References: a) b)

P/2007/2573 P/2007/2574

00826/A/P9 00826/A/L2

Address: Former Centaurs RFC Sports Ground, Oaklands Avenue, Isleworth.

Ward: Osterley and Spring Grove.

Proposal: a)

b)

Installation of ten all weather sports pitches, including floodlighting, creation of car parking, and refurbishment of pavilion with access and landscaping.

Refurbishment of Pavilion. (Listed Building consent)

Drawing numbers:

Other Documents:

Amended plans: 001 E, 002 B, 005, 006-2 B, 015 C, 050, 051, 052, 053, 055, 100 A, 120 A, 200 B, 201 B, 250 C, 251 C, 565, 900, 901 received 28/5/08 Amended Design and Access Statement, Addendum to Noise report, Amended Flood risk Assessment, Amended lighting report received 13/3/08. Noise Impact Assessment, Unilateral Undertaking, Sustainability Checklist and Transport Assessment Received 9 August 2007.

Application received: 9 August 2007.

1.0 SUMMARY 1.1 The proposal involves the redevelopment of the existing vacant sports ground. It

includes the creation of two full sized, unlit, grass football/rugby pitches, a ¾ football pitch, a junior grass five-a-side pitch and ten all-weather five-a-side football courts (including enclosure and lighting), refurbishment of the Listed Pavilion, with associated parking and landscaping, as well as alterations to Macfarlane Lane.

1.2 The proposed development, which would see the restoration of a Listed building and create a modern sporting facility at the site, whilst having a satisfactory impact in terms of its impact upon the Metropolitan Open Lane, neighbours’ living conditions, the appearance of the site and traffic and parking conditions would be acceptable.

1.3 Subsequently, with appropriate safeguarding conditions and the successful completion of a Section 106 Agreement, approval is recommended.

2.0 SITE DESCRIPTION 2.1 The site contains the former Centaurs Sports Ground and Pavilion, to the north of

Macfarlane Lane, which runs along the southern boundary of the site. The site is 4.97 hectares. It is located off the east side of Syon Lane, currently accessed through a residential street, Gower Road.

2.2 To the south-west are the rear gardens of houses along the eastern side of Oaklands Avenue. To the north-east is Wyke Green Golf Course and to the east Grasshoppers Rugby Club (which includes an all weather pitch and a pavilion). To the south is Macfarlane Lane and beyond it the Tesco store and other commercial premises, including the BskyB complex.

Sunny Desai: Tel 020 8583 4995 e-mail: sunny.desai@hounslow.gov.uk Sustainable Development Committee 16 June 2008

2.3 The site is largely level with trees positioned on the site boundaries. In the centre of the site is an art deco style clubhouse and grandstand (593 square metres floor space), which is a Grade II listed building. The building is currently disused and falling into a state of disrepair. Graffiti vandalism was present at the time of the site visit.

2.4 The site is Metropolitan Open Land (MOL) and part of Osterley Park and surrounding areas MOL, which includes recreational open space, a golf club, an area of nature conservation value and a public park.

2.5 The site was formally a private members sports ground, which now appears to be vacant. Issues regarding a right of access for residents of Oaklands’ Avenue, whose houses back onto the site are not a planning consideration.

3.0 HISTORY 3.1 00826/A/P1 Construction of new entrance hall to pavilion Approved 4/4/66

3.2 00826/A/P2 Erection of building comprising 5 squash courts, club room, changing room and manager’s flat and construction of new car park

NFA

3.3 00826/A/P3 Erection of control room and four lighting columns Approved 16/12/83

3.4 00826/A/P4 Erection of six lighting columns and switch chamber Approved

3.5 00826/A/P5 Continued use of part of sports ground for parking of touring caravans Approved 30/4/85

3.6 00826/A/P6 Continued use of part of sports ground for parking of touring caravans Approved 17/4/85

3.7 00826/A/P7 Creation of 2 sports pitches Granted 22 November 2001.

3.8 00826/A/P8 Erection of a sports pavilion and 10 Multi Sport Courts, bin store, 96 parking spaces, 5 cycle stands and associated landscaping to site

Withdrawn 12 August 2004.

4.0 DETAILS 4.1 The proposal involves the redevelopment of the existing vacant sports ground. It

includes the creation of two full sized, unlit, grass football/rugby pitches, a ¾ football pitch, a junior grass five-a-side pitch and ten all-weather five-a-side football courts (including enclosure and lighting), refurbishment of the Listed Pavilion, with associated parking and landscaping, as well as alterations to Macfarlane Lane.

Figure 1: CGI image (from the east) of proposed site plan

4.2 The application for the redevelopment of the site was discussed at the Isleworth and Brentford Area Committee on the 13th September 2007 and the 14th April 2008. Members commented:

About local residents’ concerns in relation to the intensity of use anticipated on the site, in addition to light and noise issues. These concerns had been submitted following visits to other Goals facilities in the locality.

That the current open, quiet nature of the land and the protection and re-use of the listed pavilion building and provision of recreational facilities were important matters for consideration. Particular emphasis was given on the striking beauty of the pavilion building and the need to bring it back into use.

It was acknowledged that ‘Goals’ catered for adults and children and that a commercial operation offering facilities for training and matches would perhaps serve a greater range of people than a private club on the site.

Members wanted clarification on how the proposal fitted with the Council’s Sporting Policy and with local need.

Members questioned the requirements of the owners of the listed building in respect of its maintenance.

Members commented on the MOL land and whether the use and proposed intensification were acceptable.

Members wanted clarification on the proposed landscaping plan.

4.3 This proposal details amendments to the original scheme following comments received from Members, officers, external agencies and neighbours. The amendments can be summarised as:

Reduction in the number of car parking spaces from 123 to 90 (in line with Council’s Maximum standards)

Car park surface to comprise of a permeable material (e.g “Geoweb”)

Alteration to the proposed position of the ten five-a-side pitches, moving them to the south east corner of the site and away from the Listed building and Oaklands Avenue

Insertion of a grass junior five-a-side pitch in front of the Listed pavilion.

Increase in landscaping areas

Closure of pedestrian and vehicle access from Gower Road

The inclusion of Macfarlane Lane into the site proposal.

Improvements to Macfarlane Lane: - Provision of a footway along Macfarlane Lane (amended route) - Straightening of road.

4.4 The following further information has also been submitted in support of the application:

Addendum to noise report

Amended design and access statement

Tree Survey

Amended Flood Risk Assessment

‘Piccady’ model study of the junction of Syon Lane/Macfarlane Lane

CGI images

4.5 The proposal is submitted by Goals Soccer Centres (GSC) a ‘private sector company working with the public sector for mutual benefit1’. The applicant has also noted that ‘the scale of the development has been tailored to this particular site. Many of the normal costs, including building a new pavilion do not apply here. This allows the applicant to provide only 10 pitches, significant free community access at agreed times and the renovation and conservation of a threatened listed building’.

4.6 The ten all-weather pitches would now be positioned to the east of the pavilion (south east part of the site) in three rows of three and one single court at the bottom, with a site coverage of 8,715m2. They would be surrounded by 2.5 metre high perimeter fencing (the bottom half of which would be solid rebound boards with mesh panels above. Above that, black catch netting would rise to 5 metres. The pitches would be approximately 127m from the rear building line of the nearest house along the eastern side of Oaklands Avenue.

4.7 Each court would have four eight-metre downlighting floodlight columns. These would be slim line and constructed of dark galvanised steel and all floodlights would be cowled. The application contains details of the light spread within a lighting report.

1 Design and Access Statement

4.8 The existing vehicle and pedestrian access in Gower Road would be closed. The existing car park would be grassed over and a new access off Macfarlane Lane would be created, leading to 90 new parking spaces (six for disabled drivers) between Macfarlane Lane and the all weather pitches. The car park would comprise of a permeable surface material such as ‘Geoweb’ (Geoweb is a synthetic mesh between which grass can grow and a similar material has been used n the ‘overspill’ car park south of Clovelly Road at the Civic Centre).

