Planning Committee 04/02/2015 Schedule Item 6 Ref: Address: Ward: Proposal: PP/2014/5145 Smith Farm Estate, Old Bridge Close, Northolt, UB5 6UA. Greenford Broadway Installation of sports pitch, reconstruction of car parking spaces, and boundary fencing (Deemed Consent). Drawing numbers: Drawing Ref: Design and Access Statement, dated September 2014; SFB/11/14/01-Rev-R00; SFB/11/14/02-Rev- R00; SFB/11/14/03-Rev-R00. Type of Application: Deemed Consent Application Received: 16/10/2014 Report by: Alan Corcoran Executive Summary: Recommendation: Grant, subject to conditions Planning permission is sought for the installation of a tarmacadam sports pitch measuring approximately 17m x 9m totaling 153 sqm, with a 3m boundary fence on the south and north elevations and a 4m boundary fence on the east and west elevations, and the reconfiguration of 5 car parking spaces in the north-east corner of Smith Farm Estate, Northolt. The original application was submitted on 16/10/14 with additional information containing plans and elevations of the proposed playing pitch and boundary fence being submitted on 28/11/14. One letter of objection has been received. The objection raises concerns regarding anti-social activity in proximity to the proposed site. The application has been assessed in terms of the principle of the development with the Green Belt as well as having regard to character and appearance, residential amenity, highways, and energy and sustainability. It is considered that the proposal is consistent with the aims of the relevant policies of the Ealing Development Management Development Plan (2013), Ealing Core Strategy (2012), The London Plan (2011) and the National Planning Policy Framework (2012). It is recommended that planning permission should be approved with conditions. Page 1 of 8
Recommendation: Grant, subject to the following conditions: Time Limit 3 years 1. The development permitted shall be begun before the expiration of three years from the date of this permission. Reason: In order to comply with the provisions of the Town and Country Planning Act 1990 (as amended). Approved Plans 2. Drawing Ref: Design and Access Statement, dated September 2014; SFB/11/14/01-Rev- R00; SFB/11/14/02-Rev-R00; SFB/11/14/03-Rev-R00. Reason: For the avoidance of doubt and in the interests of proper planning. Boundary Fence 3. Prior to the commencement of works details of acoustic fencing to protect the nearest noise sensitive dwellings from the sports pitch shall be submitted for approval. The approved acoustic fencing shall be provided before the pitch is first brought into use and shall be permanently retained thereafter. Reason: To ensure that the materials harmonise with the surroundings in accordance policies 7.4 and 7.15 of The London Plan, policy 7A of Ealing s Development Management Plan DPD (2013), and Ealing s Interim Supplementary Planning Guidance 10. Parking 4. Before the pitch is first brought into use the approved car parking spaces shall be laid out, surfaced with grass crete and maintained thereafter. Reason: For the avoidance of doubt and in the interests of proper planning. Cycle Parking 5. Details of 2 Sheffield Cycle Parking Spaces including location shall be submitted to and approved by the Local Planning Authority, and such details as approved shall be provided before the pitch is first brought into use, and shall be permanently retained thereafter. Reason: To ensure adequate cycle parking is provided and retained in order to encourage the use of sustainable modes of transport in accordance with policy 6.9 of the London Plan (2011) and policy 1.1 (f) of the Ealing Development (Core) Strategy (2012). Page 2 of 8
CCTV 6. Details of CCTV shall be submitted and approved by the Local Planning Authority and then provided in accordance with the approved details before the pitch is first brought into use. Reason: To ensure to opportunities of anti-social behavior is restricted in accordance with policy 7.3 of Ealing s Development Management Plan DPD (2013). Informatives 1. The decision to grant planning permission has been taken having regard to the policies and proposals in the adopted Ealing Development Management DPD 2013, the adopted Ealing Development (Core) Strategy 2012, the London Plan 2011, the National Planning Policy Framework 2012, and to all relevant material considerations: National Planning Policy Framework 2012 7 Requiring Good Design 8 Promoting Healthy Communities 9 Protecting Green Belt Land London Plan 2011 and Revised Early Minor Alterations 2013 2.18 Green Infrastructure: The Network of Open and Green Spaces 3.1 Ensuring Equal Life Chances for All 3.2 Improving Health and Addressing Health Inequalities 3.16 Protection and Enhancement of Social Infrastructure 3.19 Sports Facilities 7.1 Building London's Neighbourhoods and Communities 7.3 Designing out Crime 7.4 Local Character 7.5 Public Realm 7.15 Reducing Noise and Enhancing Soundscapes 7.16 Green Belt 7.19 Biodiversity and Access to Nature Adopted Ealing Core Strategy 2012 1.1 Spatial Vision for Ealing 2026 (e) (i) (j) 1.2 Delivery of the Vision for Ealing 2026 (d) 5.1 Protect and Enhance Metropolitan Green Belt 5.4 Protect the Natural Environment Biodiversity and Geodiversity Adopted Ealing Development Management DPD 2013 2.18 Ealing Local Variation Green Infrastructure: The Network of Open and Green Spaces 7.3 Ealing Local Variation Designing Out Crime Page 3 of 8
