APPLICATIONS RECOMMENDED FOR DECISION

Eastleigh Local Area Committee Tuesday 17 October 2017.

Application RM/17/81169 Number:

Case Officer: Dawn Errington

Received Date: Friday 28 July 2017

Site Address: Land at Monks Brook Playing Fields and land south of Junction 05 of the , Stoneham Lane, , SO50 9HT

Applicant: Eastleigh Borough Council

Proposal: Reserved Matters for appearance, landscaping, layout and scale pursuant to outline permission O/15/76023: Playing pitches and construction of associated facilities (including changing pavilion/hub building, spectator stands, enclosures, all-weather playing surfaces, floodlighting, parking, new footway/cycleway, landscaping and associated works and engineering operations).

Recommendation: Approve The Reserved Matters subject to the receipt of further landscape and tree information and to consultee replies.

CONDITIONS AND REASONS

1 The development hereby permitted shall be implemented in accordance with the following plans numbered: 04 Rev 01, 05 Rev 01, 06, 161016- 121.02, 161016-122.01, 161016-123.01, 161016-124.01, 161016- 125.01, 161016-126.02, 161016-127.01, 161016-128.04, 161016- 129.04, 161016-130.04, 161016-131.04, 161016-132.01, 161016- 133.01, 161016-134.01, 161016-135.01, 161016-136.01, 161016- 137.01, 161016-138.01, 161016-150.02, 161016-151.01, 161016- 151.02, 161016-152.01, 161016-153.02, 999-BWB-00-01-DR-G-0001 Rev P1, 999-BWB-00-02-DR-G-0001 Rev P1, 999-BWB-00-03-DR-G-0001 Rev P1, 999-BWB-00-04-DR-G-0001 Rev P1, MON-BWB-00-XX-EN-RP- 0001_DS_P1, MON-BWB-00-XX-EN-RP-0001_Ph2_1, MON-BWB-GEN-XX- DR-C-500 P1, MON-BWB-GEN-XX-DR-C-501 Rev P1 Reason: For the avoidance of doubt and in the interests of proper planning

2 Before work commences on site a schedule of work shall be submitted to and Agreed in writing by the Local Planning Authority. The schedule of works shall include:  all works that need to be undertaken as part of the dormouse licence once approved  works to the reptile receptor site and translocation ensure reptiles are not harmed in the short medium and long term. The approved works shall be fully implemented in accordance with its specified timescales. Reason: To ensure that protected species are no harmed

3 The development of each site (specified as D and E on the application submission) shall not be brought into use until its proposed car, coach, motorcycle and cycle parking provisions have been fully provided, marked up and made available for parking use. Reason: To ensure satisfactory parking provision on each part of the site

4 A bi-annual review of on site cycle parking provision shall be undertaken, and should this review conclude that provision is not adequate further provision made in accordance with details to be approved beforehand by the Local Planning Authority. Reason: to ensure that there is sufficient cycle parking provision for the development in the long term.

5 Details of all site fencing shall be submitted to and approved in writing by the Local Planning Authority prior to its installation, and the agreed fencing shall be provided prior to the commencement of use of the development permitted and retained at all times unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure appropriate fencing is provided to safeguard amenity and safety.

6 Details of the management and maintenance of all undopted roads, footways and hardsurfaced areas shall be submitted to and approved in writing by the Local Planning Authority and the agreed details shall be fully implemented. Reason: in the interests of public and visual amenity.

7 Details of the acoustic design of the clubhouse, shall be submitted to the local planning authority for approval and on approval implemented before the first use of the building. The approved design shall thereafter be maintained. Reason: To protect residential amenity.

NOTES TO APPLICANT: In accordance with paragraphs 186 and 187 of the National Planning Policy Framework, Eastleigh Borough Council takes a positive approach to the handling of development proposals so as to achieve, whenever possible, a positive outcome and to ensure all proposals are dealt with in a timely manner.

The development hereby permitted shall comply with the conditions imposed on the grant of the outline planning permission reference O/15/76023 which was permitted on 8 January 2016.

There must be no works which affect the public right of way without first seeking the permission of County Council, as Highway Authority. To carry out any such works without this permission would constitute an offence under S131 Highways Act 1980, and the applicant is encouraged to contact HCC as soon as possible to discuss any works of this nature.

Nothing connected with the development or its future use should have an adverse effect on the right of way, which must remain available for public use at all times.

No builders or contractors vehicles, machinery, equipment, materials, scaffolding or anything associated with the works should be left on or near the footpath so as to obstruct, hinder or provide a hazard to walkers.