4.9 The amended application now includes Macfarlane Lane being added to the development site and alterations to this private road are now proposed. This involves straightening and widening sections of the road and the insertion of a footway (between 2-3m wide), connecting the site, and the Grasshoppers site beyond, for pedestrians from Syon Lane.

4.10 A landscape plan has been submitted detailing proposed planting. This includes two landscaped bunds being proposed to act as visual and acoustic screens between the all weather pitches and the houses in Oaklands Avenue and would be created around the car park and the pitches. The proposed landscaped bunding is proposed to be no higher than 1.5m above ground level.

4.11 The ‘Goals’ centre will be made free of charge to local Schools, Community groups and the leisure services department of the London Borough of Hounslow.

4.12 The proposed hours of commercial use (Floodlights would turn off at) would be: Monday to Thursday 9.00am to 10.30pm Friday to Sunday 9.00am to 9.00pm

(reduced by half and hour on Friday to Saturday from original application).

• The pavilion is proposed to remain open half an hour after the floodlights turn off.

Listed Building 4.13 The proposal involves alterations to the Pavilion Building, a Grade II Listed building

within the centre of the site, aiming to restore it to its original purpose and condition. It should be noted that the current owners of the site only have a duty of care to secure the building and are not required to restore or maintain it.

4.14 The upper floor of the pavilion would be altered to provide a 23 metre long and 4 metre deep teaching/coaching room where there are now changing rooms with a lift installed and a new internal staircase from the ground floor. The grandstand would remain.

4.15 The ground floor is larger than the first floor with a single storey wing to the rear of the grandstand measuring 15 metres deep by 18.5 metres wide. It is presently club rooms, bar and changing areas. It would be remodelled to provide a reception area, two multi-use areas, changing rooms an office, a kitchen and a café area of 148 Square metres.

4.16 The main external alteration to the building is to build a 1.2 metre high rendered parapet wall on the rear wing set back 2 metres from the outside edges. This is to provide screening to proposed ventilation ducting and other equipment.

4.17 An unlit grass junior five-a-side pitch would now be positioned directly to the east of the pavilion.

5.0 CONSULTATIONS 5.1 Neighbouring residents were notified on 14 August 2007 and re-consulted (amended

plans) on the 11/3/08. Press and site notices were also posted. Plans were deposited at Osterley Library. A large number of responses were received based on the original scheme and many of the points of concern have been replicated in terms of the consultation response to the amended scheme:

Comments

Principle “The need has not been justified” See paragraphs 7.14 – 7.29

“There are adequate sporting facilities within the locality” See paragraph 7.14 – 7.29

“Five clubhouses are located within a half mile radius” See paragraph 7.14 – 7.29

“The proposal is at total variance with the objective of the maintenance and continuance of MOL”. See paragraphs 7.2- 7.13

“Vast over development of the current site” See paragraphs 7.41-7.46

“The scheme is a classic case of profit based intensive development masquerading under the label of community benefit”. See paragraphs 7.14 – 7.29

“The current pavilion owners have abrogated their statutory obligation to maintain the structure” See paragraph 7.30

Loss of ecology and biodiversity See paragraphs 7.47-7.50

“It is likely the developers are unaware that all properties backing on to the sports’ ground have a legal right of access to the grounds See paragraph 2.5

The proposed development could hinder Grasshoppers Rugby Club’s ability to support future community sports projects. See paragraphs 7.14 – 7.29

‘Only Grasshoppers RFC are allowed access over MacFarlane Lane and that the gate at the top of MacFarlane Lane has to be locked when the Club is closed’. See paragraph 4.9.

“Draft unilateral makes no reference to the use being free for community uses” See paragraph 7.20.

Landscape and flood risk “Loss of trees, hedge and landscaping strip” See paragraph 7.47-7.50 “Old hedgerow will need to be removed as result of footway along Macfarlane Lane” See paragraph 7.47-7.50 Removal of ground and grass would increase risk of flooding See paragraph 7.87-7.93 “Loss of a huge mature oak tree” See paragraph 7.47-7.50 “If 23% of what is currently MOL is converted from grassland to hardstanding for pitches and car park there could be a significant risk of flooding” See paragraphs 7.87-7.93 Noise pollution “The proposal will destroy forever the quiet enjoyment of the occupiers of, not only those houses close to the multi sports courts but the whole of Oaklands Avenue and would spill onto Syon Lane” See paragraph 7.65- 7.71 “Noise generated from the flow of cars into and out of the large car park will add considerably to the level of noise” See paragraphs 7.65- 7.71 “Noise from use of football pitches, including shouting and swearing”. See paragraphs 7.65- 7.71 “Noise pollution is already a considerable problem within the area due to extensive road and air traffic”. See paragraphs 7.65- 7.71 Harm to amenity of back gardens along Oaklands Avenue See paragraphs 7.65- 7.71 Potential loud music from restored pavilion See paragraphs 7.65- 7.71 “The proposal would have a detrimental effect on the health of residents” See paragraphs 7.65- 7.71

Light pollution Inaccuracies in the Design and Access Statement, specifically the claim that “ lighting from Tesco’s already leaks into Oaklands Avenue which is not the case due to the angles of the supermarket and Oaklands Avenue respectively.” See paragraphs –7.56- 7.64

“The proposal makes mention of the area having an ‘urban’ feel to it and therefore increased lighting from the proposed new use will not affect residents. This is a piece of miss information; Osterley is a suburb of London and, if anything, has a semi-rural atmosphere due to the amount of Metropolitan Open Land and woodland, as well as Osterley Park”. See paragraphs 7.56- 7.64

“Excessive amounts of lights from floodlights” See paragraphs 7.56- 7.64

“lighting would intrude into all residences in Oaklands Avenue” See paragraphs 7.56- 7.64

“Floodlights would penetrate our windows during the evening” See paragraphs 7.56- 7.64

“The lights would disturb households in the evening and at night and interfere with sleep”. See paragraphs 7.56- 7.64

“Already a problem from floodlights serving Grasshoppers Rugby Club in the next field”. See paragraphs 7.56- 7.64

Lighting would be from 430pm in Winter….an unacceptable level of light and time for the residents See paragraphs 7.56- 7.64 Highways, access and parking situation “Pedestrian access from Gower Road, would not be monitored and could add to vehicles parking in Gower Road and Oaklands Avenue. See paragraph 7.72-7.84

Unacceptable increases in traffic/congestion in area See paragraph 7.72-7.84

Hazardous access from Syon Lane See paragraph 7.72-7.84

“Macfarlane Lane is unsuitable in places for two way traffic and is unsuitable for buses and coaches” See paragraph 7.72-7.84

When taken with development at Brunel University site, Tesco’s, BSKYB, the traffic situation would become unacceptable. See paragraph 7.72-7.84

“Reduction in car parking spaces will merely increase likelihood of congestion in our small streets” See paragraph 7.72-7.84

5.2 A DVD objection has been received from neighbours. This involves a short recording taken at an existing Goals site (Ruislip). Whilst the use of video is can be a useful tool in depicting an existing situation this DVD has limitations in its value in the assessment of the proposal as a result of the following points:

• The main footage showing the site in operation is taken from immediately adjacent the courts and car park and therefore noise and light would be seen and heard.

• The Ruislip facility is an established facility that has been in operation for five years. This facility does not benefit from the floodlighting systems proposed for the subject site, which have been designed to avoid light pollution.

• It should also be noted that no complaints have been made to the Environmental Health Team of Hillingdon Council regarding the Ruislip facility.

