Temporary Sports Facility, Land at Rick Roberts Way, Stratford. Padel Solutions UK Ltd. Planning Statement

Transcription

1 Temporary Sports Facility, Land at Rick Roberts Way, Stratford Padel Solutions Ltd Planning Statement 28 March 2018

2 Contents 1. Introduction Summary The Applicant Site and Surroundings Planning History Pre-Application Application Proposal Planning Policy Planning Considerations Summary and Conclusions Appendices Appendix A British Padel Report 2018 Appendix B Appendix C Signatures in Support Event Management Plan Padel Solutions Ltd Land at Rick Roberts Way 1

3 1. Introduction Summary 1.1 Wildstone Planning has been instructed by Padel Solutions Ltd to submit an application for a temporary sports facility at Land adjacent to Roberts Way, Stratford, E15. The application seeks full planning permission for: New temporary building for indoor sports facilities comprising 3no. padel tennis courts, changing facilities, gym, massage clinic, café/bar, staff facilities and external works comprising hard and soft landscaping, car parking, cycle parking, alterations to means of enclosure, pedestrian access and branding. The application also seeks advertisement consent for: Application for advertisement consent for 1no. banner sign on the west facing elevation and 1no. fascia sign on the north facing elevation. 1.2 Padel Solutions Ltd propose creating a temporary indoor sports facility on the site within a single storey building of sqm (GIA) that will create opportunities for community sport participation and engagement. It is anticipated that the facility would be in place for a period of up to 5 years dependent on the programme for the redevelopment of the site and will be operated by Padel Solutions Ltd. As an interim use, it will not impact on the long-term redevelopment aspirations for the site. 1.3 The proposal follows successful temporary Padel Club London ventures in Canary Wharf (April 2012 until April 2015) and Whitechapel (May 2015 until May 2017), which featured indoor padel courts as per the application scheme. Prior to closure, the Whitechapel centre was the only pay-as-you-play padel tennis centre within London Zones 1-3. It is intended that the application site can become the home of padel tennis within central London for several years, providing the opportunity to showcase and advance a rapidly growing sport. 1.4 The facility will be focused on padel tennis and will be targeted at both the local community and aficionados of the sport from right across London given the highly accessible site. The facilities will have reduced rates for the local community and will reach out to schools in the local area. Community use and engagement is central to the proposal and Padel Solutions Ltd will work with local stakeholders, clubs, schools and youth groups to ensure the maximum benefit from the scheme for the area s young people. 1.5 For the proposal to align with the length of the lease in a viable fashion, construction must commence by June 2018, subject to planning approval. Padel Solutions Ltd Land at Rick Roberts Way 2

4 2. The Applicant 2.1 Padel Solutions Ltd is a start-up company set up with the aim of continuing the legacy of Padel Club London. The former club operated for five years, first in Canary Wharf and Whitechapel thereafter. There are currently no indoor pay as you play padel tennis facilities within London Zones 1-3. Padel Tennis 2.2 Padel tennis is a relatively new racquet sport, best described as tennis with walls. It is a sport that combines the best elements of tennis, squash and racquetball. It has gained tremendous popularity due to its simplicity and similarities to other racquet sports. In 2014, according to an article in the Financial Times, padel overtook tennis to become Spain s second biggest participation sport after football. 2.3 Padel is played in doubles on an enclosed court measuring 10m wide by 20m long. The rules allow for the use of the back and side walls, resulting in longer rallies. The balls used are tennis balls, with the scoring system the same as tennis, however, all the serves are underarm. Padel is a fun game to play and appeals to a wide population. Children enjoy playing as it is easy to learn, promotes teamwork, whilst also improving hand-eye coordination. Padel is a family game; men, women and children can compete together without physical strength being the main determinate of the winner. In Spain, 40% of the players are women. Padel creates an important sense of community and promotes inclusion in sports for people of all backgrounds and ages. 2.4 The smaller court size brings everyone closer, making social conversation a much more integral part of the game. In short, padel is a great game for players of all ages and skills as it is both quick and easy to pick up and is less physically demanding than similar sports like squash. Most players get the grasp of the game within the first 20 minutes of playing and find it easy to achieve a level of proficiency so that they can enjoy it as the sport is not as dominated by strength and serve as tennis. This Padel Solutions Ltd Land at Rick Roberts Way 3

5 social sport is often considered the fastest growing sport in World. In April 2016 Italy boasted 178 courts, up 278% from the previous year, while France recorded 210 courts, up 94%. According to British Padel, there are currently 14 clubs in the and a large space for growth. Please refer to Appendix A for the British Padel Report 2018 and Appendix B for over 700 signatures in support of a new padel facility. Figure 1 Padel courts Padel Solutions Ltd Land at Rick Roberts Way 4

6 3. Site and Surroundings 3.1 The application site is currently vacant and comprises part of a larger site extending to some 8.55 acres and which is hard surfaced with an internal road system in place. It is accessed via Rick Roberts Way with 2 separate gates and is completely surrounded by secure metal palisade fencing. There is flood lighting throughout the site, however, none exists within the area of demise. The application site comprises the western portion of the site fronting on to Stratford High Street. 3.2 The site is bounded by the High Street to the west, the Greenway to the south, commercial buildings to the north and east and gas holders to the east. The site is outside of the identified blast zones. 3.3 The site is offered to let on a short-term basis (up to five years) for interim use by the London Legacy Development Corporation ( LLDC ). 3.4 The wider surrounding area is mixed in character, with a range of commercial and residential uses being evident. A number of residential properties are located to the west of the site on Stratford High Street whilst further residential properties are located to the south of the site beyond the Greenway on Abbey Lane. The site s boundary has a strong vegetation and tree belt, which screens the site from those residential properties to the south. 3.5 The application site is not located within a Conservation Area, nor is it within close proximity to any listed buildings. The Greenway to the south of the site is designated as a Site of Importance for Nature Conservation, Local Open Space, a Strategic Walking Route and a Strategic Cycling Network. 3.6 The site itself is subject of a site allocation, which is outlined in greater detail later in this Statement. Padel Solutions Ltd Land at Rick Roberts Way 5

7 4. Planning History 4.1 In September 2011, the LLDC submitted a planning application for the Legacy Communities Scheme (LCS). The LLDC obtained planning permission for the LCS on 28th September 2012 (ref. no. 11/90621/OUTODA) subject to planning conditions and a Section 106 (s106) legal agreement. 4.2 Covering an area of ha, the LCS site lies across the boundaries of the London Boroughs of Hackney, Newham and Tower Hamlets and is adjacent to, but does not include land within, the London Borough of Waltham Forest. With an anticipated development period of 18 years from 2013 to 2031, the LCS planning application establishes the principle of the legacy development, and has applied in outline for development comprising: Comprehensive, phased, mixed use development within the future Queen Elizabeth Olympic Park, as set out in the Revised Development Specification & Framework (LCS-GLB-APP-DSF-002). The development comprises up to 641,817 sqm of residential (C3) uses, including up to 4,000 sqm of Sheltered Accommodation (C3); up to 14,500 sqm of hotel (C1) accommodation; up to 30,369 sqm (B1a) and up to 15,770 sqm (B1b/B1c) business and employment uses; up to 25,987 sqm (A1-A5) shopping, food and drink and financial and professional services; up to 3,606sqm (D2) leisure space and up to 31,451 sqm (D1) community, health, cultural, assembly and education facilities, including two primary schools and one secondary school; new streets and other means of access and circulation, construction of open and covered car parking; landscaping including laying out of open space with provision for natural habitats and play space; new and replacement bridge crossings, reprofiling of site levels, demolition and breaking out of roads and hardstanding, utilities diversions and connections; and other supporting infrastructure works and facilities. 4.3 The application site forms part of the outline planning application area. Permission exists under the LCS scheme for approximately 400 residential properties, 550sqm retail and 11,600sqm community use (school). It is stated that development should: Padel Solutions Ltd Land at Rick Roberts Way 6

8 maintain the openness of the Metropolitan Open Land along the western boundary of the site; preserve or enhance the listed cottages and the setting of the Conservation Area to the south; respect the existing character, scale and massing of the site and its surrounding area; and take place from 2020 onwards. 4.4 Conditions LCS0.247, Condition LCS0.248 and Condition LCS0.249 of the outline planning permission required the submission of an interim use protocol to address the environmental assessment of interim uses and the management of events. The Interim Use Protocol dated July 2013 (Ref: LCS-GLB-CON-APP-IUP-001-V04) has been submitted and discharged for Condition LCS For the purposes of this Interim Use protocol and the Event Management Coordination Framework ( EMCF ), consistent terminology has been used in respect of "Events" and "Interim Uses": "Events" are defined as installations or short-term attractions or happenings that take place on a frequent or infrequent basis. The potential range of events is reflected in the following classification of events based on size of attendance: Mega an attendance of more than 59,999; events where the cumulative Parkwide event capacity exceeds 59,999 or events that have a significant Park-wide impact; Major an attendance of more than 19,999 but less than 59,999; Large an attendance of more than 4,999 but less than 19,999; Medium an attendance of more than 499 but less than 4999; and Small an attendance of less than 499. Padel Solutions Ltd Land at Rick Roberts Way 7

