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Berkhamsted Hockey ITEM NUMBER: 5a 20/01235/MFA Artificial Games Pitch/ Multi Use Games Area with Fencing and floodlighting Site Address: Berkhamsted Hockey Club Tring Road Tring Hertfordshire HP23 5RF Applicant/Agent: Mr Nicholas Burles Mr Nick Burles Case Officer: Nigel Gibbs Parish/Ward: Northchurch Parish Council Northchurch Referral to Committee: Recommendation is contrary to view of Northchurch Parish Council 1. RECOMMENDATION That planning permission be REFUSED. 2. SUMMARY 2.1 The site is located in the Green Belt and Chilterns Area of Outstanding Natural Beauty within the countryside. This location is identified through Dacorum Core Strategy’s Settlement Hierarchy as an ‘Area of Development Restraint’, which is a ‘least sustainable area’ within the Borough where significant environmental constraints are applicable. Policy CS1 of Dacorum Core Strategy (Distribution of Development) applies this approach in the assessment of new development. The policy expects that the rural character of the Borough will be conserved and that development that is compatible with the policies protecting and enhancing the Green Belt and AONB will be supported. This approach to restraint is reinforced through Core Strategy’s Countryside Place Strategy Local Objectives, especially the AONB. 2.2 The proposal would provide an additional inclusive community based sports facility which the Club considers is essential for its future and that of hockey in Dacorum with many sporting benefits for the Borough. This would be in accordance with the National Planning Policy Framework’s social objective in supporting sustainable development, in addition to economic benefits. The application is supported through Sport England’s consultation response by England Hockey, The Football Foundation and The Rugby Union. 2.3 The proposal, however, is inappropriate development in the Green Belt as the fencing enclosure would be harmful to the openness of the Green Belt resulting in the encroachment of the countryside. The community benefits of the proposed sports facility are considered to represent very special circumstances. 2.4 However, these very special circumstances do not outweigh the permanent harm to the AONB due to the impact of the intensive use of the floodlighting in this countryside location through the introduction of a very substantial ‘ box of light’ within in an established unlit night time environment/ locality. This is with reference to the expectations of the NPPF’s Paragraphs 172 and 180 in addressing development in the AONB and light pollution in intrinsically dark landscapes. The intensity of use is fundamentally and materially different to the low level use of sports floodlighting for club fixtures on traditional grassed surfaces. 2.5 The principle of the proposed floodlit facility is in principle unacceptable in this location within the AONB. This is demonstrated by the Chilterns Conservation Board’s objection. The proposal would not be a sustainable development as it would not be in accordance with the NPPF’s environmental objectives, which outweigh the identified social benefits. 3. SITE DESCRIPTION 3.1.Berkhamsted and Hemel Hempstead Hockey Club ( BHHHC) is based at Cow Roast located to the south west of this historic small settlement’s long established core of ribbon development. Cow Roast features predominantly mature housing and commercial garages respectively fronting both sides of the lit London Road (A4251) within a Scheduled Ancient Monument and countryside setting. The canal and railway are to the north east. 3.2 The settlement includes a vacant former pub/ restaurant on the A4251’s south western side. This adjoins an elongated unmade unlit BOAT (Byway Open to All Traffic) which is linked to BHHHC’s modernised clubhouse, car park and playing field by an associated access road. The BOAT connects Cow Roast to the wider local road network to the south east of Wigginton, with a link to the Rossway Lane- Bottom House Lane- Crawley Lane junction within the vicinity of the A41M bridge which is located to the south west of BHHC’s playing fields. 3.3 The large area of playing pitches form land to the south west of the clubhouse bounded by the BOAT to the north east and featuring a wooded south western boundary. BHHHC has confirmed that the pitch nearest to this boundary is disused. This is about 200m from the clubhouse area. The Club has also confirmed that one of the existing pitches is used by Berkhamsted Rugby Club for training with temporary/ halogen floodlights. This is during October and February each year for 2/3 nights between 19.00 and 22.00hours and has been in use with floodlighting since 2015. 3.4 The pitches are within the Green Belt, Chilterns of Area of Outstanding Natural Beauty, an Area of Archaeological Significance and an Air Limits Area. 3.5 The application site is limited to an area of land associated with the aforementioned disused pitch. The remainder of BHHC’s associated land is edged in blue by the submitted location plan, including the clubhouse and car parking. Orchard Cottage adjoins the BHHHC centre. 