5.3 An officer site visit was undertaken to the existing Hayes ‘Goals’ facility. From a marked distance of 130m no sound of the courts in action (courts were 75% full) could be heard above surrounding noise levels.

5.4 After receiving further information from the applicant, Sport for England do not object to the scheme. They commented:

- Sport England’s policy on the loss or development of playing fields is currently framed by Statutory Instrument 1817. Part of the application site is currently within the definition of a sports pitch/field as defined by S.I.1817 and the reference from Hounslow is accordingly assessed as a statutory consultation.

- Sport England’s policy on planning applications for development on playing fields and former playing fields is set out in our planning policy statement, A Sporting Future for the Playing Fields of England. This states that we will oppose the granting of planning permission for any development, which would lead to the loss of, or would prejudice the use of all, or any part of a playing field unless at least one of five specific exceptions applies. The exceptions are stated as:-

• E1 A carefully quantified and documented assessment of current and future needs has demonstrated to the satisfaction of Sport England that there is an excess of playing field provision in the catchment, and the site has no special significance to the interests of sport.

• E2 The proposed development is ancillary to the principal use of the site as a playing field or playing fields, and does not affect the quantity or quality of pitches or adversely affect their use.

• E3 The proposed development affects only land incapable of forming, or forming part of, a playing pitch, and does not result in the loss of, or inability to make use of any playing pitch (including the maintenance of adequate safety margins), a reduction in the size of the playing area of any playing pitch or the loss of any other sporting/ancillary facility on the site.

• E4 The playing field or playing fields which would be lost as a result of the proposed development would be replaced by a playing field or playing fields of an equivalent or better quality and of equivalent or greater quantity, in a suitable location and subject to equivalent or better management arrangements, prior to the commencement of the development.

• E5 The proposed development is for an indoor or outdoor sports facility, the provision of which would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss of the playing field.

‘The information submitted is sufficient to determine that the proposals meet E5 of the above policy. Accordingly, we wish to submit no objection to the proposed development’, subject to safeguarding conditions.

5.5 The Environment Agency has withdrawn their previous objection to the scheme, as they are now satisfied with the information provided, subject to a safeguarding Condition.

5.6 The Football Association have written to support the scheme recognising the crucial place that such facilities play in promoting participation and highlighted a report produced by the London Assembly in 2007 which revealed:

‘A shocking lack of facilities in some London Boroughs but a wider comparison that makes even worse reading…. It is estimated that Greater London has just over 3% of the national stock of playing fields but 16% of the population….The FA estimate that about 3.5% of the London population between the ages of 6 - 44 play organised football; that is 30% below the national average’.

6.0 POLICY 6.1 When determining applications for planning permission, the authority is required to

have regard to the development plan, so far as is material, and to any other material considerations. In addition, the determination must be made in accordance with the development plan unless material considerations indicate otherwise.

6.2 The Development Plan for the Borough comprises the Council's Unitary Development

Plan (UDP) and the London Plan. The UDP was adopted in December 2003 and was amended and saved as of 28 September 2007 by direction from the Secretary of State. The 'London Plan (Consolidated with Alterations since 2004)' was adopted in February 2008.

6.3 As part of its prospective Local Development Framework, the Council has adopted

Supplementary Planning Documents on Planning Obligations and Air Quality, which are statutory material considerations and will be applied alongside the Development Plan. The authority has also prepared two draft development plan documents (‘DPDs’): the Employment Development Plan Document and Brentford Area Action Plan, which are subject to Examination Hearings in April 2008. As emerging policy, the two DPDs are material considerations in determining applications for planning permission.

6.4 In considering whether to grant planning permission for development which affects a

listed building or its setting, the authority shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

NATIONAL AND STRATEGIC PLANNING POLICIES

6.5 The relevant national planning policies are:

• PPS1: Delivering Sustainable Development • PPG2: Green Belts • PPG15: Planning and the Historic environment • PPG17: Sport and Recreation • PPS9: Biodiversity and Geological Conservation • PPS12: Local Development Frameworks • PPG13: Transport • PPS22: Renewable Energy • PPS23: Planning and Pollution Control • PPG24: Planning and Noise

6.6 The Circulars of relevance to this planning application are:

• 11/95: Use of Planning Conditions in Planning Permission • 05/05: Planning Obligations

6.7 The objectives of PPG13 are to integrate planning and transport at the national,

regional, strategic and local level to:

1. Promote more sustainable transport choices for both people and for moving freight; 2. Promote accessibility to jobs, shopping, leisure facilities and services by public

transport, walking and cycling, and reduce the need to travel, especially by car.

6.8 London Plan 3C.1 Integrating transport and development 3C.3 Sustainable transport in London 3C.16 Road Scheme Proposals 3C.17 Talking congestion and reducing traffic 3C.20 Improving conditions for buses 3C.21 Improving Conditions for walking 3C.22 Improving conditions for cycling 3C.23 Parking Strategy 3D.6 The Olympic and Paralympic games and sports facilities 3D.10 Metropolitan Open Land

6.9 Unitary Development Plan

ENV-N.1.5 Protection of Metropolitan Open Land ENV-N.1.6 Metropolitan Open Land : Acceptable Uses ENV-N.17 Development near the Metropolitan Open Land Boundary ENV-B.1.1 New development. ENV-B.2.3 Reuse of redundant Historic Buildings ENV-B.2.7 Alterations to listed building and building of local townscape character ENV-P.1.5 Noise Pollution C.5.1 New leisure development C.5.3 Outdoor recreation C.5.4 New small private sports and leisure facilities

7.0 PLANNING ISSUES

7.1 The main planning issues to consider are: • The acceptability in principle. • The local need for the development • The effect on the setting and appearance of the Listed Building • The impact on the character and appearance of the site and surrounding area. • The effect on the neighbours. • The impact of traffic generated and the acceptability of the proposed car parking provision • Sustainable Development • Planning Obligations

Issue 1: The acceptability in principle 7.2 The site is designated as Metropolitan Open Land and the principle of development

must therefore be assessed against London Plan Policy 3D.10 and Unitary Development Plan Policies ENV-N.1.5 (Protection of Metropolitan Open Land) and ENV-N.1.6 (Metropolitan Land Acceptable uses).

7.3 London Plan Policy 3D.10 states that land designated as Metropolitan Open Land should satisfy one or more of the following criteria (amongst others): land that includes open air facilities, especially for leisure, recreation, sports, arts and

cultural activities and tourism which serve the whole or significant parts of London. land that contains features or landscapes of historic, recreational, nature

conservation or habitat interest.

7.4 UDP Policy ENV-N.1.5 states that the Council will safeguard the permanence and integrity of the Metropolitan Open Land, with special regard to conserving and enhancing its character, appearance, historic…whilst increasing access to and enjoyment of these large open spaces.

7.5 Policy ENV-N.1.6 (Metropolitan Open Land: Acceptable Uses) defines that Planning permission will not be granted for any development within Metropolitan Open Land, which is not compatible with its open character and the defined acceptable uses, of which one is open air recreational activity.

7.6 Consequently, a key issue is whether the current proposed development, specifically the ten proposed all weather courts, the proposed car park and increased intensification would harm the openness and character of the Metropolitan Open Land.

7.7 The proposed development offers open-air recreational/leisure activity in the form of both grass and all-weather football pitches, as well as restoring a historic building within the landscape. The ten all weather sports pitches, with their associated fencing and lighting would reduce openness of the MOL. Although the purpose of the proposal is for open air sports these structures would be seen as a built form that would impact on openness but also act to intensify the use by attracting large numbers of visitors to the site. These pitches would not be considered ancillary to the proposed operation at the site, but an integral part of it.

7.8 However these pitches only make up a small part of the site and minimise the impact on openness through their positioning in the south east corner of the site, which is adjacent the ‘Grasshoppers’ Pavilion and the artificial pitch on that site and close to the large buildings belonging to BskyB and Tesco. The rest, and indeed the majority, of the use of the site (including the ancillary car park) is compatible with the open character of MOL.

