Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Application Number 18/01467/AS

Location Swan Community Centre, Turner Close, ,

Grid Reference 01938/41268

Parish Council None

Ward South Willesborough

Application Proposed removal/demolition of existing Bromley Green Description FC changing & social facility, and construction of replacement modular facility & clubroom.

Applicant Cultural Services, Ashford Borough Council, Tannery Lane, Ashford, TN23 1PL

Agent Williams Architects, Office 7, The Garage Studios, 41-45 St Marys Gate, The Lace Market, Nottingham, NG1 1PU

Site Area 0.063ha

(a) 136/2X (b) - (c) EA/-, Drainage/X, Sport /X, KH&T/-, EHM/X; KCC Heritage/-

Introduction

1. This application is reported to the Planning Committee because the applicant is Ashford Borough Council. Site and Surroundings

2. The application site is in the built confines of Ashford. It relates to an existing sports facility and is the home to Bromley Green Football Club. They currently utilise two portable buildings on the site which are adjacent to the Waterside Children's Centre and the Swan Community Centre. The site is partly within Floodzones 2 and 3 but the building is not located within the floodzones but is within an area of archaeological potential. To the north of the site is Aylesford Stream. The site benefits from an existing informally laid out car park.

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Figure 1 Site Location Plan

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Proposal

3. Full planning permission is sought for the erection of a replacement changing and social pavilion to serve Bromley Green FC. This would result in the removal of the two existing dilapidated portal cabins on the site and replacement with a new single modular building. The building would include the following facilities:

• Lobby area

• 4 football changing rooms.

• One dedicated officials’ changing room and a fully accessible changing facility with a shower, which could also be used as an additional officials’ room if there are male and female officials on site at the same time.

• Fully accessible toilet facilities.

• A club space with a kitchen and small storage area

4. The design of the building would utilise thermowood and rockwood panel cladding with the team colours of Bromley Green FC expressed. The roof would be a ribbed metal sheeting.

5. New planting is proposed together with a new footpath and realigned existing as well as additional green mesh fencing to ensure access to the rear of the building is precluded to avoid anti-social behaviour including vandalism and graffiti.

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Figure 2 Proposed Site Layout Plan

Figure 3 Proposed North Elevation

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Figure 4 Proposed West Elevation (front)

Figure 5 Proposed South Elevation (side)

Figure 6 Proposed East Elevation (rear)

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Planning History

DC FA 91/00066/AS Provision of 3 portakabins to PERM 18/09/1991 be used as changing rooms, shower rooms etc (car parking available in existing car park)

DC FA 97/00121/AS Changing rooms (renewal) PERM 08/07/1997

Consultations

Ward Members: Cllr D Smith: no representations received

Cllr A Howard (Ward Member for adjacent Aylesford Green):

 The changing rooms and social facilities would be of great benefit to the community

 There would be little detriment to the area

 The current facilities are not adequate

 The Football Foundation support the project

 There are no highway or environmental concerns

 Benefit to the residents of Ashford by encouraging people to use the playing fields and adding to a fantastic community hub.

Neighbours: 136 neighbours consulted: 2 letters of general comment received:

 This would double the amount of green space lost

 There would be overshadowing as a result of the building being on higher land than the Mallard bungalows [HDM&SS comment: given the separation distance this would not result in overshadowing]

 Loss of privacy and increase in noise generated

 While there is a fully accessible changing/WC cubicle, the WCs in the changing rooms qualify only as ambulant disabled use.

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

• Part or all of the servery surface should be at a suitable height to allow for a wheelchair user to access.

• Please make sure that the entries into the building are flush and without threshold [HSS&DM comment: the D&A statement makes reference to the building being set at ground level to allow level access]

Sport England: consulted: raise no objection as the proposal would result in ancillary sports facilities supporting the principal use of the site as a playing field and does not affect the quantity or quality of the playing pitches or otherwise adversely affect their use.

Environmental Health: consulted: no objection

KCC Heritage: consulted: no representations received

Kent Highways & Transportation: consulted: do not wish to comment on the application as it is non-protocol.

