PLANNING COMMITTEE REPORT
Application Number
Date Received
Date of Expiry
Case Officer
Ward
Ward Councillor
Committee Date
2016/0712/FUL
21st December 2016
24th March 2017
Kevin Savage
Bull Farm And Pleasley Hill
Councillor Sonya Ward
3rd April 2017
Site Address:
Woburn Lane Playing Fields Woburn Lane Pleasley Mansfield
Nottinghamshire NG19 7RT
CONSTRUCTION OF ARTIFICIAL GRASS PITCH WITH
LIGHTING AND PERIMETER FENCE; PART TWO STOREY,
PART SINGLE STOREY PAVILLION BUILDING PROVIDING
CHANGING
ROOMS
AND
COMMUNAL
FACILITIES;
PROVISION OF 52 NO. CAR PARKING SPACES WITH
ASSOCIATED HARD AND SOFT LANDSCAPING.
Mr S Hymas Mansfield Town Development CIC
Proposal:
Applicant:
RECOMMENDATION - GRANT PLANNING PERMISSION WITH CONDITIONS
DESCRIPTION OF PROPOSAL AND APPLICATION SITE
The application site is an area of open space, measuring 1.432 hectares in total area,
previously used as football pitches, positioned outside the defined urban boundary. The
site is accessed by an unadopted road (Woburn Lane) with two access points leading onto
a unbound surface used as a rudimentary car parking area. The site is bounded by
dwellings to the south-west, school playing fields to the south-east and countryside to the
north-east and north-west. The boundaries of the site are formed by hedgerows, and there
is a single storey, brick building with pitched roof on the site, close to the roadside
boundary, opposite 3 Woburn Lane. There are no trees within the site.
The land has recently been subject to earthworks to level the land with a view to creating
football pitches. This was undertaken pursuant to an application made to Nottinghamshire
County Council in 2015 to which the District Council raised no objection (MDC reference:
2015/0188/NT).
The application proposes the creation of a training facility for Mansfield Town Football
Club, to include a new part single storey, part two storey pavilion building housing
changing rooms and communal facilities; an artificial grass pitch within lighting, perimeter
fence and spectator stand, a car park with 52 spaces and associated hard and soft
landscaping. These works would be located towards the western side of the site, closest
to Woburn Lane. The remainder of the site would be laid out as three full size football
pitches and one half size pitch.
The pavilion building would have a floor area of 1,016sqm, and would contain at ground
floor level 8 no. changing rooms and associated shower and toilet facilities, 4 no. officials
changing rooms, a community room with kitchen/bar facility, spectators' toilets, storage
facilities, a physio room and reception area. At first floor level would be 2 no. teaching
rooms, an office, small kitchenette and toilets.
The artificial grass pitch would measure 106m x 71m in area. At its closest point, the pitch
would be 61m from the nearest dwelling on Woburn Lane. The perimeter fence would be
4.5m in height in dark green. The floodlighting would be located around the perimeter of
the pitch on steel masts measuring 15m in height. The lighting would be designed to
illuminate only the immediate pitch area.
Hardstanding would be provided to the proposed car parking area immediately inside the
boundary with Woburn Lane. 52 no. spaces would be provided, with an additional overflow
area to the north-west. Hard surfacing would be provided around the footprint of the
pavilion building.
During the course of the application, the applicant has revised the proposals to include the
widening of Woburn Lane from the junction immediately north of Farmilo Junior School to
the second access point of the site. The road would be hard paved at a width of 5m, with a
2m footway on the northern side. The site area (red line) has been amended to
incorporate this section of road, which is in the applicant's ownership.
RELEVANT SITE HISTORY
Application Ref:
Address:
Proposal:
Decision:
Decision Date:
2015/0188/NT
LAND NORTH OF WOBURN LANE, PLEASLEY
CONSULTATION FROM NOTTINGHAMSHIRE COUNTY COUNCIL FOR
LEVELLING OF LAND TO CREATE FOOTBALL/TRAINING PITCHES
INVOLVING
THE
EXTRACTION
AND
PROCESSING
OF
SANDSTONE/LIMESTONE (FOR A PERIOD OF 3 MONTHS) - COUNTY
MATTER
No objection raised
27/05/2015
OBSERVATIONS RECEIVED
Throughout this report observations received in respect of each application are presented
in summary form. The full letters and consultation responses received, including details of
any non-material planning observations, are available for inspection both prior to and at the
meeting.
