Agenda item

Alterations, extension and improvement to the existing grandstand, to the existing old pavilion, erection of an air dome structure (accommodating 4 No. tennis courts) resurfacing of the existing multi use games area (MUGA), new 5-a-side 3G pitch complex (accommodating 10 x 5-a-side 3G pitches), new 3G mini football pitch. Refurbishment of the existing 400m athletics track, new 3G pitch located on athletics track infield area, introduction of a new 'Trim Trail' and boundary improvements.

 

RECOMMENDATION: grant permission subject to conditions and referral of the application to the Secretary of State and subject to the removal of the objection from the Environment Agency.

The Committee considered a report on the application to grant planning permission for the alteration, extension and improvement of the existing grandstand and Old Pavilion, erection of air dome structure, resurfacing of existing multi use games area and new 5 a-side and 3G pitches. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and referral to the Secretary of State and subject to the removal of the objection from the Environment Agency.

 

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee were advised that written confirmation was outstanding from the Environment Agency confirming the withdrawal of their objection despite verbal confirmation following the provision of additional information from the applicant. Any approval would therefore be subject to this confirmation being received.

 

Concerns were expressed regarding the potential ecological impact of the removal of the existing grassland to make way for the installation of artificial pitches. The applicant confirmed that an amendment had been submitted to one of the appendices to the approved plans setting out an area of wild grass to the northern boundary of the site to be retained. Officers identified that condition 15 could be amended to include reference to this appendix of the approved plans to ensure compliance.

 

Confirmation was provided that a cricket crease was provided to the grass pitch situated on the south side of White Hart Lane.

 

Members asked the applicant to consider the repositioning of the parking metres within the car park to within sight of the reception to discourage the vandalism which currently occurred.

 

 

The Chair moved the recommendation of the report including the proposed amendment to condition 15 and it was

 

RESOLVED

 

·         That planning application HGY/2014/0053 be approved subject to conditions and referral to the Secretary of State and subject to the removal of the objection from the Environment Agency.

 

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 Section 91 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

 

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

Reason: In order to avoid doubt and in the interests of good planning.

 

3. The development hereby permitted shall not be operated before 06:30 hours or after 22:30 hours Monday to Friday, before 07:00 hours or after 22:00 hours Saturdays, and before 07:00 hours or after 18:00 hours Sunday and Bank Holidays.

Reason: To facilitate the beneficial use of the premises whilst ensuring that the amenities of adjacent residential properties are not diminished.

 

4. Notwithstanding the description of the materials in the application, no development shall be commenced until precise details of the materials to be used in connection with the new tennis air dome, Old Pavilion extension and Grandstand extension have been submitted to, and approved in writing by the Local Planning Authority and thereafter implemented in accordance with such approved detail and prior to the occupation of the development hereby approved.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

 

5. No development shall be commenced until full details of the all proposed internal lighting to be used in connection with the new tennis air dome, have been submitted to and approved in writing by the Local Planning Authority. Details shall include appearance and technical details and specifications, intensity, orientation and screening of lamps, siting and the means of construction and layout of cabling. The approved scheme is to be fully completed and shall be permanently maintained thereafter.

Reason: In the interest of design quality, residential amenity and public and highway safety.

 

6. Prior to commencement of works of the development hereby permitted, a plan showing the proposed landscaping scheme and boundary treatment shall be submitted to, and be approved in writing by the Local Planning Authority. The scheme shall include the following:

i. Full details of plants and trees (common and Latin names, size and pot height; density or number, tree girth and method of growth i.e. container or open ground);

ii. Maintenance schedule;

iii. Full details of materials to be used on paved areas and other hard surfaces;

iv. Suppliers or manufacturers;

v. Guide to construction;

vi. Paving/fencing/colours/finishes;

vii. Location of lighting and details of lighting levels (wattage);

viii. Any play equipment (specs, manufacturer, British or European Standard);

ix. Any features or artworks; and

x. All furniture

All planting, seeding or turfing shall be implemented in the first planting season following occupation of the buildings or the substantial completion of the development, whichever is the sooner. Any plants or trees that die or are removed, damaged or diseased within a period of FIVE years from the substantial completion of the development shall be replaced to the satisfaction of the Local Planning Authority in the next planting season with others of a similar size and species, unless the Local Planning Authority gives written consent for a variation. The approved landscaping scheme shall be constructed/installed prior to the occupation of the development to the satisfaction of the Local Planning Authority and shall be permanently maintained thereafter to the satisfaction of the Local Planning Authority

Reason: To ensure a satisfactory standard of external appearance of the

development.

 

7. The resurfaced artificial grass pitch hereby permitted shall not be constructed other than substantially in accordance with The Football Association Guide to 3G football turf pitch design principles and layouts, Edition 1 dated 2013, before it is brought into use.

Reason: To ensure the development is fit for purpose and sustainable

 

8. No development shall commence until revised details of the design and layout of tennis air dome which shall comply with the Lawn Tennis Association Guidance Note B3 – Air Supported Structures, have been submitted to, and approved in writing by the Local Planning Authority, after consultation with Sport England. The tennis air dome shall not be constructed other than substantially in accordance with the approved details.

Reason: To ensure the development is fit for purpose and sustainable

 

9. The proposed artificial grass pitch hereby permitted within the stadium infield shall comply with the International Rugby Board Regulation 22 Artificial Rugby Turf Performance Specification before it is brought into use.