7.9 Policy ENV-N.1.6 states that permission will not be granted, except in very special circumstances, for development, for other than certain uses (which include public and private open spaces and playing fields and open air recreational facilities) with buildings and structures, where necessary, which are ancillary to those uses, provided they do not detract from the open nature and special character of the area. The benefits of the proposal are restoration of the Listed pavilion as well as the increase in the number of people using the site for sporting activities, with associated health benefits for the borough’s residents, and the creation of a high quality, Football Association accredited, sporting facility. These represent very special circumstances, which will allow the Council to view the proposal as a desirable exception in this case to the normal MOL policy presumption against restricting openness of MOL and outweighs the impact on openness of a limited section of the site that this proposal involves. The policy expressly provides for exceptional circumstances such as this.

7.10 Furthermore, the benefits of the proposal in providing sports facilities for the Borough’s residents contributes to the aims of other policies, particularly London Plan Policy 3D.10 and paragraph 3.302. In circumstances where Council planning policies conflict with one another, it is sometimes necessary to decide which should take precedence and find means of reducing the effects that run counter to policy objectives. Mitigation methods proposed in this case, including additional on site planting, and the use of ‘Geoweb’ material for the car park, serve to compensate for or reduce any adverse impact upon the character of the MOL land. The redevelopment of the pavilion and site as a functioning sporting facility would also provide increased cultural and sporting opportunities for local Londoners.

7.11 Of further note is the limited scale of the proposed all weather court development when taken with the site area as a whole and the fact that the colours and materials of the base boards and netting have been designed to minimise any visual impact. In the case of the ‘netting’ which comprises the majority of the court casing, this would be only minimally visible from any significant distance, including from the rear of houses along Oaklands Avenue. This effect was borne out from observations of the comparable facility at Hayes.

7.12 The development would provide an open air/recreational activity, retaining the existing use of the site while allowing access for a larger number of people to enjoy this MOL land. The all-weather court element of the proposal would reduce the openness of a limited section of this site. However this is considered acceptable in this case, not least as a result of the special circumstances, benefits that the proposal includes, such as the restoration of the Listed building but also as a result of its positioning, limited scale and the mitigation methods proposed.

7.13 The proposed principle of the development at the site in respect of Metropolitan Open Land is therefore considered acceptable in this case, subject to a satisfactory impact upon the listed building, neighbours’ living conditions and the appearance and character of the site.

Issue 2: The local need and community use 7.14 Policy C.5.1 (New Leisure Development) requires a sequential test approach to be

adopted for the location of new leisure development. The applicant has stated that a number of alternative locations were considered within West London, but no other site met the design criteria for space and location commenting that ‘land that is available for re development is limited and tends to be marketed for higher land value uses such as housing’. It is considered that the proposed development would not be suited to a town centre location given the nature of the use and the sheer quantity of land required.

7.15 Policy C.5.3 (Outdoor Recreation) recognises the aim of the Council to provide opportunities for outdoor recreation for both its residents and visitors as part of its green strategy and recognises the changes in consumer needs related to the provision of outdoor sports.

7.16 Similarly, Policy C.5.4 (New Small Private Sports and Leisure Facilities) encourages the provision of and the improvements to, private sports and other recreational activity.

7.17 The proposed development would result in a significant enhancement of the recreational facilities available at the site. This would include not only a restored clubhouse with facilities such as changing rooms and a bar, 10 additional all weather courts, three newly defined football pitches as well as additional car parking facilities and landscaping that has the potential to enhance the appearance of the site. Effectively the proposal would increase the capacity of the site to allow more people to use open-air recreational/sporting facilities.

7.18 The Council’s sporting providers have been appraised of the scheme and have commented that they have no objection from a leisure perspective. They state that within the borough, there are no council ‘astro; pitches that this commercial agreement would affect. They have requested to be involved in the S106 negotiations to ensure that the three grass sporting pitches would also benefit from a level of free community use. The inclusion of the Council within the ‘community group’ definition has also been ensured, which allows future Council leisure plans to incorporate the centre in future provision.

7.19 Policy C.5.4 goes on to say that the Council will seek to secure arrangements for the

public use of private facilities for all local groups, where appropriate.

7.20 The use of the proposed sports ground for local people, including schools and community groups, would be secured by Officers through a S106 agreement. A S106 agreement has been drafted which requires that within the commercial operation of the pitches, the proposed sports centre would be made available free of charge to local schools and community groups at the following times:

Monday to Friday: 9.00am to 12noon - 10 pitches 12noon to 2.00pm - 5 pitches 2.00pm to 5.30 - 10 pitches

Saturday 9.00am to 12.30pm - 4 pitches 12.30pm to 6.00pm - 5 pitches

Sunday 9.00am to 5.30pm - 4 pitches

7.21 The applicant would therefore be tied into providing the pitches during these hours and for free for community groups by the legal agreement.

7.22 In respect of the local need, Brentford FC Community Sports Trust supports the scheme as ‘it will mean the creation of new sport opportunities for the community at a top quality venue. They commented that ‘we would envisage being involved with a range of activities including after school, weekend and holiday football activities for young people. In addition we work closely with Isleworth and Syon School and can see many opportunities to link up at the centre, as well as with the many schools that link in to the two School Sport Partnerships across the Borough’.

7.23 Syon and Isleworth School for Boys have written in to support the scheme. They commented that ‘We are striving to develop local arenas which promote wider curriculum choice and diversity, factors which the proposed Goals facility at Centaurs would positively and significantly affect. Indeed the vision and quality of the planned Goals facility mirrors many of our own aims as a sports college. This includes, most notably, how Isleworth and Syon School can become a hub for physical activity in the eastern side of Hounslow Borough, thus helping to realize many of those aims outlined within Hounslow Borough’s Children and Young People Plan (CYPP2)’.

7.24 This representation goes on to note ‘the potential opportunities offered by the Goals venture at Centaurs would mean that our existing local network of partners would become broader. Such cooperation would further strengthen our drive to raise educational achievement as well as meet objectives within the CYPP such as reducing childhood obesity and improving physical heath of young people by encouraging well informed choices’.

7.25 The applicant has submitted a press statement featuring a quote form Tessa Jowell MP from an existing ‘Goals’ site in London 3 “This centre is a fantastic example of how the partnerships between the public and private sector can generate investment to provide much needed and popular sport facilities for young people. As we get closer and closer to the 2012 Olympics, I know facilities like this will become more and more popular. The provision of safe sports facilities for young people outside school hours across London is crucial.”

7.26 The applicant has also submitted a statement from the Leader of Waltham Forest Council outlining the benefits ‘Goals’ centres can have on reducing obesity, providing free community use and high quality facilities.

7.27 Also submitted by the applicant is a statement from London Assembly Member Jeanette Arnold who stated that ‘I was especially pleased to meet many of the young people who had benefited from Goals pioneering Community Access policy. These excellent schemes allow FREE use of the facilities during the daytime to not only their partners, but also to a whole host of key user groups throughout the local community. Furthermore, Goals work with these user groups to help develop and increase participation levels, in particular with young people. Goals are actively working as a Business Associate of the Youth Sports Trust to help tackle the increasing issue of obesity through maximising participation through inclusion’.

2 The CYPP is a strategic plan setting out the high-level aims of agencies working for children

and young people in Hounslow over the period 2007 - 2010. Whilst the Council has responsibility for coordinating the CYPP, it has been developed with the full involvement of all partners on the Children and Young People’s Strategic Partnership.

3 Leyton Orient community sports programme press release

7.28 As noted in paragraph 5.6, the Football Association support the scheme highlighting the need for further facilities within London.