Anyone wishing to make further comments in relation to the application must ensure these
are received by the Council by 12 noon on the last working day before the date of the
Committee.
Highways Development Control North
No objection raised provided that the recommended upgrading of Woburn Lane is
undertaken and recommended conditions are attached and complied with.
MDC - Environmental Health
Having read through the Light Impact Assessment and the Noise Impact Assessment
documents that have been provided, I have no objections to make in principle, as long as
any recommendations made are put into practice.
Notts County Council - Flood Risk Management Team
No objection raised.
Sport England
Sport England has been consulted on the application. Whilst the submitted information is in
broad terms and does not provide full detail of the community use or indeed a programme
of use showing the times that the facility would be available for community use, there is
sufficient information to conclude that community use of the site is planned and is currently
being developed. However, it is considered that the requirement to provide community
access to the site should be further controlled by a condition on any approval of the
application. Given the above, Sport England removes the earlier holding objection to this
application as it is now considered to meet exception E5 of its Playing Fields Policy. A
condition is recommended.
Neighbour Comments
A total of six letters of objection have been received from members of the public. The
issues raises are summarised as follows:







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Woburn Lane is a single track lane serving 12 properties. The proposals would see
an extra 50 to 100 vehicles using the lane, with residents’ access severely
restricted. Access for existing residents must be maintained.
The increased traffic poses a risk of accidents occurring on Woburn Lane.
The development should use the same temporary access used for the site levelling
works, to ensure the safety of pedestrians using the lane.
There are existing problems with car parking and queuing traffic on the approach to
Woburn Lane during the morning and afternoon when parents bring their children to
and from school.
Woburn Lane will have to be widened to accommodate this development. Where
will this land come from?
The artificial pitch will cause light pollution and noise pollution. Why is it positioned
as close to the existing properties as it is?
Concerns that the owner will land his helicopter on the site, causing noise and dust.
This should be done as far from the existing houses as possible.
The proposals to widen the road are welcomed, but can double yellow lines be
added to prevent parking on Woburn Lane?


The proposal itself is welcomed as a benefit to the community.
The revised proposals do not address residents’ concerns over traffic and parking
problems in the area.
POLICY AND GUIDANCE
Adopted Mansfield District Local Plan 1998 Saved Policies (28/09/2007)
Saved Policies NE1, BE1, LT1, LT13 and M16 (28/09/07) of the adopted Mansfield District
Local Plan 1998
National Planning Policy Framework 2012 – Paragraphs 14 and 70.
ISSUES
The main issues for consideration are:
1.
2.
3.
4.
5.
6.
7.
8.
Principle of the development
Visual impact on the landscape and surrounding area
Highway considerations
Effect on residential amenity
Flooding and Drainage
Ecology
Other Matters
Planning Balance
Principle of the development
The proposed use of the site as a football training facility would fall within the D2 use class
(Assembly and Leisure). In considering the application for earthworks on the site, the
Council determined the lawful use of the land to be D2, it having previously been used as
football pitches. Therefore the proposal would not amount to a material change of use of
the land. The acceptability of the proposed building and pitches must nevertheless be
considered.
Policy NE1 of the adopted Mansfield District Local Plan 1998 permits developments
outside of the defined urban boundary which, inter alia, consist of:


Development which can only be undertaken in a rural location
Outdoor recreation and tourism related uses whose nature and scale are in keeping
with the rural character of the area
Policy LT13 supports the development of 'built' leisure facilities where they would:



Be of a size, scale and nature in keeping with the character and appearance of the
area.
Integrate with the existing pattern of settlement, landscape and surrounding land
uses.
Not have a detrimental effect on the amenity of adjacent occupiers;

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Retain important site characteristics/features
Be located where there is, or the potential for, easy access to public transport
Incorporate relevant crime prevention measures
Part of the site is covered by policy LT1, which seeks to prevent the loss of major public
open spaces, unless the development would enhance the facility for recreational use.
