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Agenda item

19/01354/FUL - King Georges Playing Fields, Ingrave Road, Brentwood, Essex.

Minutes:

This application was reported to committee as it had been submitted by the Council and relates to Council owned land.

 

The application was deferred from the committee on 18 December 2019 as the applicant had not served notice of the application on the leaseholder. This error was corrected, and the notice was served on 19 December 2019.

This report had been updated and included further representations and consultation replies received since drafting the last report.

 

This application relates to the demolition of the existing leisure & sport pavilion building and the construction of a new leisure hub (Use Class D2 - Assembly and leisure) immediately adjacent to the west. The new building would be on two floors, set into the ground and would provide indoor soft play area, changing rooms, sensory room, golf pro shop, storage, plant room and stairs and lift to first floor with its café, WCs, lounge and multi-use space and exterior viewing terrace. Due to changes in level, the building would be accessed from the north arriving at first floor level with level access at the

south from the shop and changing facilities at ground floor level.

 

A splash pad is proposed on the site of a former paddling pool, together with two shipping containers and refurbishment of the plant building to provide ancillary facilities. Construction of an external play/climbing structure is proposed as is alterations to the existing overflow car park. The first tee would be relocated further south from its current position, on the footprint of the proposed building, as part of this redevelopment.

 

The application was recommended by officers for approval and is subject to notifying the Secretary of State.

 

Mr Ovenden, Associate Consultant Planner, presented this report. 

 

Mr Jim Lynch, a resident, addressed the committee in objection to the application on behalf of Friends of King George’s Park.

 

Ms Caroline King, representing the Residents’ Association, addressed the committee in objection to the application.

 

Mr Philip Williams, representing Sanders Witherspoon on behalf of Hartswood Golf Club, addressed the committee in objection to the application.

 

Mr Martin Lindus, representing the Applicant, addressed the committee in support of the application.

 

Cllr David Kendall, Borough Councillor and County Councillor covering Warley addressed the committee raising residents’ concerns, highway concerns and encouraging members to defer the application.

 

Cllr Laplain echoed these concerns.

 

Following a full discussion Cllr Mynott MOVED and Cllr Haigh         SECONDED a motion to defer the application to a future Planning and Licensing Committee to allow for Fields of England, Hartswood Golf Club and Sports England consultation to be considered further.

 

Following a show of hands the motion was REFUSED to defer the application.

 

 

FOR:  Cllrs McCheyne, Nolan, Tierney, Tanner, Kerslake and Jakobsson

 

AGAINST: Cllrs Chilvers, Fryd, Keeble

 

ABSTAIN:  Cllrs Mynott and Haigh

 

 

Cllr Nolan MOVED and Cllr McCheyne SECONDED a motion to agree the application.

 

Following a full discussion a recorded vote was taken and Members voted as follows to approve the application. 

 

FOR:  Cllrs McCheyne, Nolan, Tierney, Tanner, Kerslake and Jakobsson

 

AGAINST: Cllrs Chilvers, Fryd, Keeble

 

ABSTAIN:  Cllrs Mynott and Haigh

 

Members RESOLVED that this application be APPROVED, subject to notifying the Secretary of State under the requirements o the Town and Country Planning (Consultation) (England) Direction 2009, prior to issuing a decision.

 

subject to the following conditions: -

 

TIM01 Standard Time - Full

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

Reason: To comply with Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

DRA01A Development in accordance with drawings

The development hereby permitted shall not be carried out except in complete

accordance with the approved drawing(s) listed above and specifications.

 

Reason: To ensure that the development is as permitted by the local planning

authority and for the avoidance of doubt.

 

The leisure building shall be constructed with regard to site levels as shown in

drawing SBA 1654 -XX-XX-DR-A -101.

 

Reason: To ensure that the development is as permitted by the local planning

authority and to protect the openness of the greenbelt.

 

DEM01 Demolition of Buildings on site green belt

The existing building(s) or parts of buildings on the site indicated on the approved drawings and/or specifications for demolition shall be demolished and all materials arising shall permanently be removed from the site within three months of the first occupation of any part of the development hereby permitted.

 

Reason: In the interests of maintaining the openness of the Green Belt.

 

The development shall be carried out in accordance with the recommendations set out in following documents submitted with the application

 

·         Section 7 ‘Recommendations’ of Appendix E: Biodiversity Survey and Report and Protected Species Guidance.

·         Section 6 (Recommendations’ Appendix M: Tree Survey – Tree Survey, Arboricultural Impact Assessment

 

Reason: In the interests of mitigating the effect on trees, species and habitats on the site.

 

The newly formalised vehicle parking area (to the north of the existing formal

parking area) indicated on the approved plans, including any parking spaces for the mobility impaired, shall be hard surfaced, sealed and marked out in parking bays prior to the first use of the new main leisure building. The vehicle parking area and associated turning area shall be retained in this form at all times. The vehicle parking shall not be used for any purpose other than the parking of vehicles that are related to the use of the development unless otherwise agreed with the Local Planning Authority.

 

Reason: To ensure that on street parking of vehicles in the adjoining streets does not occur in the interests of highway safety and that appropriate parking is provided.

 

The proposed cycle parking shall be secure, convenient, covered, provided prior to the first use of the proposed new leisure building and retained at all times.

 

Reason: To ensure appropriate cycle parking is provided in the interest of highway safety and amenity.