If there is likely to be an effect on the footpath in terms of dust, noise or other obstruction during the period of the works, HCC suggest that a Health and Safety Risk Assessment be carried out, and if there is deemed to be a risk to users of the footpath, the applicant should contact the County Council directly to discuss the Temporary Closure of the footpath for the duration of the works. Temporary Closure Orders should be applied for at least 6 weeks prior to the commencement of works and details of how to apply can be found at http://www3.hants.gov.uk/row/making-changes/temp-closures.html

Report:

This application has been referred to Committee because it is a major development which is contrary to the Development Plan and affects a public right of way

The site and its surroundings

1. The reserved matters site for playing fields and associated pavilion, facilities, fencing, lighting and parking comprises two halves – one each side of Stoneham Lane. The western part (6.85ha) consists of terraced grassed areas rising to the NW corner where there is woodland adjoining the M27 motorway. The eastern part (6.1ha) is quite level and open behind Stoneham Lane boundary vegetation. The (elevated) motorway forms the northern site boundary, whilst to the east is Stoneham Way, a dual carriageway, and to the immediate south are further sports pitches for BAT and St George’s School. Beyond these pitches to the south the residential edge to starts. There is currently no footway along the east or west Stoneham Lane frontages, which are heavily treed and vegetated. An existing vehicular access to the eastern side is blocked up and public right of way no. 28 has its formal route to the immediate north of the eastern site, although a more direct informal route across the site to the underpass below Stoneham Way is used. Both sites are used informally for walking. The safest point to cross Stoneham Lane in the vicinity of the proposed pitches is under the motorway bridge at the northern end of the site.

2. The Stoneham site as whole a lies to the immediate south of the south- western developed part of Eastleigh and extends to 84.7 hectares for parkland , open space, residential, local centre and education uses .

3. There is a high pressure gas main crossing the northern part of the site from west to east which constrains development on or near it and also water mains and easements which require protection. The vegetation provides habitat for dormice and other animals and boundary trees are generally indigenous species of varying quality.

4. The development site is located within 2km of the River Itchen Site Of Special Scientific Interest (SSSI) and its Impact Risk Zone, and Special Area of Conservation (SAC) but does not provide supporting habitat for this designation. The site itself is not subject to any non-statutory designations but there are a number of locally designated Sites of Importance for Nature Conservation within 1km.

5. Both the western and eastern parts of the site have previously been used as sports pitches when under the ownership of HCC, but not in recent years, and the associated structures have since been removed.

Outline Permission

6. In January 2016 outline permission was granted for 1100 dwellings, a care home, new local centre including primary school, pre-school, community building, offices and public open space on land south of Chestnut Avenue. Associated with this permission was also granted for replacement playing pitches and facilities at land south of Junction 5 M27, an extension to and a new cycleway/footway along Stoneham Lane.

7. Alongside an overall masterplan concept plan setting out the key land uses, accesses and development principles, the outline application included parameter plans for access, building heights, density and public open space/ecology. These, and the Section 106 agreement and outline permission conditions, have informed the reserved matters proposals.

Description of application

8. This reserved matters application relates to some of the replacement playing fields provision for the comprehensive new Stoneham development, which necessitated the loss of existing sports pitches, including those at Doncaster Farm and Stoneham Park. Other replacement sports provision is at the Trojans and Hardmoor sites, also off Stoneham Lane

9. The vehicular accesses from Stoneham Lane to both parts of this application site were approved as part of the outline application, as was a new footway/cycleway to run parallel to the western side of Stoneham Lane and which will provide sustainable access to the site and indeed between Eastleigh and Southampton. This application seeks approval for the following reserved matters in relation to the playing fields, pavilion and the other facilities referred to above:  Appearance  Landscaping  Layout  Scale

10. The submitted plans were formally amended on 27 and 29 September 2017 to take account of consultation responses and officer advice. An internal footway linking to the pedestrian crossing was added and the protection of the public right of way, landscaping provisions, drainage and floodlighting detail improved.

11. The application is accompanied by the following reports and technical assessments which have been updated as necessary throughout the course of the application:  Design & Access Statement  Transport Statement  Phase 2 Geo-Environnmental Assessment  Public Consultation Statement  Drainage Strategy  Floodlighting technical details  Monks Brook Dormouse Mitigation Strategy  Air Quality Assessment  Archaeology Desk Based Study  Noise Impact Assessment  Foul Sewage and Utilities Assessment  Detailed Planting Schedules (amended)  Tree Survey  BREEAM Assessment Report  Public Rights of Way Definitive Map

12. The outline application was supported by an Environmental Statement. It is not considered that there has been a significant change in circumstances that requires this reserved matters application to be supported by a further Environmental Statement.

