based on sustainable drainage principles, is submitted and approved prior
to the commencement of works and it is recommended that such a condition is
attached if permission is granted.
4.3.11 In conclusion on the landscape aspect of the scheme, it is considered that the
applicants have designed a scheme that is sensitive to and integrates with the
landscape character of the site and addresses the fundamental relationship of the
college site and the AWP to the Purwell Meadows wildlife site.
4.3.12 In assessing planning applications Local Planning Authorities are obliged to have
regard to Planning Policy Statement PPS 9 'Biodiversity and Geological
Conservation' particularly to ensure the protection and enhancement of local
biodiversity. The applicants have previously carried out a Phase I Habitat Survey
which revealed that the majority of the site has low ecological value consisting
mainly of managed amenity grassland, planting and hardsurfacing. The scheme
now before the Committee does not include the large scale demolition of the
college buildings and removal of a number of mature trees that could potentially
have affected wildlife and their habitat and the Hertfordshire Biological Records
Centre have not requested that any further survey work is carried out. Hertfordshire
and Middlesex Wildlife Trust have however suggested that a further protected
species survey would be appropriate. It is considered that the college has had
regard to wildlife considerations as part of this scheme having carried out a
previous survey and they have responded by incorporating a wildlife meadow along
the western boundary of the site and providing further habitat through the
landscaped bund and there are no proposals to remove hedgerows adjacent
Purwell Meadows. In this case the developers have made a reasonable
assessment of the ecological impact of the development which reveals that the
majority of the site has low ecological value. In the light of the Wooley judicial
review case however and having regard to the Council's obligations under the
Conservation Regulations 1994 and the EU Habitat Directive (1992) it is considered
that a further protected species survey is required. In any event the applicants will
have to apply for a licence from Natural England before any works that could
disturb protected species.
4.3.13 Access, parking and traffic generation
There are no changes to the vehicular access to the site and there are no proposals
to provide an additional access road, disabled parking spaces or turning area
adjacent the new pitch as was proposed with the 2005 permission. It is considered
that likely that there will be some additional car parking demand as a result of the
provision of the AWP however the college has capacity for up to 322 car parking
spaces together with 14 disabled parking spaces and cycle storage spaces. Given
the sustainable location of the site and recognising its accessibility to Hitchin station
and bus interchange, bus stops outside of the site and cycle parking provision it is
considered that there is adequate parking provision within the site to accommodate
the new use. The decision not to include a vehicular access right up to the pitch and
only a pedestrian access from the existing sports hall would result in far less
hardsurfacing being provided and no traffic movement close to the Campbell Close
and Coleridge Close properties.
4.4
Conclusion
4.4.1 In view of the above analysis of the application against planning policy guidance,
development plan policy and the submitted technical information I conclude that the
AWP pitch scheme would not have a significantly adverse impact on the living
conditions of adjoining residents nor would it detract from visual character of the
area or the natural environment. The scheme is a limited revision of an earlier
permission and the pitch and floodlights are of the same size and position as an
extant permission (08/02915/1). There have been no material changes in
circumstances from the original grant of permission or the permission granted in
2009. As such it is recommended that permission is granted subject to conditions.
5.0
Legal Implications
5.1
In making decisions on applications submitted under the Town and Country
Planning legislation, the Council is required to have regard to the provisions of the
development plan and to any other material considerations. The decision must be
in accordance with the plan unless the material considerations indicate otherwise.
Where the decision is to refuse or restrictive conditions are attached, the applicant
has a right of appeal against the decision.
6.0
Recommendation
6.1
That planning permission be GRANTED subject to the following conditions:
1.
The development hereby permitted shall be begun before the expiration of 3
years from the date of this permission.
Reason: To comply with the provisions of Section 91 of the Town and Country
Planning Act 1990 as amended by Section 51 of the Planning and Compulsory
Purchase Act 2004.
2.
The development hereby permitted shall be carried out wholly in accordance
with the details specified in the application and supporting approved
documents and plans listed above.
Reason: To ensure the development is carried out in accordance with details
which form the basis of this grant of permission.
3.
The approved details of landscaping and earth bund works shall be carried out
in accordance with the submitted details and prior to the first use of the All
Weather Pitch hereby approved. Any trees or plants which, within a period of 5
years from the completion of the development, die, are removed or become
seriously damaged or diseased, shall be replaced during the next planting
season with others of similar size and species, unless the Local Planning
Authority agrees in writing to vary or dispense with this requirement.
Reason: To safeguard and enhance the appearance of the completed
development and the visual amenity of the locality.
4.
Development shall not commence until a surface water drainage scheme
for the site, based on sustainable drainage principles, has been
submitted to and approved in writing by the Local Planning Authority.
The scheme shall subsequently be implemented in accordance with the
approved details before the development is completed. The scheme shall
also include details of how the scheme shall be maintained and managed
after completion.
Reason: To prevent the increased risk of flooding, improve and protect
water quality, enhance habitat and amenity value and ensure future
maintenance.
5.