7.29 Therefore it is considered that the proposed development would meet a local and regional need for enhanced sporting facilities, be in line with the objectives and aims of the London Borough of Hounslow (including planning policies C.5.1, C.5.3, C.5.4 (UDP) and 3D.6 (London Plan) and would provide a valuable community resource through the obligations required by the S106 agreement.

Issue 3: The effect on the fabric, setting and appearance of the Listed Building 7.30 The existing 1935 pavilion building was statutorily Listed at Grade II in 2001 but has

been vacant for many years. Although a relatively robust building, it has been vandalised. Most glass is broken and holes have been made in the roof. It has therefore been included in English Heritage’s Register of Listed Buildings at Risk since at least 2003. The Register is intended to focus attention on neglected historic buildings and to prioritise action by English Heritage, local authorities (“the primary custodians of the historic environment in their area”) and everyone who can play a part in securing the future of these aspects of our heritage.

7.31 Council officers have approached the owner’s agent on several occasions over the years and were informed that the site is not for sale but that various potential lease agreements were being actively pursued. These options have fallen through but were mostly concerned with use of the playing fields, with no interest being expressed in the building. Some repair work and boarding-up has been undertaken but vandalism has continued to recur.

7.32 As Planning Policy Guidance 15 (Planning and the Historic Environment) sets out at para 7.4, there is no specific duty on owners to keep their buildings in a good state of repair; but local authorities have powers to take action where a historic building has deteriorated to the extent that its preservation may be at risk. “Urgent Works” to undertake emergency repairs e.g. to keep it wind-and weather-proof and safe from collapse, or action to prevent vandalism or theft can be required and if necessary carried out by the LPA and the cost recouped through action. More extensively, full “Repairs” (ie not “restoration”) can be specified by the LPA and is the prerequisite to compulsory purchase/compensation or in default of a Notice not being complied with; the duty to carry out the work then resides with the LPA.

7.33 However, as described at PPG 15 para 3.10, the best use will very often be the use for which the building was originally designed, and the continuation or reinstatement of that use should certainly be the first option when the future of the building is considered. The current proposal should be considered therefore in advance of other such actions.

7.34 Council policy ENV-B.2.3 (Reuse of redundant historic buildings) is relevant and echoes PPG 15 guidance. This policy states that the Council will promote the retention of an historic building’s original use. In this case the uses were a tiered spectator stand, a bar and refreshment room also overlooking the playing field, offices and associated amenities including changing and washing facilities. The proposed development seeks to restore the pavilion building to its original use, with updated facilities including changing rooms and a bar. This is considered far more acceptable than the previous scheme, which sought to build an additional pavilion on the site and failed to take a positive attitude towards the Listed Building.

7.35 Policy ENV-B.2.7 (Alterations to Listed Buildings and Buildings of Local Townscape Character) states that alteration to a Listed Building must be in keeping with the character and design of the building itself and its surroundings with particular attention given to preserve any special historic character of features. The character of the pavilion building is more than usually expressive in its sculptural appearance and siting. The current scheme provides for the Listed Building (with an unlit, unenclosed junior pitch immediately in front) to remain as a focus for sporting activities, with a degree of overlooking capability, which will continue to provide a clear rationale for the building’s relationship with its site. This therefore also accords with PPG 15 advice on the desirability of preserving the setting of listed buildings (para 2.16) where this is strongly linked with its character.

7.36 PPG 15 para 3.9 sets out that the balance of adaptation that may be required to fulfill this aim should be measured against the “optimum viable use that is compatible with the fabric, interior and setting of the historic building”. To restore the pavilion to an acceptable standard, various alterations to the fabric and layout of the Listed Building are proposed. A structural survey conducted by the applicants has revealed elements of repair which will be needed to the concrete, but also that it is possible to remodel the internal layout of the pavilion with only minor changes to existing internal partitions. It is proposed to slightly widen external doors openings. Within the shell’s structural frame it is proposed to install a new lift and staircase to the upper floor, needed to create universal access. These changes are of a nature and degree that are often necessary to continue and upgrade the original purpose of a building and to make it viable in the long term.

7.37 The only significant external change would be the erection of an enclosing parapet wall on the roof of the single storey rear element to shield ventilation ducting and other equipment. The installations are deemed necessary to restore the building to be fit for purpose. Further detailed design will be necessary to ensure that this parapet element can, by way of an expressed coping, contribute to the characteristic horizontality of the design. This can be controlled by condition.

7.38 The amended plans have seen the five-a-side all-weather pitches moved further away from the Listed Building. A grass junior five-a-side pitch would now be positioned directly in front of the pavilion creating the opportunity for the building to be used potentially as a mini grandstand for junior events. This pitch, which would not be enclosed or have floodlighting, is considered to be a suitable feature onto which the pavilion faces, safeguarding the setting and raison d’être and therefore character of the Listed Building.

7.39 Alterations to comply with health and safety issues for use of the grandstand, if necessary, would be controlled by condition. Other changes are mostly for repair, including repairing and re-glazing the characteristic “Crittal” windows, using inner secondary glazing. This and other means to upgrade services, thermal insulation, etc. again can be controlled by condition.

7.40 It is considered that the internal works would significantly enhance a building in need of repair and updating, and make it fit for purpose without excessive visual intervention. It is considered therefore that the proposal provides an opportunity to ensure key elements noted in the List description such as the cantilever roof would remain and the building returned to a useful state as an eloquent building of structural importance and an ‘example of a private sports pavilion influenced by the Modern Movement’. As such it also complies with aspects of London Plan policy 4B.13 (Historic conservation-led regeneration) in which use is made of historic assets to bring redundant or under-used buildings and spaces into appropriate use, and secure the repair and re-use of Buildings at Risk.

Issue 4: The impact on the character and appearance of the site and surrounding area 7.41 The site is an established recreational/sports ground and the type of development

proposed would be in keeping with a use of this nature. The proposed three grass football pitches and one junior pitch would result in no material change to the character and nature of the site.

7.42 The restoration of the Pavilion building would significantly enhance the appearance the site and, in turn, the surrounding area, As previously mentioned the building is in state of disrepair and has been subjected to vandalism. The proposed works to the building would help restore the building so that its Listed status and special features can benefit the appearance and character of the site, as it was intended.

7.43 The previous (2004) scheme (P8), which was an application by a different operator, involved the erection of an additional pavilion building, which would have unacceptably reduced the openness of the site and harmed the setting of the Listed Building.

7.44 It is considered that the impact of the proposed car park (which has been reduced in terms of site coverage during the course of this application) could be minimised by appropriate landscaping and planting. The creation of the landscape bunds would contribute to this, shielding parts of the development from neighbouring properties to the west. Furthermore, the applicant has stated that the car park would comprise of permeable material such as geo-web, which serves to not only prevent increased run-off but is also visually more sympathetic than a concrete surface.

7.45 It should be noted that whilst the proposed ten all weather courts are enclosed, this involves 1.2m high fencing, necessary to ensure the ball does not go out of play, and a 5.0m high nylon catch netting, which is described in the Design and Access statement as being ‘invisible’. The proposed colours of the fencing would be green and the netting, black and would reduce the visual impact of the courts, creating the impression of an open air facility rather than an enclosed one.

7.46 It is considered that the proposed development, a proposed use that is in keeping with the nature of the site as an existing sports ground, would not harm the appearance or character of the site. As mentioned previously, the all weather courts would be positioned and be of a scale that appropriately limits their visual impact upon the a site as a whole, with the existing Listed building and the proposed landscaping, including the landscape bunds, also serving to shield the courts from external views.

Issuer 4i) Biodiversity 7.47 The landscaping plan shows a significant net increase in planting on the site, mitigating

any lost planting (three ash trees are to be lost). The retention of trees around the site boundary and increased planting within the site would enhance the appearance of site when viewed from outside, as well as serving to soften the views of the proposed courts from the nearest residential property. It should also be noted that large parts of the site are to remain in their current form.