13. Similarly at outline stage screening was also undertaken to establish whether a Habitats Regulations Assessment is required. It was concluded that, with the mitigation proposed and conditions to control impacts, no significant likely impacts on any European Designated sites would occur as a result of the development and a full HRA was not required.

Relevant planning history

14. The relevant planning history in relation to this site is as follows:

 O/15/76023 - Outline application with all matters reserved (except for access) or the demolition of existing buildings/structures and the development of: 1) on land south of Chestnut Avenue ( Park) - 1100 dwellings (use class C3); - residential care home (use class C2); - creation of a new local centre - including a new primary school (2FE), children's pre-school nursery, community building, retail, office and other buildings and car parking (use classes A1, A2, A3, A4, A5, B1a, D1, D2); - public open space, children's play equipment, associated hard and soft landscaping and works; - foul and surface water drainage measures including pumping stations; access from Chestnut Avenue and Stoneham Lane (with new accesses/works to Chestnut Avenue (existing), Chestnut Avenue/Nightingale Avenue, Chestnut Avenue/Stoneham Lane, Stoneham Lane/Stoneham Way Junctions and new accesses onto Stoneham Lane); new footway/cycleway links; 2) extension to Lakeside Country Park on land east of Stoneham Lane, including new pedestrian links, landscaping and associated works; 3) construction of a new cycleway/footway along Stoneham Lane (from north/east of St Nicolas Church, southwards to the administrative boundary with Southampton City); 4) use of land south of Junction 5 of the M27 motorway for playing pitches and construction of associated facilities (including changing pavilion/hub building, spectator stands, enclosures, all-weather playing surfaces; floodlighting); with new accesses onto Stoneham Lane; parking; new footway/cycleway; landscaping and associated works; and 5) associated engineering operations; on and off-site supporting infrastructure necessary to facilitate development of the site. Granted 8.1.16  V/17/79109 – Variation to S106 completed 2.5.17

15. The S106 legal agreement associated with the outline planning permission secured the following in relation to this site:

o Provision of c800sqm on-site community building o Community Development Worker funding o Primary school on site with community use agreement o Off-site Health Facilities contribution o On-site public open space/play provision and maintenance including 3no. children’s play areas with 1no. teenage area o Replacement and enhanced playing pitch provisions and associated works o On and off-site Highways works, including improvements to junctions; new footway/cycleway along Stoneham lane; on site bus provisions; street tree maintenance o Bus service provision o Lakeside extension -land, and works and management contribution o Home Wood or alternative – public access and management of public use o Heritage improvements, including contributions to upgrades at St Nicolas Church; provision for Park Farm and walled garden restoration; carriage drive restoration o Public art contribution and provision on site o Town centre public realm enhancement contribution o Road traffic order funding o Fleming Park project funding o HWRC Chestnut Ave funding o Avenue Park SINC works/management o Air Quality monitoring management contribution o Economic development: contribution towards start-up units off site and training bursaries o BREEAM Communities inc Post Occupancy Evaluation of Sustainability & Resident Satisfaction Survey Section 106 monitoring o Travel plan provision, monitoring and bond o Onsite footway/cycleway provision o Lorry routing agreement o 35% on-site affordable housing o Unallocated parking spaces not to be sold to individual householders/ no private parking management schemes without Council consent o Sustainable drainage works and management plan. o Phasing to be agreed o Open space completion prior to final 10% of dwellings in each phase or as otherwise agreed o Design code requirement o Construction management plan o Solent Recreation Mitigation Partnership contributions o Provision of ecological mitigation/receptor site o Employment and Skills Plan

Representations received

16. 12 no comments received of which 9 are in support of the new, enhanced sports facilities and 3 object to the principle of development in the countryside, traffic impacts and noise. (Over 120 residents notified by letter in addition to site and press notices and public consultation event).

Consultation responses

17. Biodiversity Officer – no objection subject to conditions to deliver dormouse habitat and protections and appropriate drainage.

18. Implementation and Design Team - improvements to landscape details sought and further information on sustainable construction. Comments on further amended plans to be reported

19. Tree Officer – holding objection subject to further information on tree works and protection

20. Parks & Open Spaces Manager – minor changes to car park and landscaping suggested.

21. Environmental Health – further information on air quality and floodlighting sought. No objection in respect of potential noise impacts due to distance between development and nearest dwellings. Conditions recommended for acoustic design of clubhouse and construction period controls. Comments on contaminated land awaited.