9 Please refer to Appendix C for an Events Management Plan. 4.5 Interim Uses means the temporary use or uses of part or parts of the Site from the date of this permission until the date on which they are developed for the permanent uses authorised by this permission 4.6 The Interim Use Protocol outlines how potential interim uses need to be assessed in terms of the need for planning permission and potential environmental impacts including the cumulative impacts of the LCS. 4.7 An application was submitted for a much larger temporary sports use at the application site in 2017 (LPA Ref: 17/00126/FUL), comprising: Erection of single storey building incorporating 3,058 sqm (GIA) of D2 floorspace at ground floor and mezzanine level including 3G seven-a-side pitch, bleachers seating, timber finish pitch (15m x 10m), mini panna cage and hexagonal panna, three football skills zones, half basketball court, media and marketing suite, entrance lobby, boot fitting and demonstration area, changing facilities and staff facilities; external works comprising servicing yard and refuse storage, car and cycle parking, landscaping and associated works. 4.8 The application was approved on 21st July 2017, however, the applicant decided against bringing the development forward due to insurmountable logistical difficulties. 4.9 Further to the above, an application was submitted in 2017 (LPA Ref: 17/00233/FUL) for a development at a plot within the larger extended site, immediately to the east of the application site, comprising: Use as an external self-storage yard comprising 2,787sqm of B8 space with up to 220 storage containers and associated entrance gate, for a temporary period of 5 years. The application was approved on 12th September Padel Solutions Ltd Land at Rick Roberts Way 8

10 5. Pre-Application Pre-Application Meetings 5.1 The applicant has engaged in formal pre-application discussions with the local planning authority. A pre-application meeting was held with officers on 7th November This meeting assisted the applicant in evolving the scheme and confirming what environmental information is needed to assess the proposals in light of the Interim Use Protocol. 5.2 Officers confirmed that the principle of the temporary use was acceptable subject to its potential impacts being adequately assessed and mitigated. The key issues discussed can be summarised as follows: The proposed use was considered to be acceptable on a temporary basis given the LLDC s interim use policy; Provision of sports facilities was welcomed; The need to avoid pre-commencement conditions was accepted by officers subject to the submission of sufficient technical information; The design of the building and its branding would need to be considered in the context of its visual impact and its impact on heritage assets; A flexible approach will be taken to sustainability and energy given the temporary nature of the building and use; The site is considered to have a low risk from flooding and subject to mitigation measures and an adequate evacuation plan this was considered to be an appropriate location for the use from a flood risk perspective; Given its edge of centre location officers would seek a car free development with pedestrian access off Stratford High Street; and The scheme will not be CIL liable as it is a temporary use. Padel Solutions Ltd Land at Rick Roberts Way 9

11 EIA Screening 5.3 The site at 0.54ha is under the EIA screening threshold outlined under Schedule 2 of the EIA Regulations 2011 (as amended) (an urban development project on a site exceeding 1 hectare (category 10(b)(i)). 5.4 It has been noted that the previously approved development for a temporary sports facility at the application site (LPA Ref: 17/00126/FUL) was subject to an EIA screening opinion. The proposals were screened for robustness and consideration was given to whether significant effects are likely either for the development in its own right or in conjunction with any neighbouring development. For Schedule 2 developments, the Regulations require that an EIA be undertaken where the development is likely to have significant effects on the environment by virtue of factors such as its nature, size or location. 5.5 In determining whether the development is likely to give rise to significant environmental effect, reference should be made to Schedule 3 of the Regulations. This identifies three categories of criteria: Characteristics of the development (such as size, cumulative effects, use of natural resources, productions of waste, pollution and nuisances, and risk of accidents.); Location of the development (by reference of the environmental sensitivity of the area); and Characteristics of the potential impact (having regard to the extent of the impact, its transfrontier nature, magnitude and complexity, probability and duration, frequency and reversibility). 5.6 It was concluded that the previous, much larger scheme would not result in any significant environmental effects and as such did not constitute EIA development (LPA Ref: 16/00272/SCRES). The current scheme constitutes a similar, smaller development, is within these parameters and, as such, no further action is required in this regard. Padel Solutions Ltd Land at Rick Roberts Way 10

12 6. Application Proposal Scheme 6.1 The application proposes a temporary building of sqm (GIA) on a site of 0.54 hectares. The use is intended for sports and leisure (Class D2) for a period of up to five years from first operation. 6.2 Due to the temporary nature of the scheme the building s design will utilise a standard demountable building solution from Lauralu Industry (principle contractor) which will be able to facilitate a short production and construction programme. In this regard, the proposed temporary building selected does not require extensive foundation works and will have a single span to provide maximum flexibility in the layout and use of the space. 6.3 The temporary nature of the proposed building eliminates the need for foundations, meaning that the scheme has reduced the requirement for concrete and aggregates substantially. The proposed building type is also demountable which means that it can be relocated to another site and reused, substantially increasing its lifespan. 6.4 The construction of the building incorporates the use of baseplates and stakes to anchor the building in position. The stakes will be driven to a depth of between 800mm to 1000mm below ground level and will therefore generally be within the clean capping layer or just penetrate into the top of the made ground beneath. The steel stakes would be driven into the ground, using an impact driver tool, thereby holding the structure in position. It is envisaged that the process will not disturb or create any arisings of potentially contaminated made ground. Uplift tests will be carried out by project engineers prior to assembly of the building to collect information on ground resistance and determine the quantity and length of anchor rods to be used. If it is proven that the stakes are not suitable in some locations due to in-ground obstructions or leg loading restrictions, an alternative solution would be recommended this could include the use of concrete ballasts or concrete pads. This is considered to be the best solution for a temporary proposal given that extensive ground works are not possible. As such, ground works will only be required for the main sewer waste pipes for the toilet facilities. 6.5 The design of the internal space is intended to incorporate the following elements: Reception area; 3 No. padel tennis courts; Staff cycle storage room; Breakout seating area; Padel Solutions Ltd Land at Rick Roberts Way 11

13 Small café/bar; Changing rooms and toilets; Disabled toilet; Sports massage clinic; and Gym. 6.6 The building s single span design allows for maximum flexibility for the use of the space so that it can adapt and change during its period of operation if required. However, it is not anticipated that there will be any significant changes to the layout. 6.7 Due to the uneven topography present on site, levelling works are proposed. Levelling would take place only at the site of the padel courts and not throughout the entire building. In order to develop a high quality facility, it is proposed to lay out a concrete foundation base of 200 sqm directly on the existing surface for each court (no ground works), rendering the surface completely flat and suitable for the proposed sporting use. 6.8 The exterior of the building will comprise of a rigid single skin cladding made of galvanised steel. A vinyl banner will be featured on the west facing elevation and the club logo will be featured on the north facing elevation to add visual interest. The building will have integral insulation but will essentially be an ambient space which is not reliant on either heating or cooling. A number of industrial electric heaters will be located in strategic locations and utilised to keep the temperature ideal for practicing sports when required. 6.9 The main pedestrian access will be on Rick Roberts, close to the junction with the High Street. The existing access from Rick Roberts Way will be used as the primary vehicular access for both customers and servicing Given the good public transport accessibility it is anticipated that the majority of customers will use public transport to get to the facility. As such, a car park will not be provided. However, there will be a need for a limited number of car parking spaces for disabled customers. Thus, it is proposed to locate two accessible parking bays on site with an additional bay provided for disable drop off, as required in accordance with Sport England standards. The accessible parking spaces will be located adjacent to the main entrance. Cycle parking provision will be provided via 10 cycle stands (accommodating up to 20 bicycles) adjacent to the main entrance whilst an additional 2 secure staff cycle spaces will be located inside the building The scheme will have refuse (360L) and recycling (240L) storage incorporated. This will be sufficient for the limited needs of the facility. Padel Solutions Ltd Land at Rick Roberts Way 12

14 Hours of Operation 6.12 It is anticipated that there would be a maximum of 50 people on site at any time. The proposed hours of operation for access to the general public are as follows: Table 1 Hours of Operation Opening Closing Monday 10:00 22:30 Tuesday 10:00 22:30 Wednesday 10:00 22:30 Thursday 10:00 22:30 Friday 10:00 22:30 Saturday 09:00 21:00 Sunday 09:00 21: Outside of these hours the venue will have staff on site for operational reasons (i.e. set up, cleaning etc.) but will not be open to the general public. Padel Solutions Ltd Land at Rick Roberts Way 13