Paragraph 70 of the NPPF advocates the delivery of social, recreational and cultural
facilities and services the community needs, and requires that decisions should plan
positively for the provision and use of shared space, community facilities (such as local
shops, meeting places, sports venues, cultural buildings, public houses and places of
worship) and other local services to enhance the sustainability of communities and
residential environments.
The proposed use of the site as a training facility would enhance the sports facilities of the
district, by providing a modern, high quality venue for professional, underage and
community football. The applicant has submitted a Statement of Community Use and
Programme of Use, which demonstrates the availability of the facilities for community use,
including local schools from 3-5pm daily, and for Mansfield Town Ladies, Juniors, Football
in the Community and local clubs and residents.
Paragraph 14 of the NPPF places a presumption in favour of sustainable development at
the heart of decision-taking. It is considered that the key issue when considering the
principle of development at the application site is an assessment of whether the site is
within a sustainable location. The application site directly adjoins the existing urban area
of Mansfield and is located within walking distance of frequent bus services along the
A6191 Chesterfield Road to and from the town centre. Cycle paths also exist on
Chesterfield Road. Journeys could be made by a combination of foot and public transport
and as such it would not be essential for all trips to the site to be made by car. The
application site is therefore considered to be in a sustainable location.
The proposed use would deliver a high quality sports and community facility. Given the
scale of the development, and the past use of the site for similar purposes, the principle of
developing the site as a training facility would be acceptable, subject to the material
considerations set out below.
Impact on the Landscape and Surrounding Area
The site is located within Landscape Policy Zone (LPZ) 27 - Pleasley Hill Village
Farmlands - as defined by the Mansfield Landscape Character Assessment 2015 (MLCA).
This area is a plateau which rises upwards and is steeper towards the east of the LPZ
close to Radmanthwaite and Pleasley Hill. The landform is gently undulating and rounded
and falls away steeply at the edges of the plateau particularly into the steeply incised
Meden Valley to the north and towards the A617 corridor running through Pleasley Hill and
Pleasley village. The landscape is characterised by isolated residential properties only,
intensive arable faming with medium to large regular fields, hawthorn field boundaries,
open views of the LPZ, particularly to the north-west, and urban fringe development to the
perimeter to the west, south-west, south, south-east and east. The landscape within LPZ
27 is considered to be of moderate condition and of high sensitivity to development.
Development should aim to 'conserve and restore.' With respect to built form, this should
be restricted to the perimeter.
The proposals would include two particular elements - the pavilion building and the artificial
pitch - which would not fit into the traditional rural form of development which might be
expected in this location. These elements would be the dominant features of the site when
constructed, with the remainder of the site retaining an open, green appearance being
simply laid to grass for the other pitches. The physical development would be
concentrated to the western side of the site, closest to Woburn Lane. The pavilion building
would be mostly single storey in height, which would reduce its visual impact in longer
views of the site, from the north and west. It would have a clean, contemporary
appearance which would reinforce the high quality aspirations for the facility. The proposed
materials would incorporate buff and grey brickwork with a dark grey roof and glazed
sections. These colours would be muted in their appearance and would help the building
to blend into the wider landscape.
The artificial pitch would be more functional in form, and the lighting poles would form a
more visible feature. Undoubtedly the illumination of the pitch at night would form a
prominent feature within the immediate surroundings. The facility would however be
located close to the perimeter of the LPZ, and whilst prominent in views from Woburn Lane
at close proximity, the proposal would not have a significant adverse impact on the overall
character of the LPZ. In views from the northern part of the LPZ, the facility would be seen
against a backdrop of existing housing and other buildings. The location, form and mostly
open nature of the proposed site would therefore conserve the landscape character of LPZ
27.
Highway Considerations
The application initially did not propose any works to upgrade Woburn Lane to facilitate
access. Several letters of objection were subsequently received raising this as a concern.