22. Direct Services - No objection

23. HCC Highways – no objection subject to vehicle tracking drawings for coach movements and a condition for bi-annual reviews of cycle provision. The vehicle access points were approved under the outline planning permission. Given site is split by Stoneham Lane, the designated crossing point to the northern end of the site would need to be implemented via the S278 process which will need a Road Safety Audit and may require additional signage/flashing beacons. The internal design should include fencing and dense planting to prevent pedestrians crossing Stoneham Lane via the landscaping at unsafe points. Parking appears to be provided at an appropriate level and the outline permission provided funding for wider Traffic Regulation Orders to control off-site parking. Cycle parking provision is not initially particularly high and this should be reviewed bi-annually with additional provision made if needed.

24. HCC Flood & Water Management Team – further information sought. Final comments to be reported.

25. HCC Archaeology – No objection

26. HCC Countryside Team – objection to potential impact on public right of way which adjoins site and request to divert it through site and for developer contributions to off-site projects.

27. Crime Prevention Officer – No comments received

28. Environment Agency – no objection.

29. Southern Water – plans should show statutory easements for water main and landscaping within easements must meet SWS guidance. Any comments on amended plans which show this detail to be reported.

30. Natural – no objection.

31. Highways England – comments on amended floodlighting details to be reported.

32. Ramblers Association– confirmed definitive route of public right of way as outside application site. Landscaping should not overhang path. Fencing could adversely affect setting of path and create potential or perceived security issue for users.

33. Airside Operations Safety Officer - No objection

34. Test Valley BC – no comments received

35. Southampton City Council – no comments received

36. Sport England – no objection

37. Eastleigh Access Group – no comments received

Policy context: designation applicable to site

o Designated Countryside; o Designated Strategic Gap o Solent Mitigation and Disturbance Zone; o New Forest disturbance zone o Mineral Safeguarding Zone.

National Planning Policy Framework

38. The National Planning Policy Framework (the ‘NPPF’ or the ‘Framework’) states that (as required by statute) applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise. Paragraph 14 sets out a general presumption in favour of sustainable development and states that (unless material considerations indicate otherwise) development proposals which accord with the development plan should be approved without delay. Where the development plan is absent, silent, or relevant policies are out-of-date planning permission (again, unless material considerations indicate otherwise) should be granted unless the adverse impacts of the development would significantly and demonstrably outweigh the benefits; or specific policies in the Framework indicate development should be restricted (paragraph 14). Local plan policies that do not accord with the NPPF are now deemed to be “out-of- date”. The NPPF requires that due weight should be given to relevant policies in existing plans according to their degree of consistency with the NPPF. In other words the closer the policies in the plan accord to the policies in the Framework, the greater the weight that may be given.

39. Three dimensions of sustainability given in paragraph 7 are to be sought jointly: economic (supporting economy and ensuring land availability); social (providing housing, creating high quality environment with accessible local services); and environmental (contributing to, protecting and enhancing natural, built and historic environment) whilst paragraph 10 advises that plans and decisions need to take local circumstances into account, so they respond to the different opportunities for achieving sustainable development in different areas.

40. Paragraph 17 sets out 12 core planning principles that include;

 always seeking to secure high quality design and a good standard of amenity for all existing occupiers of land

 Paragraphs 56 to 61 give importance to good design as part of sustainable built development. .

 Paragraph 69 – Decisions should aim to achieve places which promote meetings between members of the community, safe and accessible environments and developments containing clear and legible pedestrian routes, high quality public space which encourages the active and continual use of public areas.

 Paragraph 70 – Decisions should plan for the provision and use of shared space, community facilities etc. and ensure an integrated approach to the location of housing and other uses.

 Paragraph 73 – 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. Information gained from assessments should determine what open space, sports and recreational provision are needed.

 Paragraph 103 – Ensure flood risk is not increased elsewhere.

 Paragraphs 109 -108 protect biodiversity and seek net gains where possible.

 Paragraphs 123 – Avoid, mitigate and reduce noise which gives rise to significant adverse impacts on health and quality of life.

 Paragraphs 126 to 135 address the protection of heritage assets.

 Paragraph 192 – The right information is crucial to good decision-taking, particularly where formal assessments are required (such as EIA/HRA/FRA).

 Paragraph 196 indicates that planning law requires that planning applications are dealt with in accordance with the development plan unless material considerations indicate otherwise. The NPPF is such a material consideration.

 Paragraph 203 - LPAs should consider whether otherwise unacceptable development could be made acceptable through the use of conditions or planning obligations.

 Paragraph 216 - Decision-takers can give weight to relevant policies in emerging plans according to the stage of preparation, the extent to which there are unresolved objections to relevant policies and the degree of consistency to the relevant policies in the emerging plan to the policies in the NPPF.

