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Delegated Report Application Number: 11/17/0455 Full Application: Major: Creation of sports hub to include erection of new building (including office space, classrooms, gym and changing facilities and café area) (following demolition of existing building), erection of fencing and lighting, creation of 3G pitch and parking (including coach drop off area). Address: Highams playing Fields, Thorneyholme Road, Accrington Determination by: 17th Jan 2018 Applicant: M Fearon, Accrington Stanley Community Trust Agent: Campbell Driver Partnership Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:- Article 8 The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 The right of peaceful enjoyment of possessions and protection of property. Application Site Presently known as Highams Playing Fields, the site is located to the north east of Accrington Town Centre and comprises and area of 5.2ha. The site is bounded to the west by Thorneyholme Road and a children’s play area, to the north by the cricket ground and pavilion and has open recreation ground to the south. The railway embankment abuts the eastern boundary of the site with two electricity pylons adjacent to this perimeter. There is a public footpath/cycleway that runs to the north of the site. The site is currently used as playing fields and there are changing facilities in a single storey building adjacent to Thorneyholme Road. There is currently no visitor car-parking. The site slopes gently down from south to north and the northern pitches are at a lower level than the pitches on the southern half of the site. The site has been terraced to accommodate this change in levels. Proposed Development Planning permission is sought for the development of a sports hub that includes the installation of new Artificial Grass Pitch (AGP) with fencing and lighting, a new pavilion building, car parking, perimeter fencing and landscaping. The proposed Artificial Grass Pitch will be surfaced with 3G artificial grass and will be bounded by a new 4.5m high ball stop fencing (generally to the AGP perimeter), the installation of new pitch perimeter barrier (1.20m and 2.0m high) internally within the pitch enclosure, new hard standing areas adjoining the AGP perimeter complete with associated porous asphalt surfacing and matching ball stop fencing for pedestrian access, goals storage, spectator viewing space and vehicular maintenance and emergency access. It also includes the installation of new floodlight system and a new maintenance / sports equipment store located within the fenced facility enclosure. The existing building on the site would be demolished and replaced with a new pavilion building (990m2) and new parking provision, landscaping and fencing. The pavilion / community hub would provide for the co-location of both supporting and educational facilities. The building would be single storey with shallow mono pitch roofs over the central hub extended to form a covered entrance canopy to both the main entrance and the access to the Accrington Stanley Community Trust offices. 10% of the predicted energy requirement for the development will be from renewable or low energy sources. Materials are detailed within the application as follows: Pitched roof: Standing seam zinc covering, patina: blue/grey Flat roof: Kingspan top deck single ply membrane External walls: Hanson Woodside mixture brickwork with Marley Cedral boarding: colour Pewter c64 Windows: Polyester powder coated aluminium windows external doors and screens, Colour dark grey RAL 7016 anthracite grey. There would also be a landscaped area to the front of the site, with existing trees being retained. The site would be secured along Thorneyholme Road using 2m high fencing with a gate to allow pedestrians through towards the southern boundary. The 3G pitch will be bounded by a 4.5m high ball stop fence and a further stretch of fencing is also proposed along the northern boundary of the site between the 3G pitch and the fence that abuts the railway. Although the applicant originally proposed that the site would be open between 8am in the morning and 10pm on weekdays and 5pm on Saturdays and Sundays, it has since been agreed that the weekend closing times will be 10pm in the summer and 8pm in the winter. Consultations Public consultation: Site notices were displayed, letters sent to surrounding properties and advertisement in the local press. 71no. Objections were received which raise a variety of issues. A number of the points raised are not material to the determination of this planning application and a note has been inserted to identify those matters: 1. Loss of free access to area which was dedicated to the people of Accrington as a ‘Field in Trust’. The area will now be fenced off and entrance will be by agreement with Accrington Stanley Community Trust. This dedication was done by HBC cabinet and it can’t be overturned by Planning Committee. Note: This matter is addressed in the report. 