15 7. Planning Policy Development Plan Framework 7.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that the determination of an application must be made in accordance with the [development] plan unless material considerations indicate otherwise. The following sections outline both national and local planning policies relevant to the proposed scheme. 7.2 The Planning Policies relevant to the consideration of this application have been identified and are outlined in this chapter. 7.3 The development plan for the area consists of the London Plan (March 2016) and the London Legacy Development Corporation Local Plan (July 2015). 7.4 Although not part of the Local Plan, Sport England provide specific advice and guidance as to increasing participation in sport through increasing and improving provision of sports facilities. 7.5 The proposal site is subject of a site allocation within the Local Plan (SA3.6 Rick Roberts Way). National Policy 7.6 In order to understand the planning policy context against which this application is to be considered, we set out below the relevant policies at national and local level in relation to sports uses. National Planning Policy Framework 7.7 At the heart of the National Planning Policy Framework [NPPF] is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking. All local plans should be prepared based on this assumption. 7.8 There are three dimensions to sustainable development: economic, social and environmental (Paragraph 7). 7.9 Paragraph 14 of the NPPF contains a presumption in favour of sustainable development, and for decision taking sets out two potential approaches. Firstly, to approve without delay applications which accord with the development plan, or secondly, to grant planning permission where the development plan is absent, silent or relevant policies are out-of-date unless any adverse impacts would outweigh the Padel Solutions Ltd Land at Rick Roberts Way 14

16 benefits or specific policies in the NPPF indicate that development should be restricted Paragraph 69 of the NPPF seeks to promote healthy, inclusive communities and decisions should plan positively for the provision of this space. This is supplemented by paragraph 70 which aims to deliver the social, recreational and cultural facilities and services the community needs. Therefore decisions should plan positively for the provision and use of shared space, community facilities (such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship) and other local services to enhance the sustainability of communities and residential environments Paragraph 73 of the NPPF outlines that access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities. Planning policies should be based on robust and up-to-date assessments of the needs for open space, sports and recreation facilities and opportunities for new provision The NPPF is a pro-growth policy document which states early on at paragraph 19 that significant weight should be placed on the need to support economic growth through the planning system Paragraph 171 of the NPPF requires that Local Authorities should understand the needs of the local population, such as for sports and recreation. London Plan 7.14 London Plan Policy 2.7 (Outer London Economy) outlines support for the economic growth of outer London including via supporting leisure. The proposal will allow for establishment of a temporary community facility which will offer leisure opportunities to the local youth population Policy 3.2 (Improving Health and Addressing Health Inequalities) outlines the requirement to consider the potential impact of development on health and health inequalities within London. The development will have beneficial impacts regarding public health through provision of state of the art spots facilities Policy 3.16 (Protection and Enhancement of Social Infrastructure) outlines the need for the protection and enhancement of social infrastructure and requires additional and enhanced social infrastructure provision to meet the needs of its growing and diverse population. This includes community and sports facilities Policy 3.19 (Sports Facilities) references the Mayor s Sports Legacy Plan which aims to increase participation in sport, particularly amongst groups/areas with low participation. The policy states that development proposals that increase or enhance the provision of sports and recreation facilities will be supported. Padel Solutions Ltd Land at Rick Roberts Way 15

17 7.18 Policy 4.6 (Support for and Enhancement of Arts, Culture, Sports and Entertainment) aims to support and enhance arts, culture, sports and entertainment in London. The proposed development will ensure that sports facilities are established on site for a temporary period of three years before redevelopment of the site is brought forward. Local Development Framework 7.20 The London Legacy Development Corporation Local Plan (July 2015) constitutes the Local Development Framework. As the proposals will be temporary, and the policies in this documents are strategic, they cannot carry a significant amount of weight in the determination of the application. Nevertheless, the document contains policies which are of relevance to the proposed leisure use. Site Allocation 7.21 The site is allocated as SA3.6 Rick Roberts Way within the Local Plan Site Allocations. The long-term plan is to redevelop the site as a comprehensive, mixed use development of residential with education uses including provision of an all-age school or equivalent education provision and open space. The proposals involve establishing sporting facility for a temporary period of 3-5 years until the allocated scheme is brought forward. This will allow a sporting use to make use of a vacant site during the period before redevelopment and as such will be compliant with the policy designation for this area. Temporary Uses 7.22 Policy B.3 Creating vitality through interim uses of the Local Plan outlines that proposals for temporary interim uses will be supported where vacant premises will be used for small scale retail, community, sporting and leisure, community uses, or cultural and creative industries. It is stated that such proposals must demonstrate that the interim uses will not impact upon deliverability of the site allocations or impact adversely upon the amenity of the local residential community. It is clear that the temporary, leisure use will comply with this policy. The following sections of this statement demonstrate that the design will ensure that the deliverability of site allocations and residential amenity will not be compromised by the scheme. Economic Development 7.23 Policy SP.1 Building a strong and diverse economy details the desire to develop a strong local economy, including through the promotion of leisure expansion Policy B.2 Thriving town, neighbourhood and local centres outlines provisions for protecting the vitality of town centres. The proposed leisure development is a designated town centre use whilst the application site is located outside of the designated Stratford Town Centre. As such, the policy requires a leisure impact Padel Solutions Ltd Land at Rick Roberts Way 16

18 assessment to demonstrate that the development will not be detrimental to the vitality of the town centre. This is dealt with later in this statement Policy B.5 Increasing local access to jobs, skills and employment training outlines the importance of participating in local skills and employment training initiatives along with advocating the use of local labour agreements to secure a proportion of construction and end-use jobs for local residents. It is also stated that Section 106 Agreements will be sought for major development proposals. In this regard local employees will be utilised to staff the facility. There is limited scope to utilise local employees during the construction phase as the building supplier will erect the building with the assembly anticipated to take around 1 week. As such, the proposals comply with Policy B.5. (Building contractor will assemble building should only take 1 week). High Quality Built and Natural Environment 7.26 Policy BN.1 Responding to place outlines a range of principles which must be adhered to for a proposed development to be considered acceptable: 1. Landscape and water: relate well to the local area s defining natural and man-made landscape features, in particular the linear form of the waterways and parklands 2. Urban fabric: respect existing typologies, including those of heritage value, and draw design cues from the form of the area in terms of its layout (urban structure and grain) and scale (height and massing) 3. Architectural and historic context: enhance the architectural and historic setting within which development is proposed. Careful consideration should be given to architectural and historic style, materials, fenestration, colour, building orientation, datums and overall appearance 4. Connectivity: ensure that new and existing places link to route networks and facilitate movement along direct, permeable, safe and legible pedestrian and cycle routes. Routes should cater for the requirements of all users. Opportunities to connect areas to strategic road, rail, bus and cycle networks must be utilised. 5. Infrastructure: make use of existing physical infrastructure to help overcome barriers to integration and to create new links and routes 6. Mix: consider how proposed uses integrate with, and relate to, both public and private space. Where new residential uses are introduced within a nonresidential context, consideration must be given to layout, access, servicing and amenity Padel Solutions Ltd Land at Rick Roberts Way 17

19 7. Amenity and wellbeing: minimise impact within proposed and upon existing development, by preventing overshadowing, and an unacceptable provision/loss of sunlight, daylight or privacy 7.27 Conformance with the above principles is demonstrated throughout the planning statement Policy BN.3 Maximising biodiversity details the desire of the Legacy Corporation to protect and enhance biodiversity. Proposals which are likely to have an adverse impact upon biodiversity will not be permitted unless suitable mitigation measures are implemented. Development proposals are required to: 1. Maximise opportunities to protect and enhance biodiversity 2. Provide a net gain in the extent of habitat suitable for species to thrive 3. Integrate habitat and other measures that will support biodiversity 4. Ensure measures are taken to conserve and promote Sites of Importance for Nature Conservation where relevant 5. Retain trees and contribute to tree-planting 6. Take account of habitat and species targets in relevant Biodiversity Action Plans (BAPs) to ensure proposals are suitable for their location 7. Support other measures to address BAP objectives, including monitoring 8. Ensure major applications are accompanied by a Biodiversity Statement 7.29 A Preliminary Ecological Assessment has been produced by Catherine Bickmore Associates and submitted in support of the application. The findings demonstrate compliance with policy and are discussed later in this statement Policy BN.5 Requiring inclusive design outlines that non-residential proposals will be considered acceptable where they respond to the needs of all users and provide an accessible and inclusive environment by incorporating all applicable elements of the Legacy Corporation s Inclusive Design Standards. Please refer to the submitted Design and Access Statement for further information in this regard Policy BN.6 Protecting Metropolitan Open Land provides for maintaining the openness of Metropolitan Open Land whilst Policy BN.7 Improving local open space seeks to protect designated areas of Local Open Space by refusing development which has an adverse impact. The Greenway to the south of the site is designated as both MOL and Local Open Space. The openness and character of the Greenway will Padel Solutions Ltd Land at Rick Roberts Way 18