7.48 The alterations to Macfarlane Lane would result in the loss of one tree, with the existing screen planting on the flanks of the road to remain. The proposed footpath has been rerouted (see fig.3) to ensure that a cluster of mature trees would not be affected by the development. This includes three Oak trees and one Ash tree.

Figure 3: extract from landscaping plan showing re-routing of footpath

7.49 A landscaping condition would ensure planting levels (including planting of semi-mature species) would achieve a net gain on site and that any harm to through the loss of the four trees can be mitigated. This would allow officers to ensure that the visual amenity and biodiversity of the site is safeguarded with potential enhancement provided.

7.50 Further to this, a tree protection drawing and method statement would be required by condition to ensure that the erection of the courts and footpath would not result in the felling of, or damage to, any retained tree.

Issue 5: The impact on the amenities of neighbouring residents: noise and light pollution

7.51 As mentioned above the creation of the three football pitches and the restoration of the Listed Pavilion would enhance the appearance of the site and in turn benefit neighbours’ quality of outlook.

7.52 The grassing over of the existing car park would also be beneficial to neighbours’ living conditions by enhancing the immediate outlook from the rear of properties along the eastern side of Oaklands Avenue, as well as reducing noise and disturbance through the car park use being discontinued.

7.53 In terms of the physical changes to the site, these are unlikely to result in any unreasonable impact on amenities of neighbouring residents. There would be no loss of light to any neighbouring property, as the height of the bunds would be limited, and both the landscape bunds and the all weather courts would be approximately 120m from the rear building line of the nearest property.

7.54 The proposed all weather courts and car park would alter the outlook from the rear of properties along the east side of Oaklands Avenue. However, increased soft landscaping and planting, when taken with the distance to the nearest property, such as the proposed landscape bunds, would help the change of landscape to be appropriate to an area of MOL and ensure any change would have a limited effect on neighbours’ outlook and the visual amenity of the site. The amended plans have moved the ten pitched towards the south-east corner of the site compared to the initial submission, further limiting their physical impact upon the wider site, when viewed from the rear of properties along the eastern side of Oaklands Avenue.

7.55 The proposal seeks to create a new vehicle access to the site from Macfarlane Lane. This would result in a reduction of traffic within Gower Road and Oaklands Avenue and is considered an improvement to that of the withdrawn scheme (P8 – not submitted by Goals), which would have seen an increase of vehicle movements through a residential area and had the potential to result greater and unacceptable levels noise and disturbance for local residents than would now arise. It is considered that removing the pedestrian access from Gower Road, now proposed, would further limit any impact upon Oaklands Avenue in terms of both noise from pedestrian movements and potential parking within that street by users avoiding the proposed car park (see issue 5b).

Issue 5(a) Lighting 7.56 Policy ENV-P.1.7 (Light pollution) states that, when considering proposals for

lightening of buildings, sport, leisure or other facilities, the Council will take account of the effect on the character and the amenity of the surrounding area. A lighting report has been submitted to support the application.

7.57 Existing light sources in the area include the floodlights at the adjacent Grasshoppers Rugby Ground (approved 8/9/05 – 1106/W/P3), lighting associated with the Tesco Store to the south and surrounding street lighting.

7.58 Lighting is described in the Design and Access statement as being integral to the development, allowing the centre to operate safely in the evenings.

7.59 The proposed development involves twenty-six, 8.0m high, column floodlights positioned on the corners of the ten all weather courts.

7.60 The Design and Access Statement notes that:

“All luminaries are ‘dark sky’ fittings suitable cowled and angled to face into the site and minimise unwanted light spillage onto neighbouring land. As a result, fall off from the courts to the adjacent areas is minimal, reducing down to 5 – 10 lux. within 10m of the touchlines. 5-10 lux. Is the typical ambient lighting level at night in urban areas”.

7.61 The proposed floodlighting would now be approximately 127m away from the nearest residential property.

7.62 Lighting within the car park would be shielded from the nearest residential properties by the proposed landscape bunds. It would be recommended that this lighting would be low level to further negate any increase in ‘sky glow’.

7.63 It is apparent from the Floodlighting report that no light pollution would impact upon the living rooms within the rear elevation of houses along the eastern side of Oaklands Avenue. Views of lighting from those houses are would be limited by the distance involved, the cowled nature of the lights, and the shielding effect of the Listed building and the proposed planting including the landscape bunds.

7.64 The Council’s External Lighting Engineers have reviewed the lighting scheme and consider there would be no harmful impact upon neighbours’ living conditions. However they have noted that the lux levels proposed could be limited to the minimum level required for this type of sporting activity given in British Standard EN 12193:20074. This would serve to ensure that levels of glare and sky glow are kept to a minimum. Safeguarding conditions are appropriate to ensure this, for both the courts and car park.

4 BS EN 12193:2007, Light and lighting — Sports lighting, Lighting Class III, 75 lux average horizontal illuminance and 0.5 minimum uniformity

Issue 5 (b) Noise 7.65 A noise assessment report, compiled by Temple Environmental Consultancy has been

submitted as part of the application. This includes noise measurements carried out at the site and the use of noise levels at similar existing sports sites, to predict the likely impact upon neighbours.

7.66 Noise generated from the Goals Soccer operation (use of the ten all weather pitches) is likely to be in the form of noise from players, footballs hitting the kickboards, which bound each court, as well as noise created by vehicle movements.

7.67 The proposal includes several noise attenuation measures including landscape bunds. The 127m from the nearest residential property within Oaklands Avenue is a significant consideration.

7.68 The noise assessments concludes:

“The proposed development for the Goals Soccer Centre is unlikely to affect the closest residential dwellings. The absolute noise levels, both externally and internally with a partially open window, do not exceed the recommended reasonable levels, as prescribed by WHO and BS 8233”.

7.69 The Council’s Pollution team requested a further noise impact report that was more representative of a worst case scenario. This has been submitted and the Council’s Pollution team are satisfied that this is an accurate representation of potential noise impacts. They have further stated that:

‘The report predicts that the new levels of noise in the surrounding area are likely to remain comfortably within the criteria suggested by BS8233. BS8233 was not really intended to be used in this circumstance but is the most appropriate guidance we have available.

The other guidance we need to be mindful of is P.1.5 of UDP. The new survey confirms that noises from the soccer pitches will be discernible and recognisable within the neighbouring homes at a level similar to the sounds of external events which are already occurring’.

7.70 The proposed hours of opening have been reduced by the applicant by half an hour on Fridays and Sundays and see the floodlights and courts closing at 9pm on Monday to Thursdays and 10.30pm on Fridays to Sundays. These hours of operation would be controlled by a Condition of approval. These times do not project into ‘nighttime’5. It is proposed that the pavilion would remain open for half an hour after the courts close. Whilst this would be acceptable on weekends, during the week this could result in vehicles leaving the site at around 11pm and within the ‘nighttime’. Therefore it is proposed to limit the pavilion opening hours to 10.45 during the weekdays to ensure that no additional noise is prevalent beyond 11pm.

7.71 As a result of the distances involved from the ten all weather pitches, the reduced opening hours and the fact that the Listed building and landscape bund would serve as barriers between the courts and neighbouring houses that the proposed development would not have an unacceptable impact upon neighbours’ living conditions in terms of creating an unacceptable noise environments.

5 The proposed operation hours do not take the use into the ‘nighttimes’ as given in the BS

Standards and is classified between 7am and 11pm.

Issue 6: Highway, transport and access; 7.72 The existing vehicular and pedestrian access to the site is from Gower Road through

the residential area. This access is proposed to be closed and a new access for vehicles and pedestrians is proposed from Macfarlane Lane. Macfarlane Lane is a private road on the south boundary of the site that currently provides access for Grasshoppers Rugby Club to the east site.