Planning Practice Guidance

41. Where material, this guidance on air quality, good design, material considerations, flood risk, contamination, noise, open space, recreational facilities, natural environment, planning obligations, travel plans, transport assessments, water supply and wastewater provision should be afforded weight in the consideration of planning applications.

The Development Plan

42. At the current time the Development Plan for the borough comprises the Eastleigh Borough Local Plan Review (2001-2011) and the Hampshire Minerals and Waste Plan (October 2013).

43. Saved Policies of the Adopted Eastleigh Borough Local Plan Review (EBLP 2001-2011)

44. The key relevant policies of the adopted local plan are:  1.CO – Development in the countryside  2.CO – Protection of Strategic Gaps between settlements  18.CO – Impact on landscape character  23.NC – Protection of Sites of Importance for Nature Conservation (SINCs).  25.NC – Promotion of biodiversity  28.ES – Waste collection and storage  30.ES – Noise-Sensitive Development  34.ES – Requirement to reduce greenhouse gases  36.ES - Lighting  45.ES – Sustainable drainage requirements  59.BE – High quality design  100.T – Sustainable transport  102.T – Safe accesses  104.T – Off-highway parking  147.OS – Provision of public open space  186.IN – Provision of community facilities  190.IN – Infrastructure provision

Hampshire Minerals and Waste Plan 2013

45. The application site lies within a Minerals Safeguarding Area.

Submission Eastleigh Borough Local Plan 2011-2019

46. The Eastleigh Borough Local Plan 2011-2029 was submitted for examination in July 2014. In the Inspector’s subsequent Report (11 February 2015), this Plan was found to have a number of shortcomings in relation to housing need, identified housing requirements and housing supply, sufficient that it was found to be unsound. The Council have ceased work on this Plan and are in the process of preparing a new plan to the period up to 2036 (see below). The Plan has, however, not been withdrawn and therefore continues to be a material consideration. However, as the Plan and the policies contained within it are not being progressed in their current form, extremely limited weight can be attributed to it in the determination of this application.

47. The most relevant draft policies of the Submitted Eastleigh Borough Local Plan 2011-2029 are:

 S1 – Sustainable Development  S3 – Location of new housing  S5 – Green Infrastructure  S8 – Strategic footpath, cycleway, bridleway links  S11 – Nature Conservation  S12 – Heritage assets  DM1 - General criteria for new development  DM2 – Environmentally sustainable development  DM5 – Sustainable surface water management and watercourse management  DM9 –Nature Conservation  DM10 – Heritage Assets  DM23 – General development criteria - transport  DM24 – Parking  DM28 – Affordable housing  DM29 – Internal space standards of residential development  DM32 – Provision of recreation and open space facilities with new development  DM35 – Community, leisure and cultural facilities  E1 – Land South of Chestnut Avenue:

Policy E1 refers to a strategic site at land south of Chestnut Avenue, Eastleigh. “An area of approximately 61 hectares of land south of Chestnut Avenue, as defined on the policies map, is allocated as a strategic location for development to include housing and associated facilities and services. Development will be subject to the approval by the Borough Council of a development brief including a masterplan which addresses the following requirements: i. the development provides approximately 1,100 dwellings of a range of type ,size and tenure to include specific provision to meet specialised housing needs including accommodation for older people; ii. the development provides a local centre, and other community facilities and services necessitated by the development including a primary school (subject to Local Education Authority requirements); iii. the development protects and where possible enhances nature conservation interests. In particular, the development shall not have an adverse impact on the nature conservation interests of adjoining sites but where necessary will buffer and contribute towards their enhanced management; iv. the height and density of buildings within the site responds to the topography of the site and the site’s visibility in the surrounding area; v. the key features of the historic landscape are considered sympathetically, including the land which forms part of the setting to The Shrine which should be retained and restored as necessary. The setting of listed buildings to the south of the site should not be adversely affected by development vi. the areas of woodland on the western and south-western boundaries of the site shall be retained as woodland and form part of the wider Forest Park proposals; vii. the playing fields are retained within the site unless the Council is satisfied that compensatory replacement can be provided which is of equal or greater benefit to the wider community than that which it replaces; viii. sufficient on-site open space is provided to meet the needs of the proposed development; ix. footpath and cycle links are provided across the site to connect Chestnut Avenue and Stoneham Lane to Home Wood and Kennel Copse (which form part of the proposed Forest Park) to the south and west; x. priority biodiversity links are maintained and enhanced, in particular the link between Lakeside County Park and the proposed Forest Park; xi. vehicular access to the site is provided from both Chestnut Avenue and close to the junction of Stoneham Lane and Stoneham Way with associated highway improvements to existing junctions; xii. improvement of the junction between Chestnut Avenue and Stoneham Lane involving an increase in the size of the roundabout; xiii. financial contributions are made towards (amongst other things):  the Forest Park proposals;  an extension to the Lakeside Country Park;  a new cycle & footpath along Stoneham Lane to connect the site to the city of Southampton; and  any other off-site highway improvements necessary to serve the development; xiv. where necessary, the prior extraction of mineral resources before development; xv. a connection to the sewerage system and the water distribution system shall be provided at the nearest point of adequate capacity as advised by Southern Water, and access to the existing water main shall be secured for future maintenance and upsizing purposes; and xvi. the development shall achieve BREEAM Communities excellent standard in accordance with policy DM2g.”