20 not be affected by the proposals, the topography of which is at a higher level than the application site. As such, the scheme is in compliance with Policy BN Policy BN.11 Reducing Noise and improving air quality outlines a requirement for developments to improve air quality and minimise the effect of noise on amenity. The application site is not located within an area identified as being significantly affected by poor air quality. As such, an air quality assessment was not deemed necessary. It was agreed with officers at pre-application stage that a noise assessment would not be required given the scale of the proposals. Based upon the applicant s prior experience at the Canary Wharf and Whitechapel padel centres, it is anticipated that there will be no more than a maximum of 50 people on site at any given time. Sources of noise would be limited to sporting activity (indoor), road traffic generation, servicing and deliveries. There will be no mechanical services plant. In the context of the existing noise environment it is considered that the impact of the proposal will be low to negligible. As such, it is concluded that the scheme could proceed without any significant impact on residential dwellings in the surrounding area Policy BN.13 Improving the quality of land seeks to prevent harm to health and the environment from the effects of contamination. As such, development proposals are required to 1. Demonstrate that land is of an appropriate standard for the proposed end use 2. Ensure drainage methods are suitable for the site conditions and protect groundwater 3. Ensure suitable measures are taken where construction works are carried out 4. Take account of the impacts from any existing consented hazardous substances installation. Where the possibility of contamination exists, applicants are required to carry out a site investigation in line with paragraph 121 of the NPPF. Where the potential for contamination is identified, a Contaminated Land Assessment is required to identify potential remediation measures. A Contaminated Land Statement has been prepared by Pam Brown Associates and submitted in support of the application. The findings and compliance with policy are discussed later in this statement Policy BN.16 Conserving or enhancing heritage assets outlines the desire to protect and enhance heritage assets. Compliance with this policy is demonstrated in the Planning Considerations section of this statement. Securing the Infrastructure to Support Growth 7.35 Policy T.4 Managing development and its transport impacts to promote sustainable transport choices, facilitate local connectivity and prioritise pedestrians and cyclists Padel Solutions Ltd Land at Rick Roberts Way 19

21 seeks to promote sustainable transport throughout the plan area. As such, new development is expected to minimise impacts upon the public transport network and have minimum levels of car parking which do not exceed London Plan standards. New development must also provide appropriate facilities for the full range of public transport users Policy T.5 Street Network seeks to determine the most appropriate routes through the area and where developments should best connect to that network. It is states that pedestrians and cyclists will be prioritised, followed by public transport and then private car. A desire to appropriately located traffic-generating uses is also outlined Policy T.7 Transport Assessments and Travel Plans states that any development which may have significant transport impacts may require a Transport Assessment to assess potential impacts. This should be accompanied by a Travel Plan which should take account of Tfl s Travel Planning Guidance Policy T.8 Parking and parking standards in new development outlines that when considering development proposals featuring off street car parking, the Legacy Corporation will apply the London Plan Parking Standards. The level of parking should be determined within the Transport Assessment Policy T.9 Providing for pedestrians and cyclists states that walking and cycling provision should integrate well with the street environment whilst parking provision for cyclists should meet or preferably exceed the minimum standards set out in the London Plan A Transport Assessment has been prepared by Steer Davies Gleave and submitted in support of the application. The report demonstrates compliance with each of the referenced transport policies above. A summary of the findings is included later in this statement. Creating a Sustainable Place to Live and Work 7.41 Policy S.2 Energy in development outlines a requirement to minimise carbon dioxide emissions. Whilst the policy doesn t mention temporary uses, the London Plan Energy Hierarchy (London Plan Policy 5.2) is important in determining applications: 1. Be lean: use less energy 2. Be clean: supply energy efficiently 3. Be green: use renewable energy 7.42 The policy also states that maximisation of energy efficiency should take account of all aspects of a scheme, including, for example, street lighting and communal lighting using LED or other efficient lighting technology. Outdoor lighting should also minimise Padel Solutions Ltd Land at Rick Roberts Way 20

22 losses of light to the sky. Compliance with this policy is dealt with in the Planning Considerations section of this statement Policy S.4 Sustainable design and construction requires development proposals to demonstrate that high standards of sustainable design and construction will be achieved. Major applications regarding non-domestic space are required to demonstrate that they are capable of achieving a minimum of BREEAM 2011 Very Good, while achieving a maximum score for water (or an equivalent in any future nationally recognised assessment scheme). Whilst the proposed scheme constitutes minor development, the applicant has sought to develop a sustainable development. Please refer to the Design and Access Statement for further information in this regard Policy S.5 Water supply and waste water disposal outlines how proposals for major development will be expected to demonstrate that they maximise opportunities to reduce water demand and use and also that there is sufficient capacity to meet the demands of the development. Whilst the proposed scheme constitutes minor development, the applicant has sought to develop a sustainable development. In this regard the applicant is proposing the use of low flow taps to reduce water consumption. As such, the proposals comply with Policy S Policy S.6 Waste reduction requires that new development proposals contribute to the reduction of waste both during construction and also once operational. Proposals must demonstrate how they have: designed out waste through lean design, maximised the reused and recycled content within the materials used for construction, minimised the production of excess or waste material during construction and maximised the opportunities for reuse or recycling of materials remaining from construction. Excavated materials should, where practical, be retained and reused on site. Proposals must also demonstrate that adequate provision has been made for commercial waste storage and for collection that allows for a range of future collection options which include separate collection of general waste, recyclable materials and other waste streams. Please refer to the submitted Design and Access Statement for evidence regarding compliance with this policy Policy S.7 Overheating and urban greening outlines that new buildings and spaces must be designed to avoid overheating and excessive heat generation internally and externally, while minimising the need for internal air conditioning schemes. The Mayor of London s Climate Change and Adaptation Strategy must be consulted in this regard. The building has been designed without large scale heating and will not feature air-conditioning. Several industrial electric heaters will be located in strategic locations and utilised to keep the temperature ideal for practicing sports when required. It should also be noted that the building will be unpooled. As such, the scheme will comply with Policy S Policy S.8 Flood risk and sustainable drainage measures states that development which is proposed within Flood Zones 2 or 3 is required to be supported by a site specific Flood Risk Assessment. As such, a Flood Risk Assessment has been produced by Dr. Paul Garrad and submitted in support of the application, the detail of which is addressed later in this statement. Padel Solutions Ltd Land at Rick Roberts Way 21

23 8. Planning Considerations 8.1 The key planning considerations for the proposed development have been identified as follows: Land Use; Appropriate Location and Retail Strategy; Local Benefits and Statement of Participation; Design; Energy and Sustainability; Heritage; Noise; Ecology; Flood Risk; Contamination; Highways and Statement of Convergence. 8.2 These matters are addressed in turn below. Land Use 8.3 The proposals involve a temporary use which will not jeopardise the long term redevelopment of the site. The scheme will provide an active interim use of a site which would otherwise lie dormant. 8.4 Local Plan policy B.3 Creating vitality through interim uses lists a range of criteria which must be satisfied to secure support for temporary interim uses. The following demonstrates that the proposals are in compliance: Padel Solutions Ltd Land at Rick Roberts Way 22

24 The land has been allocated for long term development; The vacant premises will be utilised for a small-scale sporting and leisure use; The interim use will not impact upon the deliverability of the site allocation. The application site has been offered to let on a short-term basis by the London Legacy Development Corporation ( LLDC ). The proposed temporary use is for a period of three to five years, following which the allocated development will be brought forward. The temporary nature of the proposed building will further ensure that deliverability will not be compromised; and The proposed use will have no unacceptable impacts on the amenity of the residential community in the vicinity. Appropriate Location and Retail Strategy 8.5 The proposed development represents a leisure use (Class D2). National and local planning policy seeks direct such uses to town centre locations, the NPPF (Annex 2) defining main town centre uses as including leisure development. 8.6 In terms of ensuring the vitality of town centres the NPPF (paragraph 23) states that planning policies should be positive and promote competitive town centre environments, as well as setting out policies for the management and growth of centres over the plan period. 8.7 The application site is not located within the confines of the designated Stratford Town Centre. When assessing and determining applications for main town centre uses that are not in an existing centre and not in accordance with an up-to-date Local Plan, the NPPF requires that LPAs should apply the sequential test. 8.8 The sequential test requires applications for main town centre uses to be located in town centres first, then in edge-of-centre locations and to only consider out-of-centre locations if suitable sequentially more preferable sites are not available. When considering edge and out of centre proposals, preference should be given to accessible sites that are well connected to the town centre (paragraph 24). Applicants and LPAs must demonstrate flexibility on issues such as format and scale. 8.9 An impact assessment is also required if the development is over a proportionate, locally set floorspace threshold (2,500sqm as set by the Legacy Corporation). The NPPF (paragraph 26) states that this should include assessment of the impact of the proposal on existing, committed and planned public and private investment in a centre or centres in the catchment area of the proposal; and on town centre vitality and viability, including local consumer choice and trade in the town centre and wider area, up to five years from the time the application is made. For major schemes where the full impact will not be realised in five years, the impact should also be assessed up to ten years from the time the application is made. Padel Solutions Ltd Land at Rick Roberts Way 23

