Agenda item

Construction of three floodlit porous macadam tennis courts and associated access pathways (additional information supplied in support of application including suggested planning conditions).

RECOMMENDATION: Grant permission subject to conditions

The Officer informed the Committee that the subject site consisted of grassed recreational land adjacent to Coolhurst Lawn Tennis Club.  The site lay in the south-eastern corner of St Aloysius College Sport Field.  The site was designated as Significant Local Open Land (SLOL) and is in the Crouch End Conservation Area.

The proposed courts were for sporting use and were considered to be ancillary to SLOL’s current use as a sports field.  The proposal courts were small in scale, occupying approximately 3% of its area.  The proposed would bring hard surfacing , floodlights and fencing to the SLOL.  It was further considered that these would not detract from its open nature and character. 

The courts and floodlighting would expand the existing tennis facilities and accommodate more players, including juniors from local schools, thereby making such facilities available to the wider community.  It was also considered that the light from the proposed floodlight columns would fall to a maximum of 20 metres away from the courts. 

The proposed pathway in Hurst Avenue would not allow access to the courts and is separated by a high fence, with a locked self-closing gate which would not be available for use after 20:00pm.  There would not be any significant traffic that would have a noticeable adverse impact on the adjoining road, or a significant negative impact on public or private transport networks, including highways or traffic conditions.  The applicant had proposed 12 cycle spaces.

A local resident addressed the Committee and objected on the grounds that the report had not taken into account the objections raised.  There was only one local resident in support of the application whose residence backed onto the site.  In relation to the floodlighting it was proposed to operate until 10:00pm.  The objector requested the Committee to limit the hours of operation to 8:30pm as the lighting would be intrusive.

The applicant addressed the Committee and advised that the proposal would provide a proper and fit use for a playing field.  The detailed report had been prepared and looked at by professionals.  The Police had confirmed to the Council that the fence and footpath would increase and not decrease security.  The relationship between Coolhurst and St Aloysuis was shared and it was proposed to jointly develop the tennis courts.  The courts would be made available to other schools in the area.

The Committee questioned whether it was possible to have tree planting along the field site of the Courts and the height of the floodlights.  In response the Committee was advised that tree planting was included in condition 4 and that the height of the floodlights was 10 metres from garden level and the total height would be 14 metres.  Members requested a condition that the nearest tennis court to residential properties would close at 8:30pm during Winter months until the screening was in place.

RESOLVED

That the application be granted subject to conditions and a further condition that the nearest tennis court to residential properties would close at 8:30pm during Winter months until the screening was in place.

INFORMATION RELATING TO APPLICATION REF: HGY/2008/1439

FOR PLANNING COMMITTEE DATED 10/11/2008

Location: St Aloysius Playing Field, Hurst Avenue N8

Proposal: Construction of three floodlit porous macadam tennis courts and associated access pathways (additional information supplied in support of application including suggested planning conditions).

Recommendation: Grant subject to conditions

Decision: Grant subject to conditions

Drawing No’s: 2008-021-001, 2008-021-002, 2008-021-003, 2008-021-004, 2008-021-105, 2008-021-106 & 2008-021-007.

Conditions:

1.       The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

2.       The development hereby authorised shall be carried out in complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

3.       The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1200 hours on Saturday and not at all on Sundays or Bank Holidays.

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.

4.       Notwithstanding the details of landscaping referred to in the application, a scheme for the landscaping and treatment of the surroundings of the proposed development to include detailed drawings of:  Those new trees and shrubs to be planted together with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development.  Such an approved scheme of planting, seeding or turfing comprised in the approved details of landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner).  Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species.  The landscaping scheme, once implemented, is to be maintained and retained thereafter to the satisfaction of the Local Planning Authority.

Reason: In order for the Local Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the residential amenity of the area. 

5.       That a scheme for the screening of the courts shall be submitted to, and approved in writing by, the Local Planning Authority. Such agreed scheme is to be implemented before the use of the courts hereby approved commences.

Reason: In order to minimise light nuisance to neighbouring properties.

6.       The lights on the southernmost court shall not be used past 2030 between 01 November and 01 May each year, for a period of four years.

Reason: In order to protect nearby residents from light nuisance until there is adequate natural screening between the lights and neighbouring residential properties.

7.       he courts hereby approved shall be operated on a "last on, first off" basis, so that, during times when floodlights are required, the courts shall only be used when the existing floodlit courts are not available.

Reason: In order to minimise light nuisance to neighbouring properties.

8.       Notwithstanding the description of lighting in the application, no development shall be commenced until precise details of the lighting to be used in connection with the access pathway hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.

Reason: To ensure that the lighting scheme for the pathway will not cause a light nuisance to adjoining residents.

9.       That the southern most court adjacent to the rear gardens of the properties in Avenue Road shall not be used after 8.30pm until the next day during the winter months until the extra planting and tree screening is in place.

Reason: In order to protect the amenities of the adjoining nearby residents.

REASONS FOR APPROVAL

Subject to appropriate conditions, the proposed floodlights and path lighting are considered to cause no harm to residential amenity through light intrusion. The noise generated from the 3 courts will not be significantly different in nature or degree to existing noise levels. The development will be secure and pose no security risks to neighbouring properties and will generate no significant increase in traffic or parking on adjoining roads. The additional court capacity and improved access will be of substantial benefit to the local community by accommodating a greater range of users. The proposal is therefore considered to be in compliance with Planning Policy Guidance 17 'Sport and Recreation', and 'Policies UD3 'General Principles', UD4 'Quality Design', CSV1 'Development in Conservation Areas', ENV7 'Air, Water and Light Pollution' and OS3 'Significant Local Open Land (SLOL)' of the Unitary Development Plan 2006.

Section 106: No