Reason: To ensure the development is fit for purpose and sustainable

 

10.No development shall commence until a scheme to ensure the continuity of the existing sports use during construction works is submitted to, and approved in writing by the Local Planning Authority, after consultation with Sport England. The scheme shall ensure that the sports facilities remain or that the temporary use of replacement/alternative facilities are at least as accessible and at least equivalent in terms of size, usefulness, attractiveness and quality to the existing sports facilities and shall include a timetable for implementation. The approved scheme shall be implemented and complied with in full throughout the carrying out of the development.

Reason: To protect sports facilities from damage, loss or availability of use during Construction

 

11.No development shall commence until a Method Statement detailing the

remediation requirements, including a Discovery Strategy, an asbestos survey, and a Japanese knotweed survey taking into account shall be submitted to, and approved in writing by, the Local Planning Authority prior to that remediation and any works being carried out on site. Upon completion of remediation a validation report to be submitted to the Local Planning Authority that provides verification that the required works have been carried out. The validation report shall be approved in writing by the Local Planning Authority before the development is occupied.

Reason: To ensure the development can be implemented and occupied with

adequate regard for environmental and public safety.

 

12.No works shall be carried out on the site until a detailed report, including Risk Assessment, detailing management of demolition and construction dust has been submitted and approved by the Local Planning Authority. This shall be with reference to the London Code of Construction Practice. In addition either the site or the Demolition Company must be registered with the Considerate Constructors Scheme. Proof of registration must be sent to the Local Planning Authority prior to any works being carried out on the site.

Reason: In the interest of residential amenity and public and highway safety.

 

13.No development shall commence until a Travel Plan is submitted to, and approved in writing by the Local Planning Authority. Details of the Travel Plan shall include:

a) Appointment of a travel plan co-coordinator for the development and must work in collaboration with the Facility Management Team to monitor the travel plan initiatives annually;

b) Provision of welcome induction packs for new members containing public

transport and cycling/walking information like available bus/rail/tube services,

map and time-tables to all new members, travel pack to be approved by the

Councils transportation planning team;

c) Review of cycle parking provision annually as part of the travel plan and provide additional cycle parking facility if required; and

d) A site management parking plan, the plan must include, details on the allocation and management of onsite car parking spaces in order to maximise use of public transport and management of the car parks on and event day, (games with more than 400 attendees)

Reason: To minimise the traffic impact generated by this development on the

adjoining roads, and to promote travel by sustainable modes of transport

 

14.At no time shall any amplified speech or music generated from the site be audible within the adjoining residential premises. To prevent loss of amenity to neighbouring residential premises due to noise generated from the premises

 

15.No development shall commence until an ecological management plan for an initial 5 year period and every 5 years thereafter is submitted to, and approved in writing by the Local Planning Authority. The plan will be produced by a qualified ecologist and include the following elements as a minimum;

1. A description of the site including its flora, fauna, habitats and key features;

2. Aims and Objectives;

3. Prescription;

4. Work Plan; and

5. Maps

Reason: The site is part of a Site of Importance for Nature conservation and as such its management comes with responsibilities to promote biodiversity in the area, and in order to demonstrate that the site is under active wildlife management an ecological management plan which would need to be produced and delivered.

 

Informatives:

a) Sport England

i) the Football Association design guidance note can be obtained on this link:

http://www.thefa.com/my-football/footballvolunteers/

runningaclub/yourfacilities/~/media/8D5FAB86576549B8BAAEA

37DC6037C68.ashx

ii) The Lawn Tennis Association Guidance Note B3 – Air Supported Structures can be obtained on this link:

http://www.lta.org.uk/NewWebsite/LTA/Documents/Clubs%20Parks%20an

d%20Schools/Facilities/2012/B3%20Air%20Supported%20Structures.pdf

iii) The International Rugby Board Turf Performance Specification can be

obtained on this link:

http://www.irbplayerwelfare.com/pdfs/Turf_Performance_Tech_Spec_EN.pd

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b) Ecological management plan

It is important that a mechanism for monitoring and reviewing the work is

established to demonstrate compliance with the agreed work programme which should initially cover a 5 year period. Following the expiry of the initial 5 year period the success of the plan should be reviewed and a new plan produced and agreed with the Council. This 5 year cycle should repeat until the end of the tenure. An obligation to carry out the actions within the agreed work plans should form part of the contract documentation. The extent to which the new operator is adhering to their contractual obligations will be monitored and a mechanism installed that places the operation at risk if these obligations are not fulfilled

c) Thames Water

Waste Comments

There are public sewers crossing or close to your development. In order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer. Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted in some cases for extensions to existing buildings. The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the options available at this site.

Surface Water Drainage

With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777. Reason: to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

d) Environmental Health

Asbestos survey Prior to demolition of existing buildings, an asbestos survey should be carried out to identify the location and type of asbestos containing materials. Any asbestos containing materials must be removed and disposed of in accordance with the correct procedure prior to any demolition or construction works carried out.

MUGA pitches

The ground shall be trimmed and levelled using cut and filled as required. Any

filling should be carried out in layers not exceeding 150mm thickness, and each layer should be compacted before the next is spread. A geotextile membrane shall be laid over the top of the levelled pitch area, beneath the MUGA pitch installation. Joints shall overlap by at least 300mm, as recommended by the Sport England CoP for MUGA’s. Any drainage pipes to the MUGA pitches should be encased in a geotextile membrane for protection from elevated PAH.

e) Working with the applicant

In dealing with this application the Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form of our development plan comprising the London Plan 2011, the Haringey Local Plan 2013 and the saved policies of the Haringey Unitary Development Plan 2006 along with relevant SPD/SPG documents, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably. In addition, where appropriate, further guidance was offered to the applicant during the consideration of the application.