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Report on the Armitage Centre, Moseley Road, Levenshulme To Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 Application Number Date of Committee Date Ward 109519/FO/2015/N2 Application 12 November Levenshulme Ward 17 July 2015 2015 Proposal Installation of external artificial grass sports pitches with associated ball- stop fencing (to a maximum height of 8 metres), perimeter fencing (to a maximum height of 6.5 metres), 15 metre high floodlights and access paths. Location The Armitage Centre , Moseley Road, Levenshulme, Manchester, M14 6HE Applicant Mr Paul Maccabee , The University of Manchester, Directorate Of Estates & Facilities, Room G.003 Beyer Building , Oxford Road, Manchester, M13 9PL, Agent Mr Tom Betts, Surfacing Standards Ltd, 1A Perth House, Corbygate Business Park, Priors Haw Road, Corby, Northamptonshire, NN17 5JG, Description The Armitage Sports Centre is the main University of Manchester sport facility located on Moseley Road in the Levenshulme ward of Manchester. Vehicular and pedestrian access is generally taken from a signalised junction on Moseley Road although there are other pedestrian routes available via a public footpath from Birchfields Road and from the wider University of Manchester Fallowfield Campus. The application site is currently laid out as grass playing fields covering approximately 3.6ha in area. There are residential properties bounding the site to the east which front Birchfields Road and there are also terraced properties to the south on the southern side of Moseley Road. The site is bounded to the south by a high brick boundary wall and to the east although this varies in height at this location. There are a number of mature trees on the eastern boundary of the site the topography of the site is generally flat. The Sports Centre and outdoor pitches currently provide facilities for a range of activities including football, badminton, squash, netball, table tennis, basketball, rugby, lacrosse, cricket and tennis. Item 17 – Page 1 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 Aerial photograph showing the application edged red and current grass pitch layout (taken from google maps) Image showing existing grass pitches and southern boundary wall and residential properties on Moseley Road to the right Application Proposals The application proposals are for the creation of 4 no. artificial grass pitches and the erection of associated fencing and floodlighting. The proposed artificial turf pitches would consist of 2 no. hockey pitches located on the western portion of the site, 1 no. rugby pitch located centrally and 1 no. football pitch located on the eastern side of the site. All pitches would be lit by way of 24no. 15 metre high lighting columns and associated floodlights; and, enclosed by fencing varying in height to a maximum height of 8 metres at either end of the centrally Item 17 – Page 2 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 located rugby pitch and 6.5 metres around the external perimeter of the site, this fencing is of an open mesh fencing and is to be dark green in colour. Following amendments to the application the proposals also incorporate a 3.2 metre high acoustic fence to the eastern boundary of the site. All the pitches will be accessible by way of new circulation routes and paths which are indicated as being compliant with the Disability Discrimination Act (DDA) regulations and Sport England’s Technical Design Guidance Note ‘Accessible Sports Facilities 2010’. The finished levels of the finished ground levels of the external sports pitches are to approximately reflect existing ground levels but with a minor balanced cut and fill of the existing materials onsite. The applicant indicates that the current proposals form part of a mitigation package for the proposed wider redevelopment of the University of Manchester Campus which are subject of a separate planning application and indicate the loss of a rugby pitch elsewhere on the Armitage Centre. These proposals are being brought forward in advance of those proposals in order to provide the early delivery of the pitches. Consultations The application was subject to neighbour notification, in addition the application was advertised in the Manchester Evening News and by way of site notices posted at the application site. Local residents – 7 letters of objections were received to the original neighbour notification process and a further 4 letters have been received following a re- notification of neighbours advising them of additional information being provided by the applicant. The issues raised by local residents can be summarised as: Serious and negative impact on quality of life and the significant loss of amenity and the right to the quiet enjoyment of garden amenities. Concerned about the lack of material detail in the application that address issues of noise, lighting impacts and visual amenity. The proposed fencing around the pitches is excessively high. The pitches will result in excessive noise and light nuisance particularly at night. The loss of grass pitches for artificial turf will have adverse effects on wildlife. Adverse impact on visual amenity particularly of the floodlight columns and ball stop fencing around the pitches. The proposals do not accord with Paragraph 74 of the National Planning Policy Framework in relation to existing open space, sports and recreational buildings, including playing fields should not be built on. No tree survey has been submitted alongside the application. Item 17 – Page 3 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 The submitted acoustic report predicts noise levels which the reports own conclusions note would be of moderate annoyance in the daytime and evening. With the plan to allow use of the pitches until 10pm this is not acceptable, particularly to those with children who will find the increased noise and light pollution from the proposed pitches impacting their lives in a strongly negative sense. Object to the loss of grass pitches and the proposals could be located elsewhere on the site away from residential properties. There is already enough noise at the front of my home through the day, it will be impossible to bear excessive noise at the back of the house only a few yards away, The proposals will generate additional traffic in the long term. Statutory and non-statutory consultees Highway Services – Raise no objections to the proposals on highway or pedestrian safety grounds. Following provision of additional information from the applicant it is confirmed that the following are acceptable in principle: - Allocation of accessible spaces to be circa 6% of total. - Hard standing areas of minimum 2.0m to access pitches. - Provision of 50 cycle spaces. United Utilities – Do not object to the proposal and recommend a surface water drainage condition is attached to any approval. MCC Flood Risk Management Team – Recommend drainage conditions be attached to any planning approval. Contaminated Land Section – Recommend a condition be attached to any approval relating to the submission and approval of a preliminary risk assessment to identify and evaluate all potential sources and impacts of any ground contamination, groundwater contamination and/or ground gas and further site investigations and remediation measures if these are required. Environmental Health – Have confirmed that a condition relating to the hours of use of the pitches be attached to any approval and that they should not be used beyond 10pm. Environmental Health also indicate that any external lighting should be designed and installed to control glare and overspill onto nearby residential properties. Sport England - The site forms part of, or constitutes, a playing field as defined in The Town and Country Planning (Development Management Procedure) (England) Order 2015. The consultation of Sport England is therefore statutory and Sport England state that they have considered the application in the light of the National Planning Policy Framework (in particular Paragraph 74) and its policy to protect playing fields, ‘A Sporting Future for the Playing Fields of England. It is noted that the Item 17 – Page 4 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 current proposals would secure the re-provision of hockey pitches in the city which is of vital importance to this sport in Manchester. It is also noted that the provision of an all-weather rugby pitch in the south of the city is in line with the emerging Council’s Playing Pitch Strategy which identifies the need for this type of facility in the south of the City. Sport England conclude that there are significant benefits that would arise from the proposed development and therefore do not raise an objection to this application, subject to conditions being attached to any approval relating to: the provision of non-turf cricket practice facility, community use agreement, maintenance and management plan of the pitches, schedule of usage of the pitches and a scheme to ensure the continuity of existing sport use of the pitch users on the application site. Policy Manchester City Council Core Strategy (2012) 'The Core Strategy Development Plan Document 2012 -2027 ("the Core Strategy") was adopted by the City Council on 11th July 2012 and is the key Development Plan Document in the Local Development Framework (LDF). The Core Strategy is to be used as the framework that planning applications will be assessed against. There are a number of relevant polices
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