3.6 The inclusive BHHC site/ club is used for community based hockey, football, rugby, archery, dog training, lacrosse, dance, cricket and ‘other ad hoc’ sports. This is a reflection of BHHHC’s transformation to a modern multi sports role within the Borough, from its hockey origins in 1903 and establishment at Lockhart Fields/ Cow Roast since 1958. The clubhouse was constructed in 1972 and following acquiring more land in 1979 and the provision of additional pitches, the Club amalgamated with HH Ladies Hockey Club in 1982. PROPOSAL 4.1 This is for the installation of an enclosed 97.4m by 61m floodlit green surfaced artificial grass pitch (AGP) on the site of the disused pitch. It would be served by six 15.2m high galvanised lighting columns each supporting a LED luminaires. The maximum level of pitch lighting would be a 350 average lux which can be reduced to 125 lux when not used for hockey. The enclosing perimeter moss green steel open mesh fencing would be 3m high with the goal ends featuring at 4.5m high nylon black mesh netting. The fence base below would be solid. The adjoining grass rugby pitch would be floodlit with an 108 average lux. 4.2 It is likely that the hours of use of the new facility would be as follows:- Monday-Friday 10.00 - 22.00 Saturday 10.00 - 22.00 Sunday 10.00 - 21.00 With lighting but only when absolutely required before 15.30. Monday-Friday 10.00* - 22.00 Saturday 10.00* - 22.00 Sunday 10.00* - 21.00’ *In the Winter season. 4.3 The AGP would be available for various users. In addition to BHHHC these include Berkhamsted Rugby Club, Berkhamsted Raiders Football Club, Berkhamsted Football Club, Macaly Football Club and Tring Hockey Club. 4.4 The Original Scheme (OS) has been superseded by the Revised Scheme (RS). The RS is for a slightly repositioned pitch, supported by an updated lighting scheme and statement, ecological report and drainage plan. The positional change has been to address the potential impact upon bats. 4.5 The application is supported by a range of documents. These include a very comprehensive design and access/ planning statement (DAS), community role statement, heritage, lighting, highway and drainage reports etc. It is not feasible to include detailed reference to all the issues referred by the respective documents, especially the DAS. The DAS is an essential document in explaining the background and overriding need for an AGP hockey facility in the Borough and specifically at the BHHHC site. It confirms why BHHHC consider the floodlit AGP proposal would be compatible with both the Green Belt and Chilterns AONB, supported by Appeal decisions/ cases whereby both other LPA Officers and the Planning Inspectorate have supported sports floodlighting in such locations. 4.6 BHHHC clarify that parking at the Club’s site would be improved and extended adjoining the clubhouse providing 50 additional spaces. No details have been submitted and this falls outside the remit of the current application. There would also be the associated installation of’ low level lighting’ for footpaths to link the AGP to existing access tracks which, also, do not form part of this application. 4.7 The application has been submitted against a background of the LPA’s grant of non floodlit AGP in 1998 in a different location and more recently the subsequent initial objective of locating a floodlit AGP closer to the clubhouse. This was not feasible due to the impact upon the Scheduled Ancient Monument. A non floodlit facility at Cow Roast is now not an alternative option for BHHHC. 4.8 By providing the floodlit AGP this would enable BHHHC to host all its home fixtures at Cow Roast and train at the site. Currently a home fixture has to be based at RAF Halton (closing 2022) or Meadowbrook in Aylesbury. This takes into account the high level of use of Tring Sports Centre hockey pitch. Each BHHHC week 6 teams travel individually to play home matches. 4.9 BHHHC confirms that the proposed AGP’S ‘Borough’s Benefits’ are extensive. This is set against the Club’s pivotal inclusive community focus. These range from its major youth hockey role/ links with local schools to supporting’ Back to Hockey’ and ‘Walking Hockey’ engagement programmes aimed at addressing health and wellbeing, supported by Everyone Active. This Borough community role is directly and fully recognised through Sport England’s response and its own consultation with England Hockey, reinforced by the submitted information/ documentation, including support from various groups/ clubs. 4.10 The BHHHC’s has identified the AGP’s following ‘ Benefits to the Borough’: - A Community Facility. - Supporting Schools. - Supporting Other Voluntary Organisations. - Keeping Teens in Sport.
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