The proposal would lead to a significant increase in vehicular and pedestrian traffic
throughout the day from 9am to 10pm. The Highway Authority duly raised an initial
objection to the proposal in the absence of an upgraded access. The applicant has
revised the proposals to upgrade Woburn Lane for a distance of some 45m, from the
junction with the entrance to the Sure Start facility to the furthest access point (serving the
overflow car park). The carriageway would be widened to 5m along this length, hard
paved and would include a 2m wide footway to the northern side. The Highway Authority
has however sought a width of 5.5m for the carriageway due to the length of the road, to
accord with its Design Guide.
The Highway Authority has raised no objection to the revised proposals, subject to
recommended conditions to ensure the construction of the widened road to the requested
dimensions, to incorporate traffic calming measures and street lighting, to implement the
parking and turning areas, manage drainage and provide a scheme of ongoing
maintenance.
The Highway Authority further advise that the road would remain private, and would not be
adopted by the Council, and requests that the applicant indemnify the County Council as
Highway Authority against future petitioning by residents to adopt their road.
Subject to the recommended conditions, the proposed access would ensure the
development would not create a risk to the safety of residents, drivers, cyclists or
pedestrians.
Effect on Residential Amenity
The proposed improvements to access, discussed above, would prevent undue harm to
residents' amenity from blocked access, inconsiderate parking or use of driveways to turn
around.
With respect to the proposed use, the applicant has submitted a lighting impact
assessment, and an environmental noise report, to consider the potential impacts on
existing residents. The noise report concludes that the proposed noise level at the nearest
noise sensitive property would be 48dB, which would accord with the World Health
Organisation's' 'Guidelines for Community Noise' of 50dB measured at 1 metres from the
façade of the nearest residential property. This would be reduced by 15dB to 33 dB if
measured indoors with a window open, which would be lower than the level needed to
have a normal conversation. The proposed use would not therefore have an adverse
effect on residential amenity in respect of noise. The report recommends a noise
management plan be implemented to address the most common sources of complaint
from residents living close to sports pitches, those being swearing and anti-social
behaviour. A condition is recommended to require a noise management plan.
In terms of lighting, paragraph 125 of the NPPF states that "By encouraging good design,
planning policies and decisions should limit the impact of light pollution from artificial light
on local amenity, intrinsically dark landscapes and nature conservation". The impact
assessment concludes that lighting intrusion at the nearest residential property would be
below the threshold for an E2 environmental zone (rural surrounding with low district
brightness) and would not create an unacceptable impact by way of artificial lighting.
Both the noise and lighting assessments have been reviewed by the Council's
Environmental Health department, which raises no objections subject to the
recommendations in both reports being implemented in full.
In terms of privacy, the facility would be sufficiently distant from existing properties to
eliminate any direct overlooking. The proposed building would not be tall and would not
lead to any loss of light or overshadowing to existing houses or gardens.
Taking all matters together, the proposal would preserve the existing levels of amenity
enjoyed by neighbouring occupants.
Flooding and drainage
The site is located in Flood Zone 1, which is land assessed the lowest probability of
flooding. The site would remain mostly undeveloped, with natural drainage retained across
the four grass pitches. The artificial grass pitch would be permeable to water, with
perforated drains below the playing surface to regulate the infiltration of water into the
ground. Surface water run-off from the building and paved areas of the site would be
directed to a holding tank system to the south-east of the artificial grass pitch. This would
store water for irrigation of the pitches in drier summer months, and would be able to
attenuate storm water if necessary. The proposed drainage would be self-contained within
the site and would not increase the risk of flooding to the proposed building, or to existing
nearby properties. The Lead Local Flood Authority has raised no objection to the
proposals.
Ecology
In respect of ecology, the site has been completely stripped of vegetation during the recent
earthworks. The ecological value of the site would have been low before that, given its use
as playing fields. As part of the earthworks application, Natural England and the
County Council's Nature Conservation Officer were content that the proposals were
unlikely to have detrimental impacts on the nearest designated sites, being the wooded
valley of the River Meden and the former railway corridor now the Meden Way and
designated in part as a SSSI (Pleasley Vale Railway SSSI) at a distance of 600m. The
applicant has already committed to reinstating hedgerows to the boundary of the site as
part of the earthworks permission given by the County Council, with conditions imposed to
secure their reinstatement. Given these controls, it is not necessary for further conditions
to be imposed should permission be granted.