7.73 This work includes the creation of a pedestrian footway along Macfarlane Lane from the junction with Syon Lane to the site access and then to the pavilion. In addition, minor improvements are proposed to the carriageway of Macfarlane Lane, creating a 5.0m wide road, which is suitable for the likely additional traffic movements.

7.74 Initially, the application sought to maintain a pedestrian link from Gower Road. It was considered that this could have resulted in increased noise and disturbance for residents as well as introducing the possible use of the residential roads by visitors for parking rather than using the designated car park. The removal of this pedestrian access, sought by officers, is considered to be a significant improvement on the original scheme.

7.75 A Transport Assessment has been submitted by the applicant and uses data from existing, comparable uses at other sites, to predict trip generation for the proposed development. Specifically, this data is based on a development in Bexleyheath, which comprises several full size pitches, 11 five-a-side pitches and one seven-a-side pitch, i.e. a very slightly larger development.

7.76 The data from this site indicates that the weekday peak movement of some 65 vehicles in one hour takes place during the evening hours of 8 to 10.30pm. The average traffic movements at weekends peak at around noon and between 6 to 8pm, but are generally consistent throughout the day, dropping off significantly after 8pm. Movements over the weekend do not exceed 29 vehicles per hour. The average flow during the 14-hour period is 16 vehicles per hour.

7.77 The junction of MacFarlane Lane with Syon Lane has been modelled using the traffic flows predicted for this development with the existing flows at this junction. This assessment has been carried out for different days and time periods. It indicates that the junction can accommodate these flows and will operate satisfactorily.

7.78 All developments must provide parking and servicing facilities in accordance with the Council’s standards under UDP Policy T.1.4 (Car and cycle parking and servicing facilities for developments) and Appendix 3 (Parking standards). The standards are considered to be the maximum desirable provision. UDP policies seek to reduce the need to travel, reduce reliance on the private car and promote the use of sustainable modes. There are no minimum standards except in relation to disabled parking.

7.79 The proposed development generates a maximum off-street parking requirement of 92 private vehicles, as set out below.

Maximum parking requirement in accordance with UDP Policy T.1.4 (Car and cycle parking and servicing facilities for developments) and Appendix 3 (Parking standards) 3 football pitches 10 all weather pitches Waiting to play Operational staff Café within Pavilion

70 patrons 100 patrons 170 patrons 24 staff Total on site - 364 148 m²

1 space / 5 patrons = 73 spaces 1 space / 8m² = 19 spaces Total = 92 spaces (max)

7.80 The Public Transport Accessibility Level of the site is 1, which is rated as poor. It is therefore appropriate to consider a level of parking provision close to the Council’s maximum standards. 90 car parking spaces are proposed within the new car park in the south-east corner of the site, served by the new MacFarlane Lane access . Six of these bays are disabled bays in accordance with the Council’s standards. 20 secure cycle stands are proposed.

7.81 London Plan Policy 3C.22 (Parking Strategy) seeks to ensure that on-site car parking at new developments is the minimum necessary and that there is no over-provision that could undermine the use of more sustainable non-car modes. However, given the PTAL rating of the site, the proposal to have the level of parking provision close to the Council’s maximum level is considered appropriate.

7.82 In terms of access to public transport, the H28 bus service, which serves Isleworth, Osterley, Hounslow and Heston terminates in the adjacent Tesco site. The H91 bus service linking Hounslow West to Hammersmith runs along the A4 Great West Road. In addition, the site is approximately 900m from Syon mainline railway station.

7.83 In terms of encouraging more sustainable methods of transport, a Travel Plan has been submitted outlining Goals’ proposals to reduce car reliance and trip generation, including providing free cycles to staff, highlighting local public transport links and creating a car share database. The details of this would be secured in the S106 agreement.

7.84 Officers would also look to S106 contributions to improve both the public transport and pedestrian links in the area to mitigate any impacts of the development, These works and improvements would serve to enhance the transport and access in the area as a whole and would, as such, benefit neighbouring residents and the adjacent ‘Grasshoppers’ site.

Issue 7: Sustainable building principles 7.85 Sustainability underpins many of the UDP policies and those of the London Plan.

These require developments not only to be sustainable in transport terms but also to include energy efficiency measures and promote the use of renewable energy; and not to significantly increase the requirement for water supply or surface water drainage.

7.86 The proposal can make a contribution to sustainable development in the Borough and it is important that it recognises and adopts sustainable development principles. Safeguarding conditions would seek to ensure sustainable building practices are adhered to.

Issue 7 (a): Flood Risk and Surface Water Assessment 7.87 PPS 25 (Development and Flood Risk) emphasises that all potential forms of flooding

and their potential impact on the natural and built environment are material planning considerations. The site is within Flood Zone 1 and is designated as having the lowest risk of flooding.

7.88 The application includes the implementation of a Sustainable Drainage System at the site, which is aimed at achieving the following sustainable objectives: Flood prevention Pollution reduction Landscape and wildlife benefits

7.89 The SDS would involve surface water draining through pipes from the car park into a soakaway. The drainage pipes will be designed to attenuate flows and the soakaway will remove pollutants through filtration and sedimentation.

7.90 The all weather courts ‘are designed to be fully permeable with a dynamic stone sub base, which acts as storage capacity for water during heavy downpours’.

7.91 The proposed development would result in the majority of the site remaining permeable.

7.92 The applicants’ have submitted a Flood Risk and Surface Water Assessment to support the application. This concludes that:

‘The proposed SDS allows the natural drainage of water, at or below the existing run off rate. The system is designed to cope with significant flooding events. Although these are unlikely’.

‘The permeable nature of the proposal will result in little change to the surface water run off rate. The proposed sustainable drainage system will ensure that the run off rate from the site will not exceed the existing rate’.

7.93 The Environment Agency has no objection to the scheme, subject to a safeguarding condition.

Issue 8: Planning Obligations 7.94 UDP policy IMP6.1 states that, in appropriate situations, the Council will seek to ensure

that a developer enters into a planning obligation to secure planning benefits related to the development. Planning decisions impact on the local area and it is important when assessing a planning application to examine the overall consequences of a proposal on the locality and what the benefits and impacts of a development would be. Where these consequences and impacts can be mitigated by off-site measures, planning obligations may be appropriate.

7.95 Government Circular 05/2005 considers whether what is requested is reasonable in scale and kind to what is being proposed. This depends on whether what is being required:

A) Is needed to enable the development go ahead; or B) in the case of a financial payment, will the contribution meet the cost of providing the

sought facility; or C) is otherwise so directly related to the permitted development that it ought not to be

permitted without it; or D) is intended to offset the loss of or impact on any amenity resource present or on

site prior to development.

7.96 As such obligations would be required and secured as part of any Section 106 deed in respect of (but not necessarily limited to) the following: • Transport, highways works • Green Travel Plan • Free Community Use

7.97 Payments would be index linked and the phasing of the payments and the construction

programme subject to detailed negotiation (as it would be necessary to ensure delivery of the scheme as a whole and the full range of benefits).

8.0 EQUAL OPPORTUNITIES IMPLICATIONS 8.1 All of the pitches and parking areas are level surfaces and circulation routes through

the site are wide enough for wheelchair users.

8.2 The restored pavilion would be fully accessible for wheelchair users, including level threshold doorways and a lift to provide access to the first floor.

9.0 RECOMMENDATION: Approval That officers be authorised to negotiate, under section 106 of the Town and Country Planning Act 1990, or other appropriate legislation a legal agreement to secure the measures outlined above.