 

No works except demolition shall take place until a detailed surface water

drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall include but not be limited to:

 

o Limiting discharge rates to 12.95l/s for all storm events up to an including the 1 in 100 year rate plus 40% allowance for climate change.

o Provide sufficient storage to ensure no off site flooding as a result of the

development during all storm events up to and including the 1 in 100 year plus 40% climate change event.

o Demonstrate that all storage features can half empty within 24 hours for the

1:100 plus 40% climate change critical storm event.

o Final modelling and calculations for all areas of the drainage system.

o The appropriate level of treatment for all runoff leaving the site, in line with the Simple Index Approach in chapter 26 of the CIRIA SuDS Manual C753.

o Detailed engineering drawings of each component of the drainage scheme.

o A final drainage plan which details exceedance and conveyance routes, FFL and ground levels, and location and sizing of any drainage features.

o A written report summarising the final strategy and highlighting any minor

changes to the approved strategy.

 

Reason: To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site, to ensure the effective operation of SuDS features over the lifetime of the development and to provide mitigation of any environmental harm which may be caused to the local water environment.

 

Prior to occupation a maintenance plan detailing the maintenance

arrangements including who is responsible for different elements of the surface water drainage system and the maintenance activities/frequencies, shall be submitted to and agreed, in writing, by the Local Planning Authority.

Should any part be maintainable by a maintenance company, details of long term funding arrangements should be provided.

 

Reason: To ensure appropriate maintenance arrangements are put in place to

enable the surface water drainage system to function as intended to ensure

mitigation against flood risk.

 

The applicant or any successor in title must maintain yearly logs of

maintenance which should be carried out in accordance with any approved

Maintenance Plan. These must be available for inspection upon a request by the Local Planning Authority.

 

Reason: To ensure the SuDS are maintained for the lifetime of the development as outlined in any approved Maintenance Plan so that they continue to function as intended to ensure mitigation against flood risk.

 

The development shall not proceed above slab level until details of the

materials to be used in the construction of the external surfaces of the buildings and ancillary structures, including containers, hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

 

Reason: To safeguard the character and appearance of the area.

 

The development shall not proceed above slab level until details of the

profiles of the timber rainscreen and its junctions has been submitted to and

approved in writing by the local planning authority. This detail needs to extend to the roof build up/eaves and fenestration. The development shall be carried out in accordance with the approved details.

 

Reason: To safeguard the character and appearance of the area.

 

Landscape scheme to be agreed.

Prior to the occupation of the development hereby permitted a scheme of hard and soft landscaping shall be submitted to and approved in writing by the local planning authority. The submitted scheme shall indicate the existing trees shrubs and hedgerows to be retained, the location, species and size of all new trees, shrubs and hedgerows to be planted or transplanted, those areas to be grassed and/or paved. The landscaping scheme shall include details of all surfacing materials and existing and proposed ground levels. The landscaping scheme shall be completed during the first planting season after the date on which any part of the development is commenced or in accordance with a programme to be agreed in writing by the local planning authority. Any newly planted tree, shrub or hedgerow or any existing tree, shrub or hedgerow to be retained, that dies, or is uprooted, severely damaged or seriously diseased, within five years of the completion of the development, shall be replaced within the next planting season with another of the same species and of a similar size, unless the local planning authority gives prior written consent to any variation.

 

Reason: In order to safeguard and enhance the character and appearance of the area.

 

And the three conditions requested by Sport England to address its Statutory concerns.

 

1          Prior to commencement of demolition of the existing pavilion building, details of permanent and (if applicable) temporary replacement changing facility provision to mitigate the loss of changing facilities that support the use of the playing fields including the location, siting, design & layout, phasing and an implementation programme for the replacement changing facilities shall be submitted to and approved in writing by the Local Planning Authority in consultation with Sport England The development shall be carried out in accordance with the approved details.  Reason: To ensure the satisfactory quantity, quality and accessibility of compensatory changing facility provision which secures a continuity of use phasing provision.

 

2          No development shall commence until details of the design and layout of the changing rooms and toilets in the Leisure Hub building hereby approved have been submitted to and approved in writing by the Local Planning Authority [after consultation with Sport England]. The Leisure Hub building shall not be constructed other than in accordance with the approved details.  Reason: To ensure the development is fit for purpose and sustainable.

 

Informative: The applicant is advised that the design and layout of the changing rooms and toilets should comply with the relevant industry Technical Design Guidance, including guidance published by Sport England and National Governing Bodies for Sport. Particular attention is drawn to the Football Foundation's Changing Rooms guidance and the Rugby Football Union's Design Guide for Changing Rooms and Clubhouses.

 

3          Before the Leisure Hub building is brought into use, a programme for the use of the changing rooms in the Leisure Hub building hereby permitted during the football and rugby seasons shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The approved programme shall be complied with in full, with effect from commencement of use of the Leisure Hub building.  Reason: To ensure the satisfactory quantity, quality and accessibility of compensatory provision which secures a continuity of use.

 

Reasons for Recommendation

 

The proposal would accord with the relevant policies of the development plan. The Council has had regard to the concerns expressed by residents but the matters raised are not sufficient to justify the refusal of permission.

 

 

[Cllr Dr Tim Barrett declared a non-pecuniary interest in this item due to his position as Assistant District Commissioner of the Scouting Association and whose Headquarters are adjacent to this site.  Cllr Dr Tim Barrett left the Chamber prior to debate and did not vote].

 

Supporting documents: