28 MARCH 2017 PLANNING COMMITTEE

5a / 15/0632 / Reg’d: / 30.06.15 / Expires: / 31.03.17 / Ward: HV
Nei. Con. Exp: / 10.03.17 / BVPI
Target / 06 (Largescale Major) / Number of Weeks on Cttee’ Day: / 13 wks / On Target?Ext of time / Yes
LOCATION: / Woking College, Rydens Way, Old Woking, Woking, GU22 9DL
PROPOSAL: / Provision of 3G artificial turf surface with fencing and sports amenity lighting, erection of single storey building providing changing rooms, clubroom, teaching space facilities and ancillary space, extension of the existing college car park, clearance and landscaping works to accommodate a new grass pitch and extended playing field (amended plans, amended description and additional information).
TYPE: / FullApplication
APPLICANT: / Woking Football Club & Woking College / OFFICER: / Benjamin Bailey

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REASON FOR REFERRAL TO COMMITTEE

The application is for ‘major’ development (by reason of site area) and therefore falls outside of the scope of delegated powers as set out by the Management Arrangements and Scheme of Delegations.

SUMMARY OF PROPOSED DEVELOPMENT

Site area:5.6 hectares (50,612 sq.m)

Academy Clubhouse:

Proposed building footprint:360 sq.m

Proposed floorspace:344 sq.m (GIA)

Building height:1 storey - 3.35m maximum height

Accommodation:Office/Reception/Foyer, Education/Club Room, 4no. Changing rooms, 2no. Officials rooms, W/Cs, Kitchen, 6no. Store rooms, Plant room

Outdoor sports provision:

  • 3G Artificial Grass Football Pitch (100m x 64m marked pitch) (8No. lighting columns 15 metres high) (fenced)
  • Full Size Natural Turf Football Pitch (100m x 60m pitch) (unlit)
  • Natural Turf Rugby Pitch (85m x 55m + 7.5m goal areas) (unlit)
  • Natural Turf Football Pitch (37m x 27m pitch) (unlit)

Site Access:

Utilises existing vehicular Woking College site access from Rydens Way (to be upgraded)

Car Parking:

45 additional spaces (4 of which are proposed to be allocated disabled bays)

PLANNING STATUS

  • Green Belt
  • Adjacent to Urban Area (to South, East & West)
  • WoodlandTree Preservation Order (Ref: TPO/0009/2011)
  • Flood Zones1 & 2 (Partial)
  • Thames Basin Heaths Special Protection Area (TBH SPA) Zone B (400m-5km)

RECOMMENDATION

Grant planning permission subject to recommended conditions.

SITE DESCRIPTION

The application site forms part of the Woking College campus and includes the playing fields, an area of woodland TPO (Ref: TPO/0009/2011)to the east of the site and an area laid to hardstanding and utilised for car parking purposes to the west of the site. The application site falls within the designated Green Belt although is bordered to the south, east and west by the designated Urban Area of Old Woking. The campus of St John the Baptist School adjoins the site to the north.

RELEVANT PLANNING HISTORY

There is an extensive planning history for the wider Woking College site which is available on file. The planning history deemed most relevant to the current proposal is as below:

PLAN/2012/1115 - Part removal of training sports pitches and replacement and enlargement with new 3G sports pitches, with associated fencing and 4 no. floodlights (Amended Description).

Permitted subject to conditions (10.06.2013)

CONSULTATIONS

County Highway Authority (1stresponse):

The CHA notes that the application includes the provision of an additional 45 car parking spaces; this suggests a significant increase in trips associated with the site. However, the only mention of additional traffic is in the Planning Statement. The CHA require a Transport Statement detailing the origins and reasons for these trips, it is recommended that a temporal element is included within the statement indicating the likely additional timings that the new pitches could and will cater for.

County Highway Authority (2ndresponse):

The proposed development has been considered by the County Highway Authority who having considered any local representations and having assessed the application on safety, capacity and policy grounds, recommends the following conditionsbe imposed in any permission granted; 17, 18, 19, 20 and 21.

Arboricultural Officer (1stresponse):

The proposal indicates the removal of 57 trees and a hedge. From an Arboricultural point of view I could not support this application. However the Council may take the view that the overall gain from the additional pitch that these removals facilitate outweighs their loss in which case mitigation through substantial replanting with good sized replacement trees would be the way forward.

Arboricultural Officer (2ndresponse):

This proposal is a considerable improvement on the previous with 35 trees being removed; 22 less than the previous.The removal of the trees in question will have minimal public amenity implications due the location of the removals.New planting will provide continuity of tree cover and give rise to more variation in the age class structure of the treestock increasing the biodiversity for the site. The end result could be a net gain for this site in arboricultural andbiodiversity terms, this will be subject to a significant replanting programme with a mixture of tree sizes and speciesbeing planted.The arboricultural Information provided by APArboriculture Ref: APA/AP/2015/017 Rev B is considered acceptable andshould be complied with in full, this includes a pre-commencement meeting.

Sport England (1stresponse):

Sport England seeks further information to satisfy itself that the benefits of the development would be sufficient to outweigh any detriment caused and to ensure the proposal is fit for purpose.

Sport England (2ndresponse):

The applicant advises the existing netball court will be converted to provide tennis. This is welcomed and as such Sport England seeks amended plans showing the provision of tennis on the existing netball court. No further information has been submitted to detail the proposed surface of the MUGA other than a statement advising it will not be suitable for tennis. The applicant will need to choose a priority sport to aid the selection of the surface. The further information has not included any amendments to the design of the club house. Thank you for confirmation of where the college currently train and play hockey.Thank you for the confirmation that the pitch will be built to the FA 3G specification.

Sport England (3rd response):

No objection subject to recommended conditions 25, 26, 27 and 28.

(Officer Note: Please refer to paragraphs 11, 12 and 13 for further details)

Surrey Playing Fields Association:

No comments received.

Drainage & Flood Risk Engineer (1stresponse):

Following a review of the Flood Risk Assessment (dated May 2015), the current information submitted is not compliant with Woking Borough Councils Core Strategy (2012) Policy CS9, nor NPPF, I therefore would not recommend the application is approved.

Drainage & Flood Risk Engineer (2ndresponse):

Following a review of the Flood Risk Assessment (dated February 2016), the current information submitted is not compliant with Woking Borough Councils Core Strategy (2012) Policy CS9, nor NPPF, I therefore would not recommend the application is approved.

Drainage & Flood Risk Engineer (3rdresponse):

The Information submitted is now sufficient to recommend approval on Flood Risk and Drainage grounds as long as the following conditions are incorporated to ensure no increase in flood risk; conditions 22, 23 and 24.

Lead Local Flood Authority (SCC):

Subject to the Council’s Drainage and Flood Risk Engineer being satisfied with the proposal, we would have no further comments to make.

Environmental Health:

No objection subject to recommended conditions 6, 8 and 10.

Surrey Wildlife Trust (1stresponse):

We would advise the Local Authority to seek further information from the applicant concerning their bat survey information, either justifying their survey effort against NE Standing Advice and the recommendations provided or, if they propose further survey work to help fully establish the status of bat species on site, the likely effect of the proposed development onthem and what if any mitigation/ compensation may be required to help prevent such adverse effect. We would also advise that the applicant provides further information with regard to their decision not to undertake a reptile survey despite suitable habitat being present on site and data searches indicating their presence in the locality.

Surrey Wildlife Trust (2ndresponse):

We would advise that the further bat survey work on trees affected by the proposed development undertaken by Grassroots Ecology addresses the concern of the proposed lighting affecting bat roosts, as no roosts were found in any trees affected by lighting proposals.The applicant’s ecologist indicates that use of the proposed floodlighting system will only affect bats foraging or commuting along the tree line for only a part of each night when they might be active. We would advise that this disruptive effect could be reduced further or removed by control of lighting times, shading of light units or use of more directional systems which avoid illuminating adjacent tree lines.The applicant does not appear to have as yet addressed our concern regarding lack of reptile survey and/or a mitigation strategy.

