planning report D&P/3355/01 25 February 2014 New River Sports Centre, in the Borough of Haringey planning application no. HGY/2014/0053

Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008

The proposal Alterations, extension and improvement to the existing grand stand; alterations, extension and improvements to the existing old pavilion; erection of an Air Dome structure; resurfacing of the existing MUGA, a new 5-a-side 3G pitch complex and a new 3G mini football pitch. Refurbishment of the existing 400m athletics track; a new 3G pitch located on athletics track infield area, introduction of a new 'Trim Trail' and boundary improvements. The applicant The applicant is Fusion Lifestyle, and the architect is Abbey Design.

Strategic issues Principle of land use, Metropolitan Open Land and playing fields are the most relevant strategic issues for this scheme.

Recommendation That Haringey Council be advised that the application complies with the London Plan, for the reasons set out in paragraph 28 of this report and does not need to be referred back to the Mayor.

Context 1 On 28 January 2014 the Mayor of London received documents from Haringey Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 10 March 2014 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Category 3D of the Schedule of the Order 2008: “Development – (a) on land allocated as Green Belt or Metropolitan Open Land in the development plan, in proposals for such a plan, or in proposals for the alteration or replacement of such a plan; and (b) which would involve the construction of a building with a floor space of more than 1000 square metres or a material change in the use of such building.” And Category 3C of the Schedule to the Order 2008: ”Development which is likely to prejudice the use as a playing field of more than 2

page 1 hectares of land which – (a) is used as a playing field at the time the relevant application for planning permission is made; or (b) has at any time in the five years before the making of the application been used as a playing field.” 3 Once Haringey Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision, as to whether to direct refusal or allow the Council to determine it itself, unless otherwise advised. In this instance, the Council does not need to refer the application back to the Mayor. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The application site known as White Hart Lane Community Sports Centre is located approximate 1 mile north east of town centre. It is surrounded by Woodside High School located on the south side of White Hart Lane, Wood Green Cemetery, a garden centre and two storey terrace residential properties on Wolves Lane to the west, allotment gardens and St Cuthbert’s Church to the north, and St Georges Industrial Estate and residential properties within Thetford Close to the east. 6 The site is located in an area identified as Metropolitan Open Land (MOL) and a Local Ecologically Valuable Site within Haringey’s Local Plan Proposals Map.

7 As shown above, the overall centre is split into two by White Hart Lane. The main facilities (White Hart Lane site) are located to the north, within an area of approximately 29.5 acres and comprises: a 400m running track with southern Grandstand; two pavilions; offices (Rayment House); multiple grass pitches; Multi Use Games Area (MUGA); open tennis courts; youth and community centre; telecommunication masts and two forecourt car parks. The remainder of the facilities (Perth Road site) are located to the south, within an area of approximately 7.8 acres and comprise of multiple grass pitches. 8 Amongst others, the centre is currently used or home to the London Skolars, Haringey Rhinos, Haringey and Enfield Athletics Club, Wood Green Weightlifting Club, Haringey Cycling Club, Hotspur foundation Tennis Club, Haringey Sports Development Trust and Haringey Jogging Club. Details of the proposal 9 The application seeks a full planning permission for alterations, extension and improvement to the existing grand stand; alterations, extension and improvements to the existing old pavilion; erection of an Air Dome structure (accommodating 4 No. tennis courts) resurfacing of the existing MUGA, new 5-a-side 3G pitch complex (accommodating 10 x 5-a-side 3G pitches), new 3G mini football pitch. Refurbishment of the existing 400m athletics track, new 3G pitch located on athletics track infield area, introduction of a new 'Trim Trail' and boundary improvements. Case history 10 There is no recent planning history relevant to the current application. Strategic planning issues and relevant policies and guidance