Other Matters
Sport England has been consulted on the application, with particular reference to the
proposed community use of the facility. The programme of use submitted by the applicant
is welcomed in principle; however Sport England would wish to see further details and a
firm commitment from the football club to implementing the programme of use. A condition
is accordingly recommended to require the applicant to submit a full Community Use
Agreement and Programme of Use to the local planning authority prior to the facility
coming into use.
Planning Balance
At the heart of the National Planning Policy Framework is a presumption in favour of
sustainable development. Paragraph 14 of the Framework advises that planning
permission should be granted unless any adverse impacts of doing so would significantly
and demonstrably outweigh the benefits when assessed against the policies in the
framework taken as a whole. As part of the balancing exercise it is first necessary to
outline the benefits and harms of the proposal.
The proposed facility would provide a high quality, modern training facility for Mansfield
Town Football Club, and would be a community asset through the access which would be
afforded to local schools, residents and sports clubs. This would comply with policy LT13
of the adopted District Local Plan, and with paragraph 70 of the NPPF, both of which
encourage new community and leisure facilities. This is a positive aspect of the scheme
which is afforded significant weight.
The proposal would have a visual impact given the scale and nature of the proposed
buildings; however this impact would be tempered by the siting of the structures close to
the boundary and within a context of nearby built form. Therefore, although visible, the
proposed buildings would not have a harmful impact on the existing landscape character,
and this would have a neutral impact in the planning balance.
In terms of highways, the proposed upgrade works would satisfactorily overcome the initial
concerns of residents, the Council and the Highway Authority, and would provide for a safe
means of access to the site and ensure existing residents are not disadvantaged by the
increased volume of traffic generated by the development. Subject to the required works
being undertaken, this would have a neutral impact overall.
On residential amenity, the potential harm from light pollution and noise can be
satisfactorily mitigated and the result would be that residents' level of amenity would be
preserved.
In respect of flood risk, drainage and ecology, the proposal would not cause harm which
would weigh against the proposal in the planning balance.
It is considered that there would be no adverse impacts which would significantly and
demonstrably outweigh the benefits of granting planning permission, and as such it is
recommended that planning permission be granted.
CONCLUSION
The proposed development of a training facility comprising pavilion building, artificial and
natural grass pitches, parking and upgraded access on Woburn Lane, would represent a
significant enhancement to the sports facilities within the district. The proposal would
accord with 'saved' policies NE1, BE1, LT1, LT13, M16 of the adopted Mansfield District
Local Plan 1998 and paragraph 70 of the National Planning Policy Framework. The
proposal would represent sustainable development in accordance with paragraph 14 of the
NPPF. It is therefore recommended that conditional planning permission is granted.
RECOMMENDED CONDITIONS/REASONS/NOTES
(1)
Condition: The development hereby permitted shall be begun before the expiration of three
years from the date of this permission.
(1)
Reason: In accordance with Section 91(1) of the Town and Country Planning Act 1990, as
amended by S51(1) of the Planning and Compulsory Purchase Act 2004.
(2)
Condition: This permission shall be read in accordance with the Approved Plans listed
below. The development shall thereafter be undertaken in accordance with these plans
unless otherwise agreed in writing by the Local Planning Authority.
(2)
Reason: To define the permission , for the avoidance of doubt.
(3)
Condition: Building operations shall not be commenced until details of the existing and
proposed ground levels and proposed finished floor levels of the building(s) have been
submitted to and approved in writing by the Local Planning Authority. The development
thereafter shall be undertaken in accordance with the approved details.
(3)
Reason: To protect the amenities at present enjoyed by the occupiers of nearby residential
properties, in accordance with Saved Policy LT13 (28/09/07) of the adopted Mansfield
District Local Plan.
(4)
Condition: No development shall take place, including any works of demolition, until a
Construction Method Statement has been submitted to, and approved in writing by, the
local planning authority. The approved Statement shall be adhered to throughout the
construction period. The Statement shall provide for:
i.
ii.
iii.
iv.
v.
vi.
vii.
the parking of vehicles of site operatives and visitors
loading and unloading of plant and materials
storage of plant and materials used in constructing the development
the erection and maintenance of security hoarding including decorative displays and
facilities for public viewing, where appropriate
wheel washing facilities
measures to control the emission of dust and dirt during construction
a scheme for recycling/disposing of waste resulting from demolition and
construction works
(4)
Reason: To protect the amenities at present enjoyed by the occupiers of nearby residential
properties, in accordance with Saved Policy LT13 (28/09/07) of the adopted Mansfield
District Local Plan.