48. A new emerging development plan (the draft Eastleigh Borough Local Plan 2011-2036) is at an early stage in its preparation. An Issues and Options Document was published for consultation in December 2015. A progress report on the Plan was subsequently considered by the Council’s Cabinet on 15 December 2016 which included a development distribution strategy and a list of development principles to guide onward work on the Local Plan. This includes the Stoneham strategic development site.

Supplementary Planning Guidance

49. Relevant documents are:

 Supplementary Planning Document: Quality Places (November 2011)  Supplementary Planning Document: Environmentally Sustainable Development (March 2009)  Supplementary Planning document : Biodiversity (December 2009)

Other relevant documents

Assessment of proposal: Development plan and / or legislative background

50. Section 70(2) of the Town and Country Planning Act 1990 and Section 38(6) of the Planning and Compulsory Purchase Act 2004 require a local planning authority determining an application to do so in accordance with the Development Plan unless material considerations indicate otherwise.

51. In terms of other material planning considerations, the National Planning Policy Framework and Planning Practice Guidance constitute material considerations of significant weight.

The Principle of Development

52. The site is located within the countryside and Southampton-Eastleigh Strategic Gap in the adopted local plan but is allocated for residential and playing fields development under draft policy E1 of the submitted local plan. Outline planning permission for up to 1100 dwellings, a new park and open spaces, offices, new local centre, care home, primary school, community building, replacement playing pitches, and extension to Lakeside Country Park together with new vehicular accesses off Chestnut Avenue and Stoneham Lane was granted in January 2016. The principle of playing fields and associated facilities development on this site has therefore been established and cannot be reconsidered as part of this application. The playing fields are also identified in the Council’s Playing Pitch Strategy. As such the proposed development is acceptable in principle. Wider issues of highways impact and transport provisions, impact on heritage assets, ecology and its mitigation, recreational impact, flood risk, loss of existing pitches, contaminated land, noise, air quality and the level of affordable housing and public open space were considered at the outline stage and covered by submission of documents as part of the outline application, conditions attached to the outline permission, or obligations contained within the associated S106 legal agreement.

Sustainable Development

53. The outline application considered matters of sustainability and concluded that the development would fulfill an economic role by providing employment opportunities and expanding the quality and choice of housing, a social role by providing for clearly needed market and affordable housing together with new sports, social and community facilities, and, with mitigation, a satisfactory environmental role. The proposals included a new Stoneham Lane footway/cycleway between Southampton and Eastleigh, which runs adjacent to the proposed playing fields but is not part of this current reserved matters application. As such the proposed development is considered to be sustainable in principle. The detailed matters arising from this application are covered below in the sections relating to the reserved matters that are now to be considered – appearance, layout, scale and landscaping.

Layout (including Parking)

54. The proposed layout for the playing pitches, pavilion, car parks and ancillary facilities largely reflects the parameter plan details submitted at outline stage (albeit that the total building footprints are some 400sqm less than allowed under the outline permission). The proposal is for:  3 no. full size natural turf pitches  2 no. 7x7 mini soccer natural grass pitches  1 no. Stadia Football Turf Pitch (FTP) to level Step 6, to be used primarily for match play by Stoneham AFC with a 50 seater spectator stand and covered spectator standing area for up to 100 supporters  2 no. additional FTPs, to be marked out to provide up to 10 mini soccer pitches and enclosed by sports fencing.  A new single storey pavilion on the eastern parcel close to Stoneham Lane boundary and providing controlled access to the pitches, with 12 team changing rooms, officials changing rooms, physio/first aid room, social space with bar and kitchen, coaching room, education and office space and ancillary facilities. Total footprint c1,300sqm.  A secondary single storey pavilion on the western parcel at southern end of car park near site entrance to serve light refreshments, with ancillary wc, storage space and accessible facilities. Footprint 35sqm.  Car parks split across both sides of site comprising 350 standard spaces, 17 accessible spaces and 6 extra wide accessible spaces. This is greater than envisaged at outline but reflects more recent assessments of users and parking requirements, including worst case scenario changeover times. The car parks include provision for coach parking and turning and motorbike and cycle parking.  A pedestrian crossing point for Stoneham Lane located north of the access into the eastern site under the motorway bridge with appropriate lines of sight and lighting (this is included in the S278 works to be provided by Highwood).  Vehicular access points with splays are shown on the plans and were approved as a detailed matter under the outline permission and are therefore fixed in terms of site layout. The western site has a new vehicular access at it mid-point along Stoneham Lane, whereas the eastern site utilises an existing access point at its northern end. They are combined with a new footway/cycleway which are also part of the Highwood S278 works and shown indicatively on the site layout plan.  Tree retention, ecology (including dormouse habitat) and landscaped areas.