Natural England (1stresponse):

An Extended Phase 1 Habitat Survey (undertaken in January 2015) has stated that numerous Protected Species are present within the application site.No specific Protected Species Surveys have been carried out, although mitigation has been recommended for breeding birds, badgers, bats, reptiles and stag beetles. This mitigation appears to safeguard the species during the construction phase but should also consider the impacts that may arise post-development e.g. how the floodlights will impact upon any bats (species unknown) in the vicinity.

Natural England (2ndresponse):

Generally Natural England does not comment upon Protected Species. The responsibility lies with Local Authorities to apply the Standing Advice to all applications, with advice from their own in-house or County ecologist if necessary.

REPRESENTATIONS

x3 rounds of public consultation have been undertaken on the application (initial consultation and x2 further rounds of consultation on amended plans/additional information) raising the following main points:

Initial consultation (29.06.2015 – 20.07.2015 – 21 days):

x25 letters of objection received raising the following main points:

  • Green Belt land; no development should go ahead
  • Loss of trees; including those protected by woodland TPO
  • Impact upon wildlife and biodiversity, including bats, birds and badgers
  • Generation of noise from players and vehicle movements
  • Highways impacts – car parking
  • Loss of privacy/Overlooking due to proposed soil-bund

(Officer Note: The initially proposed soil bund has been removed by way of amended plans)

  • Out of character
  • Impact of ball-stop fencing to rear gardens of Rydens Way properties
  • Impact of floodlighting
  • Increased flood risk
  • Could this development be accommodated elsewhere?
  • Impact of soil bund to south-east of the site
  • Already green space has been developed on Rydens Way

x5letters of support received raising the following main points:

  • Woking Town FC is the incumbent youth football club at Woking College benefitting from full use of the two grass football pitches
  • Woking Town FC fully support the proposal; feel that this project will enhance our relationship with Woking College and additional resources that the boys and girls of Woking Town FC can enjoy and benefit from
  • Support the planning application
  • West Byfleet Infant School have a long standing relationship with the Cardinals in the Community scheme and offer support to the proposals; we believe it will give local children and organisations great opportunities to play football and its related activities
  • There is a desperate need for further sports facilities in the Borough, including 3G football pitches
  • Woking Mind supports local people who are suffering from mental ill health and the Woking Community league enables many of our members to take part in a team based form of exercise, which not only benefits them physically, but also improves their general wellbeing and overall interaction skills

Second consultation (07.12.2015 – 28.12.2015 – 21 days):

x7 letters of objection received raising the following main points:

  • Green Belt land; no development should go ahead
  • Loss of trees; including those protected by woodland TPO
  • Impact upon wildlife and biodiversity, including bats, birds and badgers
  • Generation of noise from players and vehicle movements
  • Highways impacts – car parking and traffic
  • Loss of privacy/Overlooking due to proposed soil-bund

(Officer Note: The initially proposed soil bund has been removed by way of amended plans)

  • Loss of privacy
  • Out of character
  • Impact of ball-stop fencing to rear gardens of Rydens Way properties
  • Impact of floodlighting
  • Floodlighting until 22:45 ten times per year (almost one per month) is unacceptable
  • Increased flood risk
  • Could this development be accommodated elsewhere?
  • Already green space has been developed on Rydens Way

Third consultation (14.02.2017 – 07.03.2017 – 21 days):

x14 letters of objection received raising the following main points:

  • Green Belt land; no development should go ahead
  • Loss of trees; including those protected by woodland TPO
  • Impact upon wildlife,including bats and birds, owls, insects and moths
  • Generation of noise from players and vehicle movements
  • Highways impacts – car parking and traffic
  • Loss of privacy/Overlooking due to proposed soil-bund
  • Out of character
  • Possible devaluation of property

(Officer Note: Potential impacts upon property prices do not constitute a material planning consideration)

  • Impact of ball-stop fencing to rear gardens of Rydens Way properties
  • Impact of floodlighting
  • Floodlighting until 23:00 is unacceptable
  • 21:30 at the latest would be a reasonable cut off time for the floodlighting
  • Houses on Rydens Way should receive black-out blinds
  • Football pitches would cause overlooking
  • Increased flood risk
  • Concern over health issues related to 3G pitches; a report claims they are linked to cancer due to the rubber substances containing toxic chemicals which can increase risk of cancer when ingested
  • Local area has numerous 3G facilities already in place so no need for an additional development