ABC Drainage: consulted: no objection given that a conceptual surface water management plan has been provided which demonstrates compliance with policy is achievable. The main building is located outside of the floodzone. The development would not result in an increase in on, or offsite flood risk.

Environment Agency: consulted; the application will have a low environmental risk and therefore we do not wish to comment. Planning Policy

6. The Development Plan comprises the saved policies in the adopted Ashford Borough Local Plan 2000, the adopted LDF Core Strategy 2008, the adopted Ashford Town Centre Action Area Plan 2010, the & Rural Sites DPD 2010, the Urban Sites and Infrastructure DPD 2012, the AAP 2013, the Wye Neighbourhood Plan 2015-30 and the Neighbourhood Plan 2016-30.

7. The new Ashford Local Plan to 2030 has now been submitted for examination. Following this, the Local Plan Inspectors issued a post-hearings advice note on 29th June 2018 which sets out the elements of the Submission Local Plan that they consider require amendment in order to be found sound. In the context of paragraph 48 of the NPPF, this note provides a material step towards the adoption of the Plan and the weight that should be applied to its policies in decision-making. Where the Inspectors have not indicated a need for amendment to policies in the Plan, it is reasonable to assume that these policies are, in principle, sound and should therefore be given significant

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

weight. Where policies need to be amended as a consequence of the Inspectors’ advice, significant weight should be attached to the Inspectors’ advice in the application of those policies. On 13 September the Council commenced consultation on the main modifications to the draft plan which has now ended.

8. The relevant policies from the Development Plan relating to this application are as follows:-

Ashford Borough Local Plan 2000

EN23 – Site of Archaeological Importance

Local Development Framework Core Strategy 2008

CS1 - Guiding principles

CS9 - Design quality

CS18 - Meeting the communities needs

CS19 – Development and Flood Risk

CS20 - Sustainable drainage

Urban Sites Development Plan Document 2012

U0 – Presumption in Favour of Sustainable Development

9. The following are also material considerations to the determination of this application.

Ashford Local Plan to 2030 (Submission Version December 2017)

SP1 – Strategic Objectives

SP6 - Promoting High Quality Design

ENV6 – Flood Risk

ENV9 – Sustainable Drainage

ENV15 – Archaeology

COM2 – Recreation, Sport, Play and Open Spaces

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Supplementary Planning Guidance/Documents

Sustainable Drainage SPD

Government Advice

National Planning Policy Framework (NPFF) 2018

10. Members should note that the determination must be made in accordance with the Development Plan unless material considerations indicate otherwise. A significant material consideration is the National Planning Policy Framework (NPPF). The NPPF says that less weight should be given to the policies above if they are in conflict with the NPPF. The following sections of the NPPF are relevant to this application:-

11. Paragraph 48 states in relation to the stages of preparing a Local Plan that:

“Local planning authorities may give weight to relevant policies in emerging plans according to:

a) the stage of preparation of the emerging plan (the more advanced its preparation, the greater the weight that may be given);

b) the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given); and

c) the degree of consistency of the relevant policies in the emerging plan to this Framework (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given)”

National Planning Policy Guidance (NPPG) Assessment

12. The following issues are considered to be raised by the application:

• Principle and visual impact

• Impact upon residential amenity

• Impact upon highway safety

• Flooding & surface water drainage

• Other issues

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Principle & Visual Impact

13. The proposal would result in the loss of the existing portable cabins on the site, it would result in their replacement with an enhanced facility of a higher quality. The proposal would be low rise given its single storey form and given its juxtaposition with the neighbouring Waterside and Swan Community Centre buildings, which are both of a greater footprint and height, the development would not look out of place within their setting and from wider public vantage points.

14. The proposed materials are acceptable in visual terms and could easily be replaced should there be any future damage caused by vandalism or graffiti which enables easy maintenance of the building. The use of the team colours would not be out of keeping and would be in keeping with the colours of Bromley Green FC who would use the facility. Details of the materials can be secured by condition to ensure they are of a high quality and in keeping with the area.