55. To maximise playing pitch use of the western site the existing terraced land form (artificially created for former playing pitch usage) is to be reconfigured to form two larger flat areas with a bank down to the main parking area to the east of this land parcel. The boundary vegetation remains, with the exception of the west side of Stoneham Lane where the S278 works require removal of vegetation for the new access point and visibility splays. The eastern site is relatively flat with the most significant vegetation around the boundaries, which is largely retained except for where visibility splays are needed at the site entrance. Extensive new landscaping is proposed, to include new heavy standard replacement trees and planting to enhance site biodiversity. This includes compensatory indigenous planting and hedges to retain and encourage wildlife corridors and to provide light spill mitigation from floodlights.

56. The site layout is well-considered and has responded to consultee advice and it is considered, therefore, that the proposals would give rise to an acceptable form of development with respect to layout. Car parking levels are appropriate and higher than envisaged at outline stage, reflecting predicted actual useage and peak demands at weekends.

Scale and Appearance

57. The opportunity has been taken to propose a contemporary flat-roofed pavilion building design of good aesthetic quality, using a simple palette of materials including rendered and coated steel panels, timber effect cladding and glazing to good effect. The long, low single storey building needs a strong design so as not to appear too functional and the proposed elevations deliver this. Of necessity, security shutters are provided for windows and doors, but these are coloured to match the building. The sports pavilion, ranging from 4.1m to 5.5m in height, would be appropriate to its countryside and gap location, and, with the retained screening, would have an acceptable visual impact in terms of long or short public views and would fall within the building scale and height parameters detailed in the outline application. The small sports facility building on the western land would have minimal visual impact within the large site.

58. The car and coach parking and turning areas are necessarily of robust macadam material, but are visually enhanced by landscaping, including trees.

59. Fencing would be 4.5m high black mesh around artificial pitches, which blends most effectively into the treed background of the site boundaries. An electricity sub station is likely to be needed.

60. Good disabled access provision is included throughout the scheme and the building is designed to meet the BREEAM Excellent level of sustainable construction and use, including efficient energy and water use. Overall the proposals delivers high quality and appropriate design and appearance.

Landscaping

61. An overarching Green Infrastructure Strategy for the Stoneham development extends to these playing fields sites and provides a multifunctional and integrated approach to the landscape and a series of attractive and legible green spaces and enhanced habitat corridors. These help conserve important elements of the main site’s history and provide positive future enhancements and management.

62. Whilst a good landscaping scheme has been proposed, improvements were sought by the Council’s Landscape officer, and widened grassed buffers to the adjoining public right of way, so as to enhance the experience of users of this path, have also been required and are now submitted. The Tree Officer has sought further detail for the retention and protection of existing trees and this is awaited. Combined with replacement tree planting for those lost for the site access and footway/cycleway works, in excess of 300 new trees (English Oak, Field Maple, Silver Birch, European Beech and Holly) are proposed to be provided within the site, resulting in at least double the amount of trees overall. Where possible existing vegetation is also retained as this provides visual screening and ecological habitat. Subject to further amendments addressing all the matters raised by our Landscape and Tree Officers, the landscaping scheme is acceptable.

Lighting

63. Whilst there is low level bollard car parking lighting proposed, pitches on the eastern land are proposed to be floodlit, with both 18m and 21m high lighting columns. There are designed to focus lighting to necessary lux levels on the pitches themselves and not on surrounding areas or the motorway. All lighting would be switched off when not in use, recognising the site’s strategic gap and countryside location and associated ecology needs for dark areas. Highways England will be ensuring that floodlighting would not pose any safety risk for motorway users and both Natural England and the Council’s Biodiversity Officer have assessed the lighting in respect of impact on protected species, in particular dormice. The final comments of Highways England and any necessary conditions will be reported.