2. Loss of cricket and rugby facilities. 3. Councillors have been involved in delivering leaflets in support of the application- they should declare and interest and stand down. Note: This is a procedural matter and members of Planning Committee will need to consider if they promoted the development or lobbied against it. 4. Accrington Stanley Community Trust will have first access to the fields- the community will miss out. 5. Parking on Thorneyholme Road. 6. Noise and disturbance including lighting. 7. Alternate places to provide this such as King Georges and Hollins School. 8. Accrington Stanley will have control of a field which is gifted to the people of Hyndburn Borough Council. 9. Against Policies DM21, DM11, DM18 and DM22 of the emerging Development Management DPD. 10. The hub is surplus to requirements; there is no need for this development because there are plenty of facilities like this in the area. Note: there is normally not a requirement for the applicant to demonstrate the need for a development and planning applications should be considered on their merits. 11. The floodlights and fencing will be unsightly. 12. Fields are used by dog walkers who won’t be able to go on after it is changed. 13. Support letters are coming from people who don’t live in the vicinity. Note: The fact that letters of representation are received from further afield is not material. 14. Contrary to NPPF Policy 8, Para 69, 70, 74 and 75 in relation to healthy communities. 15. In breach of the S106 agreement with Persimmon Homes. Note: The s.106 agreement that the Council entered into with Persimmon Homes is not material to this planning application. 16. Increase in air pollution 17. Violation of Human Rights Act (article 1, protocol 1) 18. Negative impact on locals’ mental health as it will not be readily accessible anymore. 19. All Councillors and people involved should have a CRB and DBS check. Note: this is not material to the consideration of this planning application. 20. There has been a misuse of public funds which was used to drain the fields, as this has now gone towards a commercial venture. Note: This matter is not material to the determination of this planning application. 21. Negative impact on wildlife. 22. Discrepancies in the plans. 23. The name should remain ‘Highams’ as this reflects the heritage of the textile mill town. 24. Rugby has not been acknowledged as a sport in the town. 25. The only people who will benefit from this are Accrington Stanley and Hyndburn Borough Council. 26. How will emergency evacuation take place. 27. Needs a second gated access at the north east embankment as this is a route currently used by a lot of people. 28. Between 5pm and 10pm Mon- Fri and 8 am – 7pm Sat and sun the fields will be ‘protected for use by grassroots and community football’ and as such are not free for anyone to use. 29. Loss of view. 97no. letters of support were received. These raise the following points: 1. Jobs will be created 2. Improved facilities for the whole community 3. Improved facilities for grassroots football 4. Improved health and fitness for local people 5. The sports hub is a good facility which will help to bring the whole community together 6. Education improvements 7. Stop anti-social behaviour on Highams 8. Help parking congestion 9. Safe place for children to go Consultation Respones: The following consultation responses have been received from statutory consultees: LCC Highways: Initial comments were received which are summarised below: Made in response to the Site Layout drawing 17.130 – 008 – Rev B and the Transport Statement 10194/001/01 September 2017. The Highway Authority is aware of the existing concerns of the neighbouring residents relating to on-street parking on match days. The vehicle parking causes obstruction to driveways and at road junctions, which obscures the sightlines for drivers and presents safety issues for pedestrians and cyclists. There have been concerns relating to vehicle speeds on Thorneyholme Road raised by the residents, which have been investigated by the Highway Authority in previous years. In 2013 a traffic count was completed and found the 85%ile speeds to be NB 30mph and SB 29mph. The speed limit on Thorneyholme Road is 20mph and the implementation of physical traffic calming measures are supported by the Highway Authority. The existing vehicle access is proposed for widening to accommodate 2 way vehicle movements into the car park and to accommodate refuse vehicle and coach movements. This provides an acceptable vehicular access to the site. The gates are proposed to be set back approximately 7 metres from the edge of the highway on Thorneyholme Road which is acceptable.
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