11 The most relevant strategic planning issues and corresponding policies are as follows:

 Metropolitan Open Land London Plan  Playing fields London Plan

page 2 12 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the is the 2013 Haringey Local Plan (Core Strategy); the ‘saved policies’ of the 2006 Haringey Unitary Development Plan and the 2011 London Plan (with Alterations 2013). 13 The following are also relevant material considerations:  The National Planning Policy Framework and Technical Guide to the National Planning Policy Framework  The draft Further Alterations to the London Plan (January 2014). Principle of land use: Metropolitan Open Land and sports facilities 14 The application site is part of a larger area identified as Metropolitan Open and a Local Ecologically Valuable Site. The protection and enhancement of MOL is set out under the London Plan policy 7.17, the NPPF and the Council’s Local Plan Policy SP13. 15 The NPPF supports beneficial uses of the Green Belt, including outdoor sport and recreation (Para. 81). Para. 89 of the NPPF states, “A local planning authority should regard the construction of new buildings as inappropriate in Green Belt. Exceptions to this are: - Provision of appropriate facilities for outdoor sport, outdoor recreation and for cemeteries, as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it”. 16 Although the whole site falls within MOL, the proposed extensions to the existing Old Pavilion and Grandstand themselves are located on existing brownfield land. The Grandstand is extended to south east, comprising a single storey extension providing 63sqm of additional floor space. The eaves height of the proposed extension is approximately 4.8m (3m draught lobby) measured from external ground level. The Old Pavilion is extended to the north west, comprising a single storey extension providing 147sqm of additional floor space. The parapet height of the proposed extension is approximately 3.4m measured from external ground level. The scales of both the Grandstand and Old Pavilion extensions have been designed in such a way to reflect and complement that of existing buildings. Therefore, their impacts on the openness of the MOL are negligible and they are acceptable. 17 The proposed development includes a new 3G 5-a-side pitch complex – comprises of a new all-weather playing surface with an area of 6,540sqm. The new surface is to be laid to match the existing levels of the grass covered rugby pitch currently occupying this area. The complex will have a 3m high mesh fence erected to its perimeter and on division lines between pitches accommodated within. The pitch complex will include 24 new 8m high lighting masts. The proposal also incorporates a new mini 3G football pitch which comprises of a new all-weather playing surface with an area of 1,000sqm. The pitch will have a 3m high mesh fence erected to its perimeter and include 4 new 8m high lighting masts. The other element of the proposal is the new athletics track/new infield 3G pitch – The 7 existing lighting masts are to be removed and replaced with 6 new 15m high lighting masts. 18 All the above proposals are considered as outdoor sport facilities and are supported strongly as they promote the Mayor’s Sports Legacy Plan enhancing the provision of sports and recreation facilities, and are consistent with Policy 3.19 Sports facilities of the London Plan. 19 However, the proposal for the construction of the new Air Dome (as shown below) over the redundant tennis courts comprising of a structure with a maximum height of 12m with a footprint of 2,189sqm, cannot be considered as an outdoor sport and recreation. Therefore, this element of the proposal is an inappropriate development on MOL.

page 3 20 In light of paragraph 87 of the NPPF and Policy 7.17 of the London Plan, the onus is therefore placed on the applicant to demonstrate the very special circumstances under which planning permission should be granted for the development and that: “the very special circumstances will not exist unless the harm by reason of inappropriateness and any other harm is clearly outweighed by other considerations.” 21 The applicant stated that the location of the Air Dome has been specifically chosen to minimise visual impact and the proposed siting takes full advantage of the existing level changes and proposed additional tree planting to boundary adjacent to Wolves Lane to assist screening the new Air Dome structure. It is accepted that the visual impact will be limited by these measures, and given the current lack of accessible indoor tennis courts in East London and the support of Sport England and The Lawn Tennis Association special circumstances are considered to exist that justify this development. Playing fields 22 Policy 7.18 of the London Plan resists the loss of local protected open spaces including playing fields unless equivalent or better quality provision is made within the local catchment area. Replacement of one type of open space with another is unacceptable unless an up to date needs assessment shows that this would be appropriate. 23 Given that there is no net loss of playing fields, and that the proposed development enhances the existing playing fields, and that the facilities are accessed by various communities and sport clubs, the proposal is supported in strategic planning terms. 24 This assessment is also strongly supported by Sport England which has consulted various National Governing Bodies (The Football Association (The FA), The Rugby Football Union (RFU), and The Lawn Tennis Association (LTA)) also refer to the proposal meeting identified demands though appropriate conditions are required to be imposed by the Council. Local planning authority’s position 25 Haringey Council planning officers are considering recommendation for approval. Legal considerations 26 Under the arrangements set out in Article 4 of the Town and Country Planning (Mayor of London) Order 2008 the Mayor is required to provide the local planning authority with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. Unless notified otherwise by the Mayor, the Council must consult the Mayor again under Article 5 of the Order if it subsequently resolves to make a draft decision on the application, in order that the Mayor may decide whether to allow the draft decision to proceed unchanged or direct the Council under Article 6 of the Order to refuse the application. There is no obligation at this present stage for the Mayor to indicate his intentions regarding a possible direction, and no such decision should be inferred from the Mayor’s statement and comments. Financial considerations 27 There are no financial considerations at this stage. Conclusion 28 London Plan policies on principle of land use – MOL and sports facilities, and playing fields are the most relevant to this application. The application complies with these policies, the reasons are set out below:  MOL and sports facilities: The part of the development which can be categorised as outdoor sports facilities is strongly supported. The applicant has demonstrated that “very special circumstances” exist for the part of the development that proposes the new Air Dome and the visual impact on the openness of the MOL will be limited.

page 4  Playing fields: The proposed scheme complies with policies of the London Plan.

For further information, contact: GLA Planning Unit (Development & Projects Team): Colin Wilson, Senior Manager - Planning Decisions 020 7983 4783 email: [email protected] Justin Carr, Strategic Planning Manager (Development Decisions) 020 7983 4895 email: [email protected] Tefera Tibebe, Case Officer 020 7983 4312 email: [email protected]

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