25 8.10 The NPPF (paragraph 27) states that where an application fails to satisfy the sequential test or is likely to have significant adverse impact on one or more of the above factors, it should be refused Policy B.2 of the Local Plan outlines provisions for protecting the vitality of town centres. Stratford Town Centre (metropolitan) is the closest designated town centre to the application site, being located approximately 500m north east of the application site. The retail centre hierarchy defined in Table 3 does not refer to D2 leisure uses, directing only D1 commercial leisure and night-time economy uses to the designated town centre The supporting text to Policy B.2 states that appropriate proposals for the edge of the Metropolitan Centre may be large-scale cultural, leisure or visitor attractions and other D Use Class town centre uses which contribute towards the aims of the Legacy Corporation as a whole, including those which combine to generate a strong cultural, tourist and visitor experience As the proposed floorspace is under 2,500sqm, an assessment of the impact of the proposals is not required, nor is a demonstration that the sequential test has been passed. Whilst leisure uses are directed to town centres by national and local policy, there is a distinct lack of sites large enough to host the facility within the designated town centre. Similarly, there are a lack of suitable sites within the edge of centre radius (defined as being up to 300m from the town centre by the NPPF) due to the built-up nature of the area to the east and areas of designated MOL and Open Space to the west and south. Due to the type and temporary nature of the use it could not be brought forward on a smaller site. The application site has been made available on a short-term basis by the Legacy Corporation until such time as the allocated use can be brought forward. It should also be considered that the principle has been established for a much larger leisure facility at the application site. As such, the proposals will provide a valuable leisure facility with community benefits on a temporary basis The application site is well connected to the town centre. The site is located approximately 500m from the town centre boundary, this distance being easily walkable. Public transport links are more than adequate, bus stops being located adjacent to the site serving the 25, 108, 276, 425, D8, N8 and N205 bus routes. In addition, Stratford High Street DLR station is located approximately 490m to the north east, along High Street The proposal will not negatively impact upon the vitality and viability of Stratford Town Centre, the main focal point of which is the Westfield Stratford City complex. The proposed leisure use will not be in direct competition with the retail core of the Westfield complex. Indeed, the proposal is likely to attract more visitors to the area who would then be inclined to utilise the facilities within the designated centre. In any case the temporary nature of the proposals should be as any potential impacts upon town centre vitality and viability would be in the short term. Padel Solutions Ltd Land at Rick Roberts Way 24

26 8.16 The above has demonstrated that it is not practical or possible to locate the facility in the town centre. The proposed use is not a standard town centre use and, as such, would not compete with the established town centre. The above has demonstrated compliance with Local Plan Policy B The application scheme proposes a sporting use which seeks to activate youths in the local area through encouraging sporting participation, health, well-being and creativity It should be considered that Sport nurtures role models and promotes teamwork, making a positive contribution to many of the factors which build social cohesion, such as physical and mental wellbeing. Stratford Padel Club will promote an active lifestyle through sports, collaborate with community entities and organisations and overall it will promote equality and diversity in sport Padel tennis is played in 78 countries, with more than twelve million players around the world. In Spain alone there are over 11,000 courts, but in the there are only 41, and within the M25 there aren t any indoor courts accessible to the community. To ensure cost of the kit is not a barrier to entry, new players will be able to hire bats and balls at the club Stratford Padel Club will follow an approach based on the following pillars: Women s participation is high compared to other sports, with women making up 38.1% of the global participation base. There will be regular clinics and sessions aimed specifically at women of all ages as well as tournaments with diverse categories. Physical inclusivity will be another focus. Padel is very popular among wheelchair tennis players and therefore the applicant will approach English Tennis Associations to promote the sport among their members. Furthermore, the sport promotes cohesion and provides an opportunity to develop mental and physical well-being across all players. Concession rates will be applied to members of the public residing within a 3 mile radius as well as members of the police, fire brigade and military services. Stratford Padel Club intends to promote the sport and to make it more accessible to everyone. Collaboration with schools and Padel Junior Academy. According to large-scale educational studies, sports practice can enhance students performance at other subjects as well as helping to increase pupils educational attainment, including underachieving young people. It demonstrates that pupils with better health and wellbeing are likely to achieve better academically. Stratford Padel Padel Solutions Ltd Land at Rick Roberts Way 25

27 Club will have juniors participation and involvement as a transversal objective throughout its practice Providing a well-managed and integrated community offer will align Stratford Padel Club with national strategies in terms of sports promotion providing players of all kind a safe environment to develop their skills with the guidance from highly experienced staff and coaches at all times. Design 8.22 Following an appraisal of the site, the chosen location was considered the most appropriate for a new building when considering the massing and surrounding context The strategy also inherently addresses the potential for loss of light to any of the surrounding residential properties on Rick Roberts Way and Abbey Lane. In addition, the presence of a number of existing dense, 14m high trees which are located the length of the site boundary has a great effect on not only currently shielding the dwellings from the existing site but also the proposed new building. In addition, LLDC has offered a number of trees which it is proposed will be planted along the site boundary, further enhancing visual amenity at the application site The proposed building has a simply expressed rectangular shaped form that balances the robustness of modern, urban suitable materials with appropriate scale and colour, in a robust, straight forward design Vertically orientated wall panels provide a vertical pattern that creates an attractive rhythm to the building form. Feature areas of the elevation are created by the introduction of building signage and a vinyl banner, creating a sleek and simple elevational treatment Within the Stratford High Street area there is an eclectic sense of character provided using a number of traditional and modern materials. The proposal has been prepared utilising a limited selection of materials, specifically metal insulated panels and an inflated twin membrane roof made of PVC coated polyester. The contemporary materials and design are considered acceptable given the temporary nature of the scheme and the fact that the façade will be enlivened by a logo and banner as well as being suitably screened by the aforementioned relocated trees The external walls are to comprise of glavanised steel cladding insulated panels. This material provides a high level of building integrity and security whilst providing a seamless sleek façade. The panels allow greater durability than other materials and are self-coloured reducing maintenance requirements The roof is to be formed in an arched form. The arch comprises of a series of individual black inflated PVC cells that provide solar shading, a thermal barrier and acoustic Padel Solutions Ltd Land at Rick Roberts Way 26

28 buffering. This material provides the ability to create parabolic shapes of interest, providing a key design feature to the proposal Temporary use requirements include the possibility to relocate the building should the landlord serve a break-clause within the lease. The building cost has limited time to depreciate its value and Padel Solutions Ltd s sustainability values resist end-of-life strategies that generate only waste. Unknown ground conditions limited the ability to design footings and foundations. All of the above criteria pointed Lauralu Industry (Principle Contractor) towards the lightweight, surface-mounted, and de-mountable structure described above which will retain residual value and usability at the end of the project Policy S.2; Energy in New Development would appear most relevant to the application scheme. Whilst the policy doesn t mention temporary uses, the London Plan Energy Hierarchy (London Plan Policy 5.2) is important in determining applications: 1. Be lean: use less energy 2. Be clean: supply energy efficiently 3. Be green: use renewable energy 8.31 Maximisation of energy efficiency should take account of all aspects of a scheme, including, for example, street lighting and communal lighting using LED or other efficient lighting technology. Outdoor lighting should also minimise losses of light to the sky In addition to the adoption of passive design techniques, the building has been designed with a Fabric First approach whereby the construction budget is invested in the building fabric and energy efficiency measures, rather than relying on renewable energy technologies A heating and cooling strategy has been developed through the design process in that the building is to be mechanically vented but will not incorporate air conditioning due to the volume of air requiring conditioning being considerable and the plant and energy required to run it substantial. It is proposed that the building in the large will remain unheated, save for the siting of a number of industrial electric heaters which will be located in strategic locations and utilised to keep the temperature ideal for practicing sports when required. This strategy aims to reduce energy consumption as much as possible whilst still delivering a space that is both compliant with building regulations and successful from an operational perspective The very nature of the proposed building type eliminates the need for foundations which coupled with the utilisation of the existing tarmac site surface as the internal Padel Solutions Ltd Land at Rick Roberts Way 27