(5)
Condition: Prior to the commencement of works on the site, details of a wheel washing
facility for construction traffic shall be submitted to and approved in writing by the Local
Planning Authority. The scheme shall be implemented in accordance with the approved
details during construction work.
(5)
Reason: In the interests of highway safety, in accordance with Saved Policy M16 of the
adopted Mansfield District Local Plan.
(6)
Condition: The hours of work during construction and the delivery of materials on to the
site shall be restricted to 08.00-18.00 hours Monday-Friday, 08.00-13.00 hours Saturdays
and no working shall take place on Sundays and Bank Holidays.
(6)
Reason: To protect the amenities at present enjoyed by the occupiers of nearby residential
properties, in accordance with Saved Policy BE1 (28/09/07) of the adopted Mansfield
District Local Plan.
(7)
Condition: No part of the development hereby permitted shall be brought into use until
details of the access to the site have first been submitted to and approved in writing by the
local planning authority, and the access shall thereafter be completed in accordance with
the approved details. The details to be submitted shall provide for;

a minimum carriageway width of 5.5m along the entire un-adopted section of
Woburn Lane from the application site to where Woburn Lane merges with Woburn
Road ;

minimum footway width of 2m along the entire un-adopted section of Woburn Lane
from the application site to where Woburn Lane merges with Woburn Road ;

4m radius kerbs each side of the site access;
(7)
Reason: In the interest of highway safety.
(8)
Condition: No part of the development hereby permitted shall be brought into use until a
suitable form of traffic calming features have been provided along the entire un-adopted
section of Woburn Lane from the application site to where Woburn Lane merges with
Woburn Road, the details of which shall first be submitted to and approved in writing by the
local planning authority, and thereafter implemented and maintained in accordance with
the approved details.
(8)
Reason: In the interest of highway safety.
(9)
Condition: No part of the development hereby permitted shall be brought into use until a
suitable form of street lighting has been provided along the entire un-adopted section of
Woburn Lane from the application site to where Woburn Lane merges with Woburn Road,
the details of which shall first be submitted to and approved in writing by the local planning
authority, and thereafter implemented and maintained in accordance with the approved
details.
(9)
Reason: In the interest of highway safety.
(10)
Condition: No part of the development hereby permitted shall be brought into use until the
parking/turning/servicing areas are provided and surfaced in a bound material with the
parking bays clearly delineated in accordance with plans to be first submitted to and
approved in writing by the local planning authority. The parking/turning/servicing areas
shall be maintained in the bound material for the life of the development and shall not be
used for any purpose other than the parking/turning/loading and unloading of vehicles.
(10)
Reason: In the interest of highway safety.
(11)
Condition: No part of the development hereby permitted shall be brought into use until the
access is constructed with provision to prevent the unregulated discharge of surface water
from the parking, and turning areas out on to the Woburn Lane in accordance with details
first submitted to and approved in writing by the local planning authority. The provision to
prevent the unregulated discharge of surface water out on to the Woburn Lane shall then
be retained for the life of the development.
(11)
Reason: In the interest of highway safety.
(12)
Condition: The gates at the access points of the site shall open inwards only and shall not
be capable of opening out onto the highway at any time. The gates shall be retained as
such for the life of the development.
(12)
Reason: In the interest of highway safety.
(13)
Condition: The development hereby approved shall not be brought into use until such time
as a suitable maintenance agreement, which includes the street lighting, is implemented
which covers the entire un-adopted section of the Lane from the application site to where it
merges with Woburn Road, the details of which are to be first submitted to and approved in
writing by the local planning authority. The approved maintenance plan shall thereafter be
implemented for the lifetime of the development.
(13)
Reason: In the interest of highway safety.