The use of the all weather sports pitch hereby approved shall be restricted
solely to the playing of football and shall not be used for any other sport or
activity without the prior written approval of the Local Planning Authority.
Reason: To prevent the pitch being used for another form of sport or activity
which could give rise to noise problems prejudicial to the residential amenities
of adjoining occupiers.
6.
The use of the all weather sports pitch hereby approved and the associated
floodlighting shall be restricted to between the hours of 9 a.m. and 8 p.m.
Monday to Friday, 9 a.m. and 2 p.m. Saturdays and Sundays, 9 a.m. and 12
p.m. on Sundays during July and August and at no time on Public or Bank
Holidays.
Reason: To safeguard the residential amenities of adjoining occupiers from the
use of the pitch and floodlighting outside the stated times.
7.
Prior to the construction of the all weather pitch hereby approved, full details
including details of the pitch surface and means of enclosure shall be
submitted to and approved in writing by the Local Planning Authority.
Development shall be carried out in accordance with the approved details.
Reason: To ensure that the All Weather Pitch includes a suitable surface and
means of enclosure for the type of sport to be played.
8.
No part of the development shall be occupied until there has been
submitted to and approved in writing by the Local Planning Authority
details of all external lighting, including lighting required for the
pedestrian walkways, parking areas and security lighting, and there shall
be no external illumination erected, installed or operated on any part of
the site other than in accordance with these approved details. No part of
the development shall be brought into use or occupied until the works as
approved have been carried out and completed.
Reason: To safeguard and enhance the appearance of the completed
development and to exercise control over these details having regard to
the relationship of the site to the adjoining Purwell Meadows Local
Nature Reserve.
9.
Prior to the commencement of the development hereby permitted details
of all hardsurfacing within the site including footpaths shall be submitted
to and approved in writing by the Local Planning Authority. The
development shall be carried out in accordance with the approved
details.
Reason: To ensure that the development does not detract from the
appearance of the locality.
10.
Before any part of the development of the all weather pitch hereby
approved is first commenced, full details of the location, appearance and
construction of the noise barrier and earth bank and its acoustic
performance in relation to noise emanating from the site and measured
at the adjacent residential gardens shall be submitted to and approved in
writing by the Local Planning Authority. In addition full details of the
construction of the all weather pitch and all associated items including
height and design of floodlight columns shall be submitted to and
approved in writing by the Local Planning Authority. The development
shall be carried out in accordance with the details as approved.
Reason: To safeguard the amenity of nearby residential occupiers.
11.
The floodlighting of the all weather pitch hereby approved shall not result in
any spillage of lighting exceeding 1 lux at adjacent residential windows.
Reason: To safeguard the amenity of nearby residential occupiers
12.
Within 28 days of the all weather pitch hereby approved first becoming
available for use, the use of the existing all weather pitch for sport activities on
the submitted plans shall be permanently discontinued.
Reason: To prevent the level of activity associated with the use of 2 all weather
pitches in the interests of safeguarding the amenities of local residents.
13.
All building work associated with the development hereby approved shall be
restricted to between the hours of 7.30am and 6.00 pm Mondays - Fridays and
between the hours of 8.00 am and 1.00pm on Saturdays and no time on
Sundays or Bank Holidays.
Reason: To safeguard the general amenities of the nearby occupiers.
14.
If within a period of nine months following the first use of the All Weather Pitch
hereby permitted, the Local Planning Authority requires realignment or
shielding of the lights to be adjusted or the acoustic screening to be modified,
this shall be carried out with an agreed scheme before the continuation of the
use.
Reason: To safeguard the residential amenities of occupiers of adjoining and
nearby properties.
15.
Prior to the commencement of the development hereby approved, a
protected species survey shall be carried out to ascertain the presence
or otherwise of European protected species including bats, badgers,
reptiles and great crested newts on the site. The survey report shall
include detail with regard to the possible impacts on riverine habitats
and water voles. Written reports, including relevant mitigation strategies,
method statements, works schedules and licence requirements, shall be
submitted to and approved in writing by the Local Planning Authority.
The development shall be carried out in accordance with the details as
approved.
Reason: To ensure proper consideration of the impact of the
development on nature conservation interests.
.
Reason for Decision
In the opinion of the Local Planning Authority, the proposed development
would maintain a high standard of design and layout and would not have an
adverse impact on the residential amenities enjoyed by adjacent occupiers nor
would the development be detrimental to the landscape character and ecology
of the locality. Furthermore, the development would not have any significantly
adverse impact on highway safety. As such, the development accords with the
provisions of the development plan the relevant policies of which are
summarised below:
North Hertfordshire District Local Plan No. 2 - with Alterations:
Policy 8: Development in Towns
Policy 14: Nature Conservation
Policy 21: Landscape and Open Space Patterns in Towns
Policy 39: Leisure Uses
Policy 55: Car Parking Standards
Supplementary Planning Guidance:
Vehicle Parking Provision at New Development (adopted January 2006)
Planning Obligations Supplementary Planning Document (adopted November
2006)