Proposal: Demolition of existing pavilion, erection of new sports centre, change of use of agricultural land to sports pitch, installation of 2 replacement sports pitches and floodlights, and alteration to access
Location: Stamford Junior School, Kettering Road, Stamford
Recommendation: That the application is approved conditionally
Proposal: Demolition of existing pavilion, erection of new sports centre, change of use of agricultural land to sports pitch, installation of 2 replacement sports pitches and floodlights, and alteration to access.
Location: Stamford Junior School, Kettering Road, Stamford
Decision: To approve the application conditionally.
Councillor Ashley Baxter noted that he had undertaken some consultancy work for Stamford Junior School, but it was not in relation to this application.
Noting comments made during the public speaking session by:
Applicant’s Agent: Kate Wood
· Provisions within the National Planning Policy Framework, the South Kesteven Local Plan 2011 – 2036, emerging Stamford neighbourhood Plan and supplementary planning documents.
· No objection but comment from Stamford Town Council for Contractors to make good damage to verge or kerbing association with this development.
· No objection but comments from Wothorpe and St Martins Without Parish Council regarding hours of operation and the selling of alcohol when the sports pavilion is used by the community.
· No objections but comment from Peterborough City Council.
· No objections but comments from Lincolnshire County Council Highways and SuDS Support.
· No objection from Highways England.
· A request from Anglian Water for a condition regarding a surface water drainage strategy.
· Comments about lighting but no objections from SKDC Environmental Protection Services.
· Recommendation from Historic England for an early-stage archaeological investigation.
· Comments from Heritage Lincolnshire in respect of potential archaeological remains.
· No objections from the Conservation Officer.
· No comments to make from Gardens Trust.
· No objection from Sport England.
· Representations received as a result of public consultation.
· The additional information report issued on 2 June 2021 and officer comment thereon.
· Verbal update provided by the officer during the meeting regarding updated wording of the proposed conditions.
· Comments made by Members at the meeting.
· The hours of operation for the pavilion when used by the community and whether alcohol would be sold on site.
It was noted that this was an educational site so no alcohol would be available on site. When used by the Community there would be restricted hours of use.
· Whether hedges would be replaced and would each tree removed be replaced by 2 trees.
The Committee was assured that at least one replacement tree for each tree removed would be provided. The landscaping condition for soft and hard landscaping covered this.
· Whether the facilities be of a competitive club level and would the pitches be full sized.
The Agent noted that she did not have that level of detail with her.
· How surface water would be managed and how sustainable the pavilion would be.
It was noted hybrid water and gas systems and solar panels were planned.
· A member queried whether the strategy used by a neighbouring authority regarding replacing two trees for each one removed could be adopted by SKDC. This would go towards reducing the Council’s carbon footprint.
It was proposed, seconded, and agreed that the application be approved for the summary of reasons set out in the case officer’s report together with the following conditions:
Time Limit for Commencement
1 The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.
2 The development hereby permitted shall be carried out in accordance with the following list of approved plans and documents:
· Location Plan drawing no. 240011-PUR-00-XX-DR-A-1000
· Proposed Block Plan drawing. no. 210011-PUR-00-XX-DR—A-2000 rev P02
· Site Plan Proposed drawing. no. 240011-PUR-00-XX-DR-A-2001 rev P04
· Proposed Elevations drawing. no. 24011-PUR-00-XX-DR-A-2020 rev P03
· Proposed Elevations with colour rendering drawing. no. 24011-PUR-00-XX-DR-A-2021 rev P02
· Proposed Site Sections drawing. no. 7060__120_DR
· Proposed Ground Floor Plan drawing. no. 24011-PUR-00-XX-DR-A-2010 rev P03
· Roof Plan Proposed drawing. no. 24011-PUR-00-XX-DR-A-2011 rev P03
· Proposed Sections drawing. no. 24011-PUR-00-XX-DR-A-2030 rev P03
· AGP Cut and Layout Plan drawing. no. SES-SSL-XX-ZZ-DR-A-01 rev 02
· AGP Layout Plan drawing. no. SES-SSL-XX-ZZ-DR-A-02 rev 00
· Landscape Proposals Vegetation Retention and Removals drawing. no. 7060_101_DR
· Landscape Proposals General Arrangement drawing. no. 7060_110_DR
· AGP Elevation drawing. no. SES-SSL-XX-ZZ-DR-A-03 rev 00
· Kettering Road Sports Centre Community Use Statement
· Tree Survey, Arboricultural Impact Assessment and Method Statement
· Ecological Constraints Report April 2021
· Acoustic Consultants Noise Assessment v2 Ref 8730/DO
Unless otherwise required by another condition of this permission.
Before development is commenced
3 No development other than site clearance shall take place on each phase (Phase 1 being demolition, site clearance and sports pitch construction, Phase 2 being building and landscaping) until a Construction Management Plan and Method Statement has been submitted to and approved in writing by the Local Planning Authority which shall indicate measures to mitigate against traffic generation and drainage of the site during the construction stage of the proposed development.
The Construction Management Plan and Method Statement shall include:
· phasing of the development to include access construction.