29 floor means the scheme has reduced the requirement for concrete and aggregates substantially. With the building type also being demountable, the building may be relocated to another site as needed, increasing the life span considerably The hot water consumption for the development will be reduced by utilising flow restrictors in showers and on wash hand basin taps. It is also proposed to install LED lighting internally and externally where possible. This reduction in hot water demand and efficient lighting further reduces the projected CO2 emissions The above demonstrates compliance with Policy S.2. Heritage 8.37 Legislation relating to listed buildings and conservation areas is contained in the Planning (Listed Buildings and Conservation Areas) Act Sections 16 and 66 of the Act place a duty on the decision maker to have special regard to the desirability of preserving listed buildings and their settings. Section 72 of the Act places a similar duty on the decision maker to pay special attention to the desirability of preserving or enhancing the character and appearance of conservation areas. However, the Act does not make provision for the preservation of the setting of conservation areas in the same way as for the setting of listed buildings, and it is not triggered by this application Paragraph 13 of the NPPF outlines that it constitutes guidance for local planning authorities and decision makers as a material consideration in determining planning applications Section 12 of the NPPF deals with conserving and enhancing the historic environment. The NPPF places much emphasis on heritage significance, which it defines in Annex 2 as: The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset s physical presence, but also from its setting Paragraph 128 of the NPPF requires applicants to describe the significance of any heritage assets affected by a proposal, including the contribution of their setting, to a proportionate level of detail. Paragraph 129 requires essentially the same from local planning authorities in that they must identify and assess the particular significance of any heritage asset. The significance of the heritage asset should be taken as the benchmark against which the impacts of a proposal are to be assessed Paragraph 131 outlines the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation. Designated heritage assets such as conservation areas are specifically referred to in Padel Solutions Ltd Land at Rick Roberts Way 28

30 paragraph 132 which states that great weight should be given to their conservation. A proportionate approach is propagated in this regard Paragraph 133 deals with the substantial harm to a heritage asset and is, therefore, not relevant to this application. Paragraph 134 deals with less than substantial harm. Once again, this should not be relevant when assessing this application, however, it is stated that harm should be weighed against the public benefits which are defined by the NPPG as anything that delivers economic, social or environmental progress The application site is not located within a Conservation Area and nor is it in close proximity to any listed buildings. There is one Grade II Listed structure in the vicinity of the application site which is the parish boundary marker located between numbers 222 and 223 High Street. The marker consists of a sandstone post, the setting of which will not be affected by the proposed development. The setting of the heritage asset has been significantly compromised by the surrounding large scale, modern development and the siting of several telecommunications equipment cabinets in close proximity. As such, its setting is confined to its location itself and would not be further compromised by the proposals The Yardley s building opposite the application site at 150 High Street is locally listed. The Yardley s building is surrounded by a range of modern, high rise residential buildings and fronts onto the heavily trafficked, five lane High Street. The vacant application site lies on the other side of High Street, the current condition of which could be said to detract from the setting of the Yardley s building. The proposed scheme will reinvigorate the site prior to the allocated development coming forward. As such, the setting of the heritage asset will not be further compromised by the proposals Whilst the application site is not located within a Conservation Area, the Sugar House Lane and Three Mills Conservation Areas are located in the wider surrounding area. The Sugar Lane Conservation Area is located approximately 225 metres to the south west of the application site along Stratford High Street whilst Three Mills Conservation Area is located approximately 290 metres to the south east. There are several Grade II Listed buildings within the Three Mills Conservation Area. The application site is not visible from either Conservation Area due to a mixture of topography and the existing built development in the area. As such, the settings of the Conservation Areas will not be affected by the proposed development It is concluded that the heritage significance of the surrounding heritage assets would not be unduly compromised or harmed by the proposed development and that the planning benefits would outweigh any perceived harm. For that reason, it is considered that there are no policy conflicts in heritage terms The above has demonstrated compliance with Policy BN.16 of the Local Plan. Padel Solutions Ltd Land at Rick Roberts Way 29

31 Noise 8.48 It was agreed with officers at pre-application stage that a noise assessment would not be required given the scale of the proposals and type of operation Based upon the applicant s prior experience at the Canary Wharf and Whitechapel padel centres, it is anticipated that there will be no more than a maximum of 50 people on site at any given time. Sources of noise would be limited to sporting activity (indoor), road traffic generation, servicing and deliveries. There will be no mechanical services plant The nearest noise sensitive (residential) premises to the proposed venue are flats to the north west facing Rick Roberts Way and north east fronting Stratford High Street. These receptors would be between 40 and 60 metres from the nearest edge of the proposed building, the nearest being those on Rick Roberts Way. The receptors are separated from the site by Rick Roberts Way or Stratford High Street and road traffic noise dominates the noise environment Typical noise would not be expected to exceed 80 dba (similar to background music levels in a bar or gym, for example). This would equate to a level outside the nearest properties some 10 db below the background sound level at any time and would have no impact on the noise environment In the context of the existing noise environment it is considered that the impact of the proposal will be low to negligible. This is based on objective analysis against relevant standards and subjective analysis following the advice in the Planning Practice Guidance on noise It is concluded that the development could proceed without any significant noise impact on nearby residential dwellings. As such, the proposals comply with Policy BN.11 of the Local Plan Catherine Bickmore Associates were commissioned to undertake an ecological appraisal of the application site. The appraisal included a desk study, a field survey with an assessment of effects and recommendations The wider application site forms part of a larger dis-used transport/storage facility. It comprises a predominance of hard standing with peripheral areas mainly comprising tall ruderal habitat. It is located to the north side of Greenway, a site of borough importance for nature conservation grade 1. The site itself has little nature conservation interest on account of the predominance of hard standing The development is not of a type to trigger consultation with Natural England on account of its location in an SSSI impact zone. The nearest non designated site of metropolitan importance, the River Thames would be unlikely to be affected by the proposals. Also, neither the nearby Greenway site nor Bow Back Rivers, both sites of Padel Solutions Ltd Land at Rick Roberts Way 30

32 local importance, would be likely to be affected by the proposals on account of the existing hard standing which provides minimal nature conservation interest, in addition severance by the High Street in the case of Bow Back Rivers The proposals would be located on the existing hard standing with the majority of the boundary strips retained. There would be minimal effect on the areas of semi natural habitat however, there would be some opportunities to retain, enhance and manage it to benefit nature conservation including to the nearby Greenway, a site of borough importance Despite the temporary nature of the proposals, the applicant wishes to mitigate and enhance the landscape boundary in line with planning policies to benefit biodiversity. As such, recommendations include (within the application site boundary): Eradication of invasive species; Establishment of floristically rich grassland to complement the Greenway corridor; Addition of bird boxes to attract BAP species; Appropriate management of the boundary green space as a forage resource; In addition, consideration could be given to the provision of structures for native climbers, and of a southern buffer strip up to the Greenway subject to the availability of land These recommendations would mitigate any potential losses associated with usual amenity landscape with potential indirect benefits to the nearby Greenway, a site of local importance Implementation of the above recommendations should result in a net gain in nature conservation interest of the site. As such the development would comply with Policy BN.3 of the Local Plan and also contributes to Newham Biodiversity Action Plan targets. Flood Risk 8.61 Dr. Paul Garrad was commissioned to produce a Flood Risk Assessment for the application scheme due to the partial location of the application site within Flood Zone 3. A Surface Water Drainage Proforma has also been submitted as per London Borough of Newham requirements (Lead Local Flood Authority) The FRA notes that the nearest potential sources of fluvial and/or tidal flooding of the are the River Thames which is located 2.5km to the south and the River Lee or Bow Brook 100m to the north west. The River Thames and the River Lee both have raised Padel Solutions Ltd Land at Rick Roberts Way 31

33 flood walls and defences which provide a standard of protection to the 1000 year flood level with a statutory crest level of 5.49m OD. The 1000 year flood level is below both the level of the site and the defense crest level. In the unlikely event that the defenses fail, the EA modelling demonstrates that the site is not located within an area of risk Other potential sources of flooding may include storm water, roads, sewers, groundwater and failure of reservoirs. The EAs pluvial flood maps show the application site is at low risk and would not be affected by the 1000 year storm. There are no records indicating the site has been affected in the past. As the floor of the building will be raised above the local ground level this will prevent any storm water that does pond on the site from entering the new building and the risk from other sources is considered to be low The FRA notes that it is common practice to provide raised floor levels in any building to ensure the risk of pluvial or other sources of flooding is reduced. For more vulnerable residential uses the EA and SFRA require that floor levels are a minimum of 300mm above local ground level or 300mm above the 200 year + CC breached flood level. For less vulnerable uses such as the proposed facility, a lower freeboard is deemed appropriate As the site is in defended Zone 3 it is not a flood storage area, hence there will be no loss of flood plain storage, no displaced water and no change in the flooding potential for adjacent sites. With no additional disruption to natural flow routes on the flood plain there is no requirement for flood storage compensation The EA flood map shows there is escape onto the High Street where services and facilities exist. As the application site is at low risk a Flood Evacuation Plan is not considered necessary and the raised ground floor level will provide the primary flood resistance and resilience measure so that other measures are not required Site runoff calculations suggest a 2% increase in peak flows and volumes above the existing rate due to the 2% increase in rainfall totals from climate change over the short 5 year lifetime of the development. A review of SUDS options suggests infiltration methods will not be suitable due to the presence of impermeable clays and made ground below the sites, whilst a green roof and rain water harvesting are not considered practical. The preferred option is to use storage and attenuation in the form of either one storm cell on the existing drainage network, an oversized drainage pipe, extending the existing surface water storage facility and the provision of water butts or planters on down pipes from the roof. The overflow from this system would drain to the local storm water sewer as existing with arrangements for maintenance over the life-time of the development. Given the temporary nature of the scheme, the applicant proposes utilising water butts as a cost effective, drainage appropriate measure. It is proposed to locate two 110 litre water butts with a woodgrain finish at the north eastern and north western corners of the building. These locations are considered ideal given the location of the existing drainage channel. It is considered that options such as storm cells or extending the existing surface water storage facility are more suitable for long term development proposals. Padel Solutions Ltd Land at Rick Roberts Way 32