RELEVANT PLANNING POLICIES

National Planning Policy Framework 2012 (NPPF)

Section 4 - Promoting sustainable transport

Section 7 - Requiring good design

Section 8 - Promoting healthy communities

Section 9 - Protecting Green Belt land

Section 10 - Meeting the challenge of climate change, flooding and coastal change

Section 11 - Conserving and enhancing the natural environment

Woking Core Strategy (2012)

CS1 - A spatial strategy for Woking Borough

CS6 - Green Belt

CS7 - Biodiversity and nature conservation

CS9 - Flooding and water management

CS17 - Open space, green infrastructure, sport and recreation

CS18 - Transport and accessibility

CS19 - Social and community infrastructure

CS21 - Design

CS24 - Woking’s landscape and townscape

CS25 - Presumption in favour of sustainable development

Development Management Policies DPD (2016)

DM2 - Trees and Landscaping

DM3 - Facilities for Outdoor Sport and Outdoor Recreation

DM7 - Noise and Light Pollution

DM13 - Buildings in and Adjacent to the Green Belt

Supplementary Planning Documents (SPD’s)

Design (2015)

Outlook, Amenity, Privacy and Daylight (2008)

Parking Standards (2006)

Other Material Considerations

National Planning Practice Guidance (NPPG)

Sport England’s Playing Fields Policy - ‘A Sporting Future for the Playing Fields of England’

PLANNING ISSUES

1.The main planning issues to consider in determining this application are:

  • Principle of development
  • Green Belt
  • Design and impact upon character
  • Ecology and biodiversity (including habitats and protected species)
  • External lighting
  • Noise
  • Impact upon neighbouring residential amenity
  • Arboricultural implications
  • Highways and movement (including car parking and alternative modes of transport)
  • Flood risk and SuDS
  • Conclusion –The Planning balance
  • Local finance considerations

having regard to the relevant policies of the Development Plan, other relevant material planning considerations and national planning policy and guidance.

Principle of development

2.The purpose of policy CS17 (Open space, green infrastructure, sport and recreation) of the Woking Core Strategy (2012) is to provide opportunities for people to participate and enjoy sports and recreation which is essential to the wellbeing of the community. Policy CS17 states that “there will be a presumption against any development that involves the loss of a sport, recreation or play facility except where it can be demonstrated that there is an excess of provision, or where alternative facilities of equal or better quality will be provided as part of the development”.

3.Policy CS19 (Social and community infrastructure) sets out that the Woking Core Strategy (2012) seeks to achieve a sustainable community for Woking and improve upon the wellbeing of its people. This requires an effective balance between the provision of housing and employment and providing the necessary infrastructure to support the growth. Social and community infrastructure includes indoor and outdoor recreation and sports facilities. The provision of adequate social and community infrastructure is critical as it has a direct bearing upon the well-being of the community. Community facilities play an important role in the development of a sustainable community, by offering services that are essential for education, health and well-being and support community cohesion and benefit the general quality of life of residents.

4.Policy CS19 states that “the Council will work with its partners to provide accessible and sustainable social and community infrastructure to support growth in the Borough. It will do so by promoting the use of social and community infrastructure for a range of uses”.

5.Policy DM3 (Facilities for outdoor sport and outdoor recreation) of the Development Management Policies DPD (2016) sets out that:

Proposals for the provision of outdoor sport and recreational facilities or extensions to, or intensification of use of, existing facilities will be permitted subject to other Development Plan policies and provided that they meet

the following criteria:

(i) The development is of an appropriate design, scale and layout relative to its intended use and surrounding area;

(ii) The development will not have an adverse visual impact;

(iii) The development, if involving agricultural land, is located on the lowest practicable grade and seeks to avoid the loss of the best and most versatile agricultural land (Grades 1, 2 and 3a) unless there are overriding planning benefits for the development;