7.4 Ealing Local Variation - Local Character 7A Ealing Local Variation - Amenity 7B Ealing Local Policy - Design Amenity 7D Ealing Local Policy - Open Space Interim Supplementary Planning Guidance SPG 10 Noise and Vibration In reaching this decision, specific consideration was given to the character and appearance, residential amenity, highways, nature conservation, and noise and disturbance. It is considered that the development complies with the relevant policies and there are no other material conditions that would warrant refusal of the application. 2. Construction and demolition works, audible beyond the boundary of the site shall only be carried on between the hours of 0800-1800hrs Mondays to Fridays and 0800-1300hrs on Saturdays and at no other times, including Sundays and Bank Holidays. 3. No bonfires shall be lit on site. Site Description: The site is located on Old Bridge Close, in the north-east corner of the Smith Farm Estate, Northolt. The site is partly located in Northolt and Greenford Country Park, which is designated as Metropolitan Green Belt and also forms part of a wider Site of Importance for Nature Conservation (SINC) Smith s Farm, Marnham Fields, Bridge Farm Open Space and Greenford Lagoons. The rest of the proposal is on a surfaced car parking and green open space to the north-east of the Smith Farm Housing Estate with one street light within the site boundary to the west along an existing footpath from the Green Belt land. Metropolitan Green Belt surrounds the north of the site, with the Grand Union Canal located to the east and children s play equipment adjacent to the south of the proposal. There are residential properties along Old Bridge Close and Farrier Road to the south and south-west of the site. These properties are two and three storey dwelling houses and flats with the nearest property located 7m to the south of the site. The Proposal: The proposal consists of the installation of a tarmacadam sports pitch partly located in Metropolitan Green Belt measuring approximately 17m x 9m totaling 153 sqm, with a 3m mesh boundary fence on the south and north elevations and a 4m mesh boundary fence on the east and west elevations, and the reconfiguration of 5 car parking spaces that would be a grass crete surface. The sports pitch is not proposed to be a gated enclosed area. The boundary fence would have 8 access points, located either side of the goal areas to the east and west elevations and also on the north and south elevations. Page 4 of 8
As the community facility would not be gated there would be no restrictions on the hours of use. However, as a result of only one existing lamp post located to the west of the proposed pitch the hours of play would be limited by the hours of day light. Relevant Planning History: No relevant site history Consultation: Public Consultation 55 Neighbours from Old Bridge Close and Farrier Road were notified by letter on the 17/10/2014. 3 site notices were also erected in the Smith Farm Estate on 24/10/14. The consultation period expired 14/11/2014. One objection was received from, raising concerns regarding the sports facility s proximity to an area of known anti-social activity. Officers Response: The Metropolitan Police Design out Crime Officer is satisfied that concerns regarding anti-social activity are mitigated by providing CCTV surveillance in the area. Internal Consultation Transport No objection subject to a condition provision of 4 sheltered cycle spaces. Officers Response: Due to the proposals location with the entire Smith Farm Estate being within approximately 5 minutes walking distance of the facility it is not considered necessary to provide 4 sheltered cycle parking spaces. The installation of 2 Sheffield cycle parking stands is conditioned to provide secure and sufficient cycle parking for people using the facility. Regulatory Services No objection subject to the following conditions; 1 - Details of acoustic fencing. 2 - No external lights to be installed on the pitch. 3 - The sports pitch should only be used between 9am and 6pm on weekdays and Saturdays and at no time on Sundays and Bank Holidays. 4 - Gates to be locked at end of restricted hours. Officers Response: It has been conditioned for the applicant to provide details of the acoustic fencing prior to the pitch being brought into use. No additional lighting has been proposed or Page 5 of 8
conditioned. It is considered that the exclusion of additional lighting is an adequate to restrict hours of use in the context of the community facility on the edge of a residential area. The installation of appropriate acoustic fencing to be approved by the Council would help mitigate some concerns of the impact of noise emissions. Environmental Services (Refuse) Landscape and Trees Planning Policy No objection. No objection. No objection. External Consultation Canals and Rivers Trust Design out Crime No objection. No objection provided this is the only viable site and subject to the following conditions: 1. Lamp columns for mobile CCTV. 2. Mobile CCTV (Council Monitored) for when the pitch opens. 3. At least two exit points. 4. Only to be light during agreed times. Officers Response: Details of CCTV cameras has been conditioned to be submitted and agreed by the Council prior to the pitch being brought into use. The proposal includes the provision of 8 exit points from the pitch and there is no additional lighting included in this proposal. Thames Water Awaited any adverse comments will be reported to committee via the briefing notes. Planning Policies: These are set out in the informative above. Reasoned Justification: Principle: The proposal is partly located in Metropolitan Green Belt. The provision of a sports pitch is in line with the National Planning Policy Framework (NPPF) 2012, Policy 9 Protecting Green Belt Land, which allows for the provision of outdoor sports and recreation facilities in Green Belt. The proposal would provide improved access to outdoor sports recreation that would provide social benefits that promote individual and community health and well-being, in line with Policy Page 6 of 8