Amenity

64. Concern has been raised by 1 resident to noise from the new pitches, however the nearest dwellings (to the south off Stoneham Lane and side roads) are some distance away and separated from the site by other existing pitches. The uses on the site for the new playing fields and pavilion have already been approved at outline stage, and it is not considered that the layout and design of pitches or pavilion would harm residential amenity. This view is supported by the Council’s Environmental Health Officer who has specifically reviewed this concern raised. He has, however, recommended a condition in respect of acoustic design detail for the pavilion building. Air quality and contaminated land are also considerations for protecting the amenity of users of the new facility. The location of pitches and buildings has to fit with sports governing body guidelines and this has prevented optimum air quality impact protection through siting pitches closer to the motorway in “shadow” areas, but it is recognised that players visit the site for only relatively short periods of time. Contaminated land conditions were specified under the outline planning permission.

Drainage and Flood Risk

65. A sustainable urban drainage system (SUDS) throughout the site is proposed. HCC, as Lead Local Flood Authority, has sought further information and clarification on the proposed drainage designs, the objective being that there is no increase in surface water run-off (and risk of flooding) above existing. Amended plans have been submitted and are out for consultation and Members will be updated at committee. Southern Water has sought protection of easement areas for foul drainage infrastructure whilst the Environment Agency have not raised any objection to the works. The drainage also needs to be designed so as to ensure there is no polluted run-off (in order to protect the River Itchen and its tributaries) and these details are subject to conditions within the outline permission. The pitch construction is in line with FA and Sport England guidelines and the drainage has to also enable between 3 and 6 hours of play per week of the natural grass pitches, with pitch slopes designed to optimise drainage efficiency.

Ecology

66. The site has been assessed as having low to moderate ecological value with potential to provide suitable habitat to support low numbers of reptiles, bats, dormice, foraging badgers and nesting birds. The Council’s Biodiversity Officer has advised on the proposals from outline stage and the presence of dormice on the site and need to protect them has been at the forefront of the design and is part of an overarching Landscape and Ecology Strategy for the Stoneham sites and the floodlighting design (with the objective of achieving maximum light levels of 1 lux on vegetated areas). Natural England have also been consulted and will be responsible for issuing appropriate licences where there is the need to alter the habitat for protected species. They have not objected to this application detail. There have been recent dormice, bat and reptile surveys which have informed consultees and will continue to be required as part of the formal condition discharge process.

Public Right of Way

67. The definitive route of public right of way no. 28 runs outside the application site (eastern parcel) linking Stoneham Lane at the motorway bridge to the underpass under Stoneham Way and beyond. It was formally diverted when the M27 was constructed. Whilst the formal route has been confirmed and is not physically affected by the development, HCC Countryside have sought the diversion of the route through the application site car park to reflect current informal usage. However, the formal route is the safest in terms of site layout and its exit onto Stoneham Lane at the safest point at the motorway bridge (as confirmed by HCC Highways). The amenity for users of the formal route would be enhanced by attractive and maintained landscaping, including wide grass verges adjacent to the path. No fencing is proposed and this addresses concerns raised by Eastleigh Ramblers around enclosure and safety. HCC have also sought contributions towards off-site projects but do not appear to have taken account of the extensive new public open space and footway provisions on the main Stoneham site, Lakeside extension, within Home Wood and along Stoneham Lane itself which were secured under the outline permission S106 agreement. Therefore it is not necessary or appropriate to review the heads of terms in relation to the diversion of the existing public footpath or contributions to further off-site HCC countryside schemes at this time.

Other material considerations

68. Also of relevance is the Submitted Eastleigh Borough Local Plan 2011 - 2029, July 2014. The Submitted Local Plan has not been formally withdrawn and therefore remains a material planning consideration. Whilst the weight that can be attributed to the policies in it is very limited, it nevertheless represents the most recent statement of the Council’s development strategy for the borough. As mentioned above this plan includes the site as a draft allocation for housing; however as outline planning permission is already granted the only issues to be considered with this application are matters of appearance, layout, scale and landscaping. With regards to these matters, the new policies essentially echo those of the current plan and are not considered to affect the recommendation put forward.

Conclusion

Subject to some further minor amendments to the proposed scheme, as outlined above, and the satisfactory completion of consultations, this reserved matters scheme is considered to conform to the parameters identified at the outline permission stage and would be well-designed scheme, delivering modern, high quality sports provision which support the Council’s health and sports agenda and FA Parklife Football Hub plans. Reserved matters approval is therefore recommended.