· the parking of vehicles of site operatives and visitors;
· loading and unloading of plant and materials;
· storage of plant and materials used in constructing the development;
· wheel washing facilities;
· the routes of construction traffic to and from the site including any off- site routes for the disposal of excavated material and,
· strategy stating how surface water run off on and from the development will be managed during construction and protection measures for any sustainable drainage features. This should include drawing(s) showing how the drainage systems (permanent or temporary) connect to an outfall (temporary or permanent) during construction.
The Construction Management Plan and Method Statement shall be strictly adhered to throughout the construction period.
4 No development other than site clearance and demolition shall take place until a surface water drainage scheme has been approved in writing by the Local Planning Authority.
The scheme shall:
· be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development.
· provide details of how run-off will be safely conveyed and attenuated during storms up to and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within the development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the undeveloped site.
· provide attenuation details and discharge rates which shall be restricted to 14 litres per second.
· provide details of the timetable for and any phasing of implementation for the drainage scheme; and
· provide details of how the scheme shall be maintained and managed over the lifetime of the development, including any arrangements for adoption by any public body or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.
The development must not be brought into use until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full, in accordance with the approved details.
5 No development other than site clearance and demolition shall commence until details demonstrating how the proposed scheme would comply with the requirements of Local Plan Policy SB1. The scheme shall include details of how carbon dioxide emissions would be minimised through the design and construction of the buildings, and details of water efficiency.
The approved sustainable building measures shall be completed in full, in accordance with the agreed scheme, prior to the first use of the development hereby permitted.
6 No development other than site clearance and demolition shall commence until a written scheme of archaeological investigation has been submitted to and approved in writing by the Local Planning Authority.
The development must be carried in accordance with the approved details.
7 Before any development is commenced, other than specific clearance as defined below, a scheme for biodiversity mitigation and enhancement must have been submitted to and agreed in writing by the local planning authority. The scheme shall include any recommendations following the further surveys recommended by the BJ Collins ecological constraints report April 2021 which must be first completed:
- bats (roosting and foraging/commuting)
- breeding birds
The scheme shall include a plan identifying the location of any mitigation and enhancement measures, along with a detailed schedule (and technical details as relevant) for each of the measures proposed. The required biodiversity mitigation and enhancement measures shall be completed in full, in accordance with the agreed scheme.
Specific Clearance is defined as the clearance of the site but not including:
• the demolition of the building or felling of the ash tree,
• the removal of the existing southern boundary hedgerow without first undertaking a breeding bird survey and the retention of 3-5m of hedge either side of any nest found, as detailed in the approved Ecological Constraints Report April 2021.
8 Before the development hereby permitted is commenced, all existing trees shown on the approved Tree Survey, Arboricultural Impact Assessment and Method Statement to be retained shall have been fenced off to the limit of their branch spread in accordance with BS 5837. No works including:
i. removal of earth,
ii. storage of materials,
iii. vehicular movements or
iv. siting of temporary buildings
shall be permitted within these protected areas.
9 Notwithstanding the submitted details, before any hard landscaping is commenced, details of hard landscaping works shall have been submitted to and approved in writing by the Local Planning Authority. Details shall include:
i. proposed finished levels and contours.
ii. means of enclosure.
iii. other vehicle and pedestrian access and circulation areas.
iv. hard surfacing materials.
10 Notwithstanding the submitted details, before any soft landscaping works are commenced, details of soft landscaping works shall have been submitted to and approved in writing by the Local Planning Authority. Details shall include:
i. planting plans.
ii. written specifications (including cultivation and other operations associated with plant and grass establishment).
iii. schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate.
11 Before any of the works on the external elevations for the building(s) hereby permitted are begun, details of the materials (including colour of any render, paintwork, or colourwash) to be used in the construction of the external surfaces shall have been submitted to and approved in writing by the Local Planning Authority.
12 The development must be implemented in accordance with the recommendations within the approved Noise Impact Assessment as follows:
· All perimeter fencing is fixed to support posts with a neoprene isolator installed to fully isolate the panels from the posts.
· The applicant constructs a 1 metre high earth bund with a 2.5m high solid timber fence to the southern boundary.
Before the development in brought into use
13 Before any part of the development hereby permitted is brought into use, the external surfaces of the building shall have been completed in accordance with the approved details, as required under condition 11.
14 Before the end of the first planting/seeding season following the first use of any part of the development hereby permitted, all soft landscape works shall have been carried out in accordance with the approved soft landscaping details.
15 Before any part of the development hereby permitted is brought into use, all hard landscape works shall have been carried out in accordance with the approved hard landscaping details.
16 The floodlighting hereby permitted shall be maintained and operated in accordance with the approved floodlighting details in perpetuity and not operated beyond 9pm on any day of the week.
Unless otherwise agreed in writing with the Local Planning Authority.
17 Within a period of five years from the first use of the development hereby permitted, any trees or plants provided as part of the approved soft landscaping scheme, that die or become, in the opinion of the Local Planning Authority, seriously damaged or defective, shall be replaced in the first planting season following any such loss with a specimen of the same size and species as was approved in condition above unless otherwise agreed by the Local Planning Authority.
18 Notwithstanding the provisions of the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020 (or any order amending, revoking, or re-enacting that order), the sports centre building hereby approved shall not be used other than for sport, exercise and education or any other ancillary uses.
19 Community access to the all-weather pitches and sports hub building shall be implemented in accordance with the 'Kettering Road Sports Centre Community Use Statement'.