2.18 Green Infrastructure: The Network of Open and Green Spaces and Policy 3.19 Sports Facilities of The London Plan (2011). The impact on openness of the Green Belt would be minimal due to the scale, material used and location of the proposal on the edge of Northolt and Greenford Country Park, which adheres to Policy 9 of the NPPF 2012, Policy 7.16 of the London Plan 2011 and Policy 2.18 of Ealing s Development Management DPD 2013. Given the proposals location adjacent to existing children s play equipment and Northolt and Greenford Country Park, it would consolidate the existing use of the area for outdoor recreation. Therefore, the principle of the proposed development is considered acceptable. Design and Appearance: Policies 7.4 and 7B of the Ealing Development Management DPD (2013) require the development to be considered in terms of local character and design amenity. Similarly, policies 7.4 and 7.6 of the London Plan (2011) require development to be considered in terms of local character and architecture. The proposal would be visible from the upper levels to the rear of properties on Farrier Road. The visual impact of the proposal to extend the existing hardstanding by approximately 90sqm and install a 3m-4m high mesh fence around a 153sqm tarmacadam pitch would be minimal due to its scale and location adjacent to an expanse of Green Belt land. The use of weld mesh boundary fences helps maintain the openness of the adjacent Green Belt land, while the grass crete would maintain the green and natural appearance of the area allocated for the relocation of car parking. It is therefore unlikely to have any significant visual impact. It is considered that the proposal would be in accordance with Policies 7.4 and 7B of the Ealing Development Management DPD 2013 and Policies 7.4 and 7.6 of the London Plan 2011. Impact upon Amenity of Neighbouring Properties: Policy 7.6 of the London Plan (2011) requires new development not to cause unacceptable harm to the amenity of surrounding land and buildings, particularly residential buildings, in relation to privacy, and overshadowing. Policy 7A of the Adopted Ealing Development Management DPD (2013) aims to ameliorate harmful emissions including noise which may harm the surrounding area. Due to the nature of the playing pitch and boundary treatment there would be very limited impact on privacy, obstruction of light or obstruction of neighbouring properties outlook. The issue of noise and disturbance caused by footballs hitting the boundary fence are covered by a condition requiring details of the acoustic fence to be submitted and approved by the Council prior to the use of the pitch. The proposal does not include any additional lighting, thus hours of use and its associated noise would be restricted to hours of day light. Page 7 of 8
Owing to the size, height and position of the proposal it is considered that the scheme would not impact on the amenity of surrounding properties in terms of light, privacy and outlook or noise and disturbance and would thereby comply with policy 7.6 of the London Plan 2011 and policy 7A of the Adopted Ealing Development Management DPD (2013). Highways As the proposal does not result in any loss of car parking spaces there are no Highway concerns raised by this proposal. However, Highways have requested the installation of 4 covered cycle parking spaces. It is considered the condition requiring 2 uncovered Sheffield cycle parking space would be sufficient given the scale of the development and its location within in 5 minutes walking distance of the entire Smith Farm Estate. Energy and Sustainability Given the size of the proposed single storey building there is no policy requirement for energy efficiency measures in The London Plan and Ealing policies in relation to Energy and Sustainability. Conclusion The proposal is considered acceptable with regards to principle, design and appearance, noise and disturbance and potential impact upon the amenity of neighbouring properties and the users of the site. Community Infrastructure Levy This development would not be liable to contribute towards the Mayor s Community Infrastructure Levy as education schemes are exempt. Human Rights Act: In making your decision, you should be aware of and take into account any implications that may arise from the Human Rights Act 1998. Under the Act, it is unlawful for a public authority such as the London Borough of Ealing to act in a manner, which is incompatible with the European Convention on Human Rights. You are referred specifically to Article 8 (right to respect for private and family life), Article 1 of the First Protocol (protection of property). It is not considered that the recommendation for approval of the grant of permission in this case interferes with local residents right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of the applicant). The Council is also permitted to control the use of property in accordance with the general interest and the recommendation for approval is considered to be a proportionate response to the submitted application based on the considerations set out in this report. Page 8 of 8