(14)
Condition: The development shall not be brought into use until a community use
agreement prepared in consultation with Sport England has been submitted to and
approved in writing by the local planning authority, and a copy of the completed approved
agreement has been provided to the local planning authority. The agreement shall apply
to the use of all playing pitches and associated facilities on the site and shall include
details of pricing policy, hours of use, access for local schools, other sports clubs and nonmembers, management responsibilities and a mechanism for review, and any other details
which the local planning authority in consultation with Sport England considers necessary
in order to secure the effective community use of the facilities. The development shall not
be used at any time other than in strict compliance with the approved agreement.
(14)
Reason: To secure well managed safe community access to the sports facility/facilities, to
ensure sufficient benefit to the development of sport and to accord with saved Policy LT13
of the adopted Mansfield District Local Plan.
(15)
Condition: The facility shall not operate outside the following hours: 0730 to 2230 hours
Monday to Friday, and 0730 to 2030 hours on Saturday, Sunday and bank holidays.
(15)
Reason: To protect the amenities at present enjoyed by the occupiers of nearby residential
properties, in accordance with Saved Policy BE1 (28/09/07) of the adopted Mansfield
District Local Plan.
(16)
Condition: The development shall be undertaken in accordance with the mitigation
measures and recommendations contained within the Lighting Impact Assessment (Ref:
SSL253 by Surfacing Standards Limited, dated 22/02/2017). The floodlighting of the
artificial grass pitch shall be extinguished no later than 15 minutes after the completion of
the final timetabled match each evening.
(16)
Reason: To protect the amenities at present enjoyed by the occupiers of nearby residential
properties, in accordance with Saved Policy BE1 (28/09/07) of the adopted Mansfield
District Local Plan.
(17)
Condition: The development shall be undertaken in accordance with the recommendations
contained within the Environmental Noise Report (Ref: 6653/DO/pw by Acoustic
Consultants Limited, dated February 2017). In particular, prior to the commencement of
the use, a noise management plan shall be submitted to and approved in writing by the
local planning authority. The approved plan shall thereafter be implemented for the lifetime
of the development, unless otherwise agreed in writing by the local planning authority.
(17)
Reason: To protect the amenities at present enjoyed by the occupiers of nearby residential
properties, in accordance with Saved Policy BE1 (28/09/07) of the adopted Mansfield
District Local Plan.
Notes to Applicant
(1) Note to applicant
Although Woburn Lane would be improved to an adoptable standard it will remain private,
therefore the following additional comments from the Highway Authority are brought to the
applicant's attention:
The applicant will erect road signs indicating that the roads are un-adopted and to maintain
the signs for as long as the roads remain un-adopted, all at the applicants expense;
The applicant to provide evidence that they have secured future maintenance of the roads
The applicant to indemnify the County Council as Highway Authority against future
petitioning by residents to adopt their road under Section 37 of the Highways Act 1980,
where the road joins the Woburn Road and
The boundary between the private road and the publicly-maintained highway to be clearly
marked by a concrete edging, boundary posts or similar.
Note: The indemnity should normally be a legal covenant placed on the properties to
prevent petitioning. The Highway Authority must approve the wording of the covenant.
(2) Note to applicant
Note to applicant: Guidance on preparing Community Use Agreements is available from
Sport England www.sportengland.org
Proactive Working Statement
As required by paragraphs 186 and 187 of the National Planning Policy Framework, the
local planning authority has worked positively and proactively with the applicant to secure
amendments to the proposals to make the application acceptable.
Approved Plans
Description
Proposed site sections and 3D
images
Environmental noise report
15m mid hinged column
Lighting impact assessment
Floodlighting scheme
Floodlighting performance results
Lighting details
amended proposed site layout plan
Revised Proposed Elevations
Revised Proposed Floor Plans
Proposed site access plan
Reference No
(08) 006
Version
A00
CC6081
LIGHTING
FLOODLIGHTING
07
(08) 003
(21) 001
(08)004
(08) 003A
A02
A00
A01
A01
Date Received
21st December 2016
24th February 2017
24th February 2017
24th February 2017
24th February 2017
24th February 2017
24th February 2017
21st March 2017
28th February 2017
28th February 2017
21st March 2017