34 8.68 Due to the site topography internal flooding will not occur in the event of local drainage system failure, which is down slope, whether due to extreme rainfall or a lack of maintenance. The flow routes in the event of a system failure or the storage facility being full will be to the local storm sewer as existing. With these SUDS measures the surface water runoff from the site will be discharged to the existing surface water drainage system at not greater than the existing rate and this will meet the requirements of NPPF, NPPG, the EA, the SFRA and the LLFA Under the NPPF the proposed sports facility is a "less vulnerable" use which is appropriate at this location and therefore the Exception Test is not required. As the proposed site is in Zone 1 and defended Zone 3, it is considered there will be no alternative sites at a lower risk of flooding in the local area and hence compliant with the Sequential Test The above demonstrates compliance with Policy S.8 of the Local Plan. Contamination 8.71 A Phase 1 Desk Study has been produced by Pam Brown Associates to assess the ground conditions at the application site The report aims to characterise the geological and environmental setting of the site based upon the procedures identified within Environment Agency Contaminated Land Report 11 Model Procedures for the Management of Land Contamination'. These procedures relate to past contamination, and assume that legislative controls such as Pollution Prevention and Control authorisations control current potentially polluting activities. Emphasis is therefore upon historic use and the overall approach in dealing with past land contamination is one of risk management The report notes that the site is underlain by Alluvium (superficial) comprised of clay, which is underlain by the London Clay Formation and Lambeth Formation, followed by the Thanet Sands and Chalk. The superficial deposits have been designated as a Secondary (undifferentiated) aquifer and the London Clay Formation has been designated as a Secondary A aquifer No active surface water abstraction licenses were noted within 1000m of the site. Two (2No.) groundwater abstraction licenses are noted within 1000m, for the process of non-evaporative cooling 726m south east and processing water and dust suppression 857m west Environmental sensitivity with regard to surface waters is considered Moderate due to the proximity of six (6No.) primary rivers within 500m of the site. The sensitivity of groundwater is considered Moderate as Secondary A and undifferentiated aquifer units underlie the site and two (2No.) groundwater abstraction licenses are noted within 1000m. The environmental sensitivity with respect to ecological systems is considered to be low, as the closest ecological system is an LNR 1670m to the Padel Solutions Ltd Land at Rick Roberts Way 33

35 southwest. Sensitivity with respect to humans is deemed Moderate, as the site is in a mixed use residential and industrial area Historically, the site has been used for a variety of residential and industrial uses. The site was remediated and redeveloped as part of the London 2012 Olympic Games Park development. The site itself was part of the Planning Delivery Zone12 (PDZ12) - North. Third party information suggest remedial and validation works took place on site, which if successful limited or no pollution linkages would likely to remain that could pose a risk to human health or controlled water receptors. It is therefore anticipated that harm which could arise from residual contamination on site is likely to be mild From the late 1860s to the late 2010s, numerous potentially contaminative activities were recorded within the vicinity of the site, including a metal works, cigarette factory, a northern outfall sewer, a motor body engineering works, electrical sub stations, a timber yard, a box factory, tanks, light engineering works, a warehouse, sheet metal works, engineering works, wharves, a garage, a boiler house, chemical works, a forge, sulphur kilns, a cork factory, a printing and publishing works and a gas depot. However, 3rd party documentation suggest contaminative issues across the wider area had been addressed as part of the Olympic regeneration scheme, therefore it is considered mild harm could arise from sensitive receptors from contamination arising from off-site sources Based on the comparison of the magnitude of the harm and the likelihood that a contaminant pathway would be established, it is regarded there is Lowrisk of harm to human health and/or controlled water receptors from residual soil and groundwater contamination which could remain on site It is recommended that, based on the data provided by 3rd parties, no further remedial works are currently considered necessary. The following measures are advised: Ground /maintenance workers involved in any future groundworks should use appropriate PPE/PRE and follow good working practices whilst carrying out works on site; A surface water drainage system is implemented as part of the development of the site A Phase II Environmental Site Investigation was also produced by Pam Brown Associates in support of the previous application for temporary sports facilities at the development site. The conceptual site model established as part of the Phase II Environmental Site Investigation has been refined based upon the updated proposed development plans. A cover letter produced by Pam Brown Associates which assesses the specific risks posed by the proposed scheme has been submitted in support of the application. Padel Solutions Ltd Land at Rick Roberts Way 34

36 8.81 The cover letter notes that a site investigation undertaken in 2017 identified a clean capping layer beneath hardstanding up to 0.9m below ground level, underlain by further layers of made ground to approximately 4.2m below ground level. The natural strata comprised superficial deposits of CLAYS and GRAVELS overlying sandy CLAY of the Lambeth Group from 9.2m below ground level Analysis of samples of the capping layer and deeper made ground did not identify any metals, non-metals or organic contaminants in exceedance of their respective generic assessment criteria based on a commercial/industrial end use. The surface samples taken from the areas of soft landscaping met the guidelines for public parks Amosite fibres/clumps were identified in a sample of made ground taken from m below ground level in the northern area of the site. It was noted that limited quantities of asbestos were identified, preventing further quantitative analysis It is anticipated the harm that could arise to human health form the observed concentrations in soils would be mild The report concludes that there would be a low likelihood for future site users to come into direct contact with, inhale or ingest potentially contaminated materials. This is due to the presence of building and hardstanding across the majority of the site thereby limiting dust generation and/or contact with near surface materials. The area currently used as soft landscaping will also remain the same The construction of the building incorporates the use of baseplates and stakes to anchor the building in position. The stakes will be driven to a depth of between 800mm to 1000mm below ground level and will therefore generally be within the clean capping layer or just penetrate into the top of the made ground beneath. It is envisaged that the process will not disturb or create any arisings of potentially contaminated made ground A low likelihood of potential exposure of construction/maintenance personnel to potentially contaminated materials in the near surface has been estimated, based on the use of the proposed construction method. The report recommends that the planting scheme consisting of tree planting around the site boundary would require appropriate PPE to be utilised by the landscaping contractor and assumes planting depth will be in the surface materials Based on the findings of the investigation and considering the proposed development end use of the site, a Low Risk has been estimated for harm to arise to human health from contaminative issues identified on site. This is based on the assumption that the majority of the site will be covered by hard standing materials, and the clean capping layer will not be removed or disturbed Whilst the quantities of asbestos identified during the site investigation were limited, the potential for further asbestos containing materials (ACMs) within made ground should not be discounted. This would only be a consideration if the capping layer were to be penetrated and ground works be undertaken in the deeper made ground Padel Solutions Ltd Land at Rick Roberts Way 35

37 to facilitate development works. This will not be an issue as the application scheme does not propose penetrating the capping layer Uplift tests are to be conducted by Lauralu (the project engineers) prior to assembly of the building to collect information on the ground resistance and determine the quantity and length of anchor rods to be used. If it is proven that the stakes are not suitable in some locations due to in-ground obstructions or leg loading restrictions, an alternative solution would be recommended. This could include the use of concrete ballasts or concrete pads. However, the use of concrete pads is not intended to be the primary solution for the structure and would be a last resort due to the likely cost implications of using this foundation solution which could make the project unviable. Any required remediation works will be carried out at his point, ensuring that the development will pose no risk in this regard. As such, the proposals comply with Policy BN.13 of the Local Plan. Highways 8.80 Steer Davies Gleave have prepared a Transport Assessment to support the planning application. It was agreed with officers at pre-application stage that a Travel Plan would not be required given the scale of the proposals The report notes that TFL have given the site a PTAL rating of 3, representing a moderate level of accessibility. However, the area directly adjacent to the site, which covers the High Street/Rick Roberts Way crossroads junction, has a PTAL of 6b representing the best level of accessibility. The application site is considered to be in a highly accessible location which can be reached using a variety of sustainable transport modes Accident data analysis illustrates a total of 75 accidents in a five year period which equates to an incident rate of around one accident per month. This rate is considered to be typical of a junction of this nature, given the relatively high levels of traffic in the vicinity. The majority of accidents have been classified as slight and are typical of the minor collisions which occur at junctions of this character. It is important to note that the temporary development will be car free with the exception of two accessible spaces, one disabled drop-off bay and limited servicing requirements The Transport Statement outlines the relevant local and national policies and identifies that the proposals conform. Where necessary these have been appropriately integrated within the design of the development. Analysis of the policy context concludes that the proposed development substantially supports the aims and objectives as set out at a national and local level The site is provided with a minimal level of parking, restricted to two accessible bays and one disabled drop-off bay. Given the controlled parking zones and traffic regulation orders in the vicinity, no parking will be displaced off-site, to unauthorised or residential locations. Padel Solutions Ltd Land at Rick Roberts Way 36