That on completion of the necessary legal agreement, that the Borough Planning Officer be authorised to grant planning permission subject to the following conditions:

1 A1A Time Limit for commencement of development Reason: A1AR

2 B5 Detailed Applications

Reason: B5R

3 C29 Hours of construction

Reason: C29R

4 B4 Materials to match/samples

Reason: B4R

5 C34 Mud, dust and illumination

Reason: 34R

6 E1 Landscaping

No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved. These details shall include proposed finished levels or contours; external lighting, means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas.

Soft landscape works shall include (planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme) Reason. To ensure a satisfactory appearance of the site and improve the visual amenities of the locality in accordance with policy ENV.B.1.1 New development.

7 Landscape Maintenance Development shall take place until a schedule of landscape maintenance for a minimum period of 7 years has been submitted to and approved in writing by the local planning authority. The schedule shall include details of the arrangements for its implementation. Development shall be carried out in accordance with the approved schedule. Reason: In the interests of the visual amenities of the area locality and to accord with policy ENV.B.1.1 New development.

8 E5 Boundary treatment

Reason: E5

9 Non standard

On-site renewable energy

No development shall take place until details have been submitted to and approved by the Local Planning Authority, for a scheme of reducing carbon emissions from the total energy needs (heat, cooling and power) of the development by at least 20%, by the on-site generation of renewable energy. The details shall be carried out as approved.

Reason: To minimise the impact of the development and to contribute to meeting the renewable energy targets in the Mayor's London Plan

10 Sustainable Construction

No development shall take place until details have been submitted to and approved in writing by the Local Planning Authority, for a sustainable construction scheme, to comply with the “essential” standards for materials in the Mayor’s Sustainable Design and Construction SPG. These being: 50% timber and timber products from Forest Stewardship Council

(FSC) source and balance from a known temperate source. Insulation materials containing substances known to contribute to

stratospheric ozone depletion or with the potential to contribute to global warming must not be used.

Minimise use of new aggregates These details shall be carried out as approved as part of the development. Reason: In the interests of sustainability

11 Tree Protection

No development shall take place until the following details have been submitted to and approved in writing by the Local Planning Authority, that would ensure the trees on site and along the site boundaries and in areas immediately adjacent the site are protected under BS5837 throughout the duration of the construction work and details of the protection measures and construction of the boundary fence in relation to the tress shall be submitted before any work commences and carried out as approved.

details of any proposed topping or lopping of any retained tree, or of any tree on land adjacent to the site;

details of any proposed alterations in existing ground levels, and of the position of any proposed excavation, (within the crown spread of any retained tree or of any tree on land adjacent to the site) (within a distance from any retained tree, or any tree on land adjacent to the site, equivalent to half the height of that tree);

details of the specification and position of fencing (and of any other measures to be taken) for the protection of any retained tree from damage before or during the course of development.

Details of construction and foundation methods for the protection of any tree or tree roots from damage before or during the course of development.

Reason: To safeguard the amenity of the surrounding area.

12 J2 Access for disabled people

Reason: J2

13 Non std Refuse and recycling

The development hereby permitted shall not be occupied until details for the storage in a suitable enclosure and subsequent disposal of waste and for the separation and storage in a suitable enclosure and the subsequent disposal for processing of recyclable materials generated by the use have been submitted to and approved in writing by the local planning authority. The details so approved shall be put into effect before the development is first occupied and shall be permanently retained thereafter. The waste and recyclable materials shall only be stored within the areas so approved and not outside the site.

Reason: To ensure that waste from the development is properly dealt with in the interests of neighbours’ living conditions, the appearance of the area, and sustainability.

14 SUDS

No development shall take place until details of a Sustainable Drainage Scheme, including measures for the harvesting of rainwater, the minimisation of water run-off from the site, by at least 50% of that of the undeveloped site, and the conservation and reuse as appropriate of other water supplies on the site have been submitted to and approved by the Local Planning Authority. These details shall be carried out as approved

Reason: in the interests of sustainability, the management of surface water run off and Policy 4A.14 of the London Plan.

15 Surface Water Control

Surface water source control measures shall be carried out in accordance with details, which shall be submitted to and approved in writing by the Local Planning Authority before development commences.

To prevent the increased risk of flooding and to improve water quality.

16 Low NOx boilers

No development shall take place until details have been submitted and approved by the local planning authority for a scheme of Low NOx boilers, conforming to at least NOX class 3 or better. These details shall be carried out as approved. Reason: To protect air quality and to comply with the essential standards of the London Plan

17 C27 Opening hours

All weather courts and floodlights

Monday to Thursday 9.00am to 10.30pm Friday to Sunday 9.00am to 9.00pm Reason: To safeguard neighbours’ living conditions in accordance with policies ENV_B.1.1 (New Development and ENV-P.1.5 (Noise pollution) of the adopted Unitary Development Plan.

18 C27 Opening hours

Listed building/pavilion

Monday to Thursday 9.00am to 10.45pm Friday to Sunday 9.00am to 9.30pm Reason: To safeguard neighbours’ living conditions in accordance with policies ENV_B.1.1 (New Development and ENV-P.1.5 (Noise pollution) of the adopted Unitary Development Plan.

19 Floodlighting (all weather courts)

All pitch floodlighting shall comply with and shall be designed in accordance with BS EN 12193:2007, Light and lighting — Sports lighting, Lighting Class III, 75 lux average horizontal illuminance and 0.5 minimum uniformity.

The floodlighting shall also comply with:

• CIE 112, Glare Evaluation System for Use within Outdoor Sports and Area Lighting.

• CIE 150:2003, Guide on the Limitation of the Effects of Obtrusive Light from Outdoor Lighting Installations.

• The Institution of Lighting Engineers Guidance Notes for the Reduction of Obtrusive Light.

• The floodlighting luminaires shall be capable of being retrofitted with cowls/shields.

• The applicant is required to submit a technical report with lighting calculations giving comprehensive technical details of the luminaires, performance, height, inclination and spacing of lighting columns etc. The report is to include the light levels to be achieved over the intended area, at the site boundaries and the light spill outside the boundary of the site.

This information is to be shown on a layout drawing of the site and the surrounding area. The report shall also include details of any departures to the above standards and guidance documents. Reason: To safeguard neighbours’ living conditions, the amenity of the area and ensure no light pollution would occur in accordance with UDP policies ENV.B.1.1 (New Development) and ENV-P.1.5 (Noise Pollution).

20 Floodlighting (car park)

All lighting in the car park shall comply with and shall be designed in accordance with BS 5489-1:2003+A2:2008, Table 5, Lighting Levels for Outdoor Car Parks and BS EN 12464-2:2007.

• The lighting shall also comply with:

• CIE 112, Glare Evaluation System for Use within Outdoor Sports and Area Lighting.

• CIE 150:2003, Guide on the Limitation of the Effects of Obtrusive Light from Outdoor Lighting Installations.

• The Institution of Lighting Engineers Guidance Notes for the Reduction of Obtrusive Light.

• The luminaires shall be capable of being retrofitted with cowls/shields.

• The applicant is required to submit a technical report with lighting calculations giving comprehensive technical details of the luminaires, performance, height, inclination and spacing of lighting columns etc. The report is to include the light levels to be achieved over the intended area, at the site boundaries and the light spill outside the boundary of the site. This information is to be shown on a layout drawing of the site and the surrounding area. The report shall also include details of any departures to the above standards and guidance documents. Reason: To safeguard neighbours’ living conditions, the amenity of the area and ensure no light pollution would occur in accordance with UDP policies ENV.B.1.1 (New Development) and ENV-P.1.5 (Noise Pollution).

21 Listed Building

No development shall take place until a scheme providing further details regarding the proposed external works to this listed Building are submitted to and approved in writing by the local Planning Authority. The approved details shall then be implemented as approved. Reason: To safeguard the integrity and legacy of the Listed Building within the site, in accordance with UDP policies ENV-B.2.3 (Reuse of redundant Historic Buildings) and ENV-B.2.7 (Alterations to listed building and building of local townscape character)