15. Sport England raise no objection as the proposal would result in ancillary sports facilities supporting the principal use of the site as a playing field and does not affect the quantity or quality of the playing pitches or otherwise adversely affect their use. There would not be any useable green open space as a result. The proposal in principle would be acceptable against central government guidance and adopted and emerging policies of the development plan.

Impact on Residential Amenity

16. The portable cabins currently on site are limited in terms of their ability to provide social space and for functions. The proposal would result in part of the building being used for this purpose. Whilst this may result in some additional noise, the number of persons who could be accommodated within the building is limited due to its size. The nearest neighbours to the site are 40 metres to the north on Baxendale Court. There has been concern raised by a resident who resides in one of the bungalows at the Mallards which is over 50 metres from the proposed replacement building. It is not considered, when taking into account the two neighbouring community buildings that the proposal would significantly alter the current situation. Subject to conditions to restrict hours of use, Environmental Health raise no objection and it is not considered there would be harm to the amenity of neighbouring residents.

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Impact on Highway Safety

17. The Council do not have parking standards for community buildings under emerging policy TRA3b, however, guidance contained in SPG4 of the former Kent and Medway Structure Plan, which is utilised by the Highway Authority requires 1 space per 22sqm of floor space created. There is currently sufficient parking on site to accommodate a building of the footprint proposed to adhere to this standard. Given that the site would not generate significant additional parking requirements and there is off-road parking available here and in the neighbouring Swan Community and Waterside Centre, it is not considered there would be harm to parking within the locality or to highway safety.

Flood Risk and Surface Water Drainage

18. The site is partly within Floodzones 2 and 3 but the building is not located within the floodzones. The existing use is classed as a less vulnerable use (i.e. compared to residential use) in the planning practice guidance. Given that the proposed building would replace an existing facility in the same location it is not considered to be incompatible with the guidance or the adopted or emerging policies of the Development Plan. However, run-off from the building could potentially increase given the increase in the footprint proposed. That said the land on which the building is to be located is impermeable, therefore, it is not considered that run-off would significantly change from the existing situation.

19. Although run-off would not likely increase, the applicant has provided a conceptual surface water management plan and this demonstrates that the development would comply with the Council’s Sustainable Drainage SPD and emerging policy ENV9. The Council’s Drainage Engineer does not raise any objection on this basis.

20. Whilst the site is partly within Floodzones 2 and 3. It is considered by the Council’s Drainage Engineer the site would not give rise to an increase in on or off-site flood risk. Further the EA raise no objection. As such the proposal raises no flood risk issues.

Other issues

21. The site is within an area of archaeological potential and in line with the requirements of policy ENV15 and the guidance contained within the NPPF, the development would be unlikely to have any impact on archaeological remains. The site is previously developed and the proposed development would have very limited intrusion into the ground given its modular construction and is therefore unlikely to disturb any archaeological remains.

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

KCC Heritage have not provided comments on the application but it is not considered given this that there would be any significant ground works and harm to any archaeological remains.

22. Ashford Access Group have raised concerns regarding access to the building. It is noted that the D&A statement accompanying the application that the building would have a flush threshold. The internal accommodation and layout would provide sufficient access and provision for disabled persons and changes to accommodate this could be made with ease should the need arise. Human Rights Issues

23. I have also taken into account the human rights issues relevant to this application. In my view, the “Assessment” section above and the Recommendation below represent an appropriate balance between the interests and rights of the applicant (to enjoy their land subject only to reasonable and proportionate controls by a public authority) and the interests and rights of those potentially affected by the proposal (to respect for private life and the home and peaceful enjoyment of their properties). Working with the applicant

24. In accordance with paragraphs 38 of the NPPF, Ashford Borough Council (ABC) takes a positive and creative approach to development proposals focused on solutions. ABC works with applicants/agents in a positive and creative manner as explained in the note to the applicant included in the recommendation below. Conclusion

25. The proposed development would result in a significant visual enhancement as a result of the removal of the existing portable buildings on the site with a purpose built modular building. There would be a clear enhancement to the facility provided for Bromley Green FC and the wider community. There would be no harm caused to residential amenity, highway safety or flooding on or off-site as a result of the proposed development.