38 8.85 A total of 12 cycle stands will be provided as part of the development exceeding the required provision stated within LLDC/London Plan Guidance A comprehensive trip generation exercise has been conducted. The trip generation exercise has forecast the impact of the proposed land use on-site under the scenario of normal operation and a tournament event representing the worst case An impact assessment has been conducted to determine the effect of the proposals on the local transport infrastructure. The analysis demonstrates that the forecast development trips as outlined within the Transport Statement will have a negligible impact on the local highway, public transport, walking and cycling networks A Construction Management Plan is not required for the proposed development as per the TfL Construction Logistics Plan Guidance which states that Construction Management Plans are not required for developments where the construction cost is under 2 million and under 1,000sqm floorspace is created. However, applicant has submitted a brief Construction Phase Plan which demonstrates that the construction phase will be carried out in a safe manner causing minimal disruption With regard to transport and highways, the application is therefore considered to be suitable for the granting of planning permission This Statement of Convergence has been prepared in accordance with the guidance set out in the GLA s Olympic Legacy Supplementary Planning Guidance (OLSPG) (July 2012) which requires planning applications in the OLSPG area to demonstrate how they will help close the deprivation gap between Olympic host boroughs and the rest of London The key convergence objectives are as follows and these are addressed in this statement as appropriate: creating a coherent and high quality city within a world city region; improving educational attainment, skills and raising aspirations; reducing worklessness, benefit dependency and child poverty; homes for all; enhancing health and wellbeing; reduce serious crime rates and anti social behaviour; and maximising the sports legacy and increasing participation. Padel Solutions Ltd Land at Rick Roberts Way 37

39 8.91 The application proposes an interim sporting use in advance of the redevelopment of the site for a mix of uses. As such, the benefits of the scheme will be temporary and constrained only to the proposed use. It is considered that the key benefits that meet the convergence objectives can be sumarised as follows: enhancing health and wellbeing the proposed sporting uses will the local community to be active. serious crime rates and anti-social behavior the facility will provide a sporting venue which will be open outside of school hours. Reduced rates will be available for the local community as outlined earlier in this statement. This will encourage positive sporting activity rather than negative anti-social behaviour. maximising the sports legacy and increasing participation the scheme will create a sporting venue which encourages excellence and participation. The proposal will also help to grow a relatively new, fast growing sport in the U.K. Promoting interest and understanding of padel tennis as experiences at the facility are captured and communicated by the users. Padel Solutions Ltd Land at Rick Roberts Way 38

40 9. Summary and Conclusions 9.1 The proposed temporary development provides leisure facilities for the local catchment whilst also making efficient use of a cleared development site. There are no directly comparable facilities in the local area. 9.2 The application seeks up to a five year temporary permission which will ensure that the facility can operate for the period leading up to the redevelopment of the site. As an interim use, it will not impact on the long term redevelopment aspirations for the site. 9.3 The application scheme brings with it numerous benefits in providing access to a community sports facility. In particular, special concession rates will be offered to members of the local community whilst the applicant will also reach out to local schools. This approach will encourage sports participation across the whole community. 9.4 Whilst it is a new detailed application for a temporary use, the D2 facility is broadly in line with the redevelopment aspirations for the area and is significantly smaller than a similar leisure scheme granted last year. The application is supported by technical documentation which demonstrates that there would be no negative impact upon the established town centre uses, local heritage assets or surrounding residential amenity. 9.5 It is concluded that the proposal is in accordance with the development plan and therefore can and should be granted planning permission. Padel Solutions Ltd Land at Rick Roberts Way 39

41 Appendix A

42 This year s report explores the growth of the sport of padel in the over the past twelve months and provides player figures from all clubs across England, Scotland, Northern Ireland, Wales and Channel Islands. The figures in this report are correct as of December 31, Issued in March 2018

43 I t s hard to convey in these few words how exciting it is to be involved in a developing sport that is driven by the passion of a small community. We have no Wimbledon, no Six Nations, no Ryder Cup, and yet the enthusiasm and drive to bring padel to the nation is admirably demonstrated in this year s report. The ambition to gain government recognition is something we cannot achieve alone and therefore we would like to thank: the clubs for current and future data provision and overall support, our members who directly contribute towards our financial stability, our sponsors who engage with our tournaments, and national teams on the world stage, and of course all the players and volunteers who like me take immense pride and joy from being integral to what we have all created together over the past 4 years. It s all about momentum and we have that force amongst us in large amounts. Peter Vann President of British Padel

44 CONTENTS 04 OVERVIEW 04 CLUBS AND COURTS 05 PLAYERS IN THE 05 DEMOGRAPHICS 05 PARTICIPATION 06 ENGLAND 06 SCOTLAND 07 NORTHERN IRELAND 07 CHANNEL ISLANDS 07 WALES 08 EVENTS & TOURNAMENTS 08 BRITISH PADEL TOUR 09 INTERNATIONAL 10 WPT LONDON EXHIBITION 10 SPONSOR ENGAGEMENT

45 04 BRITISH PADEL REPORT 2018 ABOUT BRITISH PADEL British Padel is a not-for-profit organisation limited by guarantee and receives no public funding. It is the acting governing body supported by it s affiliated members of players, coaches, clubs and approved by the International Padel Federation (FIP). Our organisation is responsible for measuring participation, implementing regulation, and overall minimal standards for all aspects of the sport including and not limited to; court installations, coaching courses, guidance for players, coaches, and clubs. British Padel is currently seeking full recognition from the Recognition Panel, a joint policy comprised of the five Sports Councils (Sport England, Sport Scotland, Sport, Sport Wales and Sport Northern Ireland). Our mission is to provide support and guidance enabling a faster growth for the sport of padel. We strive to implement structure and regulation whilst defining minimum standards for our evolving sport. We will assist with padel development matters, pointing individuals and organisations in the right direction wherever required. Our association has been formed by padel enthusiasts, professionals and padel players alike, determined to work together to create the perfect foundation for our sport. Our mission is to provide support and guidance enabling a faster growth for the sport of padel CLUBS AND COURTS 15 total clubs 21 total courts total clubs 44 total courts

46 05 PLAYERS IN THE 2,163 total players in DEMOGRAPHICS 74% adult players (16-64 years) 12% junior players (from 5-15 years) 14% Older adult players (65-74 years) 70% male players 30% female players Clubs location in red PARTICIPATION 86% play at least once a month 48% play at least once a week

47 06 ENGLAND 1,535 total players 28 total courts 14 total clubs SCOTLAND 448 total players 9 total courts 5 total clubs

48 07 NORTHERN IRELAND 150 total players 2 total courts 1 total club CHANNEL ISLANDS 50 total players 5 total courts 2 total clubs WALES 0 total players 0 total courts 0 total clubs

49 08 EVENTS & TOURNAMENTS 512 padel events in social events (10 players per social on average) 68 tournaments (50 players per tournament on average) BRITISH PADEL TOUR The British Padel TOUR is a circuit of open tournaments grouped by categories for both performance players wishing to compete for a national ranking and social addicts seeking some competitive play, both male and female. BPT tournaments are classified into GOLD, SILVER and BRONZE. Average entries; players per tournament players per tournament players per tournament

50 09 INTERNATIONAL Team GB s participation at the multiple international events organised by the International Padel Federation, and the remarkable results achieved, proves the level of play is largely improving year on year in both the junior and adult categories. In 2017, Team GB achieved the following results; 5 th at the European Padel Championships in Lisbon, 2017 (Men s Team) 10 th at the European Padel Championships in Lisbon, 2017 (Ladies Team) 6 th at the World Junior Padel Championships in Malaga, 2017 (Boys Team) 8 th at the World Junior Padel Championships in Malaga, 2017 (Girls Team)

51 10 WPT LONDON EXHIBITION London hosted its first World Padel Tour Exhibition in June The exhibition took place during Canary Wharf s Pop-Up Padel 2017 event. The exhibition attracted thousands of people and has offered an unprecedented showcase for the sport. The 2 nd edition has been confirmed to be held at Canary Wharf during the Pop-Up Padel Canary Wharf 2018 event. WPT professional players together with our top British players Jonas Björkman, ex professional ATP tennis player SPONSOR ENGAGEMENT The sport s increasing popularity has led British Padel to secure partnership agreements with large reputable brands. Some of the brands that have supported British Padel include Estrella Damm, Varlion, HEAD, adidas, David Lloyd Clubs and Padelshack.

52 Images by British Padel and WeArePADEL