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Recommendation

Permit

Subject to the following Conditions and Notes:

1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this decision.

Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. Written details including source/ manufacturer, and samples of thermowood cladding and roof sheeting/membrane to be used externally shall be submitted to and approved in writing by the Local Planning Authority prior to the installation of the modular building hereby approved and the development shall be carried out using the approved external materials.

Reason: In the interests of visual amenity.

3. The premises shall not be open to the public after 2200 hours on any day unless prior written consent has been received from the Local Planning Authority.

Reason: To protect the residential amenity of the locality.

4. Prior to the erection of any boundary treatments, details of the boundary treatments including their height, design and location shall be submitted to and approved in writing by the Local Planning Authority. The walls and fences shall then be erected prior to the first use of the premises in accordance with the approved details unless previously agreed in writing by the Local Planning Authority.

Reason: In the interests of the amenity of the area.

5. Details of the external lighting to be installed shall be submitted to and approved in writing by the Local Planning Authority prior to the installation of any such lighting and thereafter installed in accordance with the approved details unless otherwise agreed by the Local Planning Authority.

Reason: In the interests of amenity of adjoining residents.

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

6. Prior to the commencement of the development details of drainage works, designed in accordance with the principles of sustainable urban drainage, shall been submitted to and approved in writing by the Local Planning Authority. The submitted details shall include the following information:

(a) Details to demonstrate that the surface water run off generated by the development can be accommodated and disposed of without an increase in on or off site flood risk (for all rainfall durations and intensities up to including the climate change adjusted critical 100 year storm);

(b) Identification of the proposed discharge points from the system, and;

(c) A timetable for provision of the system and arranges for future maintenance (including type, frequency and responsibility for maintenance).

The works shall be carried out and maintained in working order in accordance with these approved details.

Reason: In order to reduce the impact of the development on flooding, manage run-off flow rates, protect water quality and improve biodiversity and the appearance of the development pursuant to Core Strategy Policy CS20

7. The development shall be carried out in accordance with the plans listed in the section of this decision notice headed Plans/Documents Approved by this decision, unless otherwise agreed by the Local Planning Authority.

Reason: To ensure the development is carried out in accordance with the approval and to ensure the quality of development indicated on the approved plans is achieved in practice.

8. The development approved shall be made available for inspection, at a reasonable time, by the local Planning authority to ascertain whether a breach of planning control may have occurred on the land (as a result of departure from the plans hereby approved and the specific terms of this permission/consent/approval).

Reason: In the interests of ensuring the proper planning of the locality, the protection of amenity and the environment, securing high quality development through adherence to the terms of planning approvals and to ensure community confidence in the operation of the planning system.

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Note to Applicant

1. Working with the Applicant

Working with the Applicant

In accordance with paragraphs 38 of the NPPF Ashford Borough Council (ABC) takes a positive and creative approach to development proposals focused on solutions. ABC works with applicants/agents in a positive and proactive manner by;

 offering a pre-application advice service,

 as appropriate updating applicants/agents of any issues that may arise in the processing of their application

 where possible suggesting solutions to secure a successful outcome,

 informing applicants/agents of any likely recommendation of refusal prior to a decision and,

 by adhering to the requirements of the Development Management Customer Charter.

In this instance

 the applicant/agent was updated of any issues after the initial site visit,

 was provided with pre-application advice,

 the application was considered by the Planning Committee where the applicant/agent had the opportunity to speak to the committee and promote the application. Background Papers

All papers referred to in this report are currently published on the Ashford Borough Council web site (www.ashford.gov.uk). Those papers relating specifically to this application may be found on the View applications on line pages under planning application reference 18/01467/AS.

Contact Officer: Rob Bewick Email: [email protected] Telephone: (01233) 330683

Ashford Borough Council - Report of Head of Development Management and Strategic Sites Planning Committee 12 December 2018 ______

Annex 1