Application Number 18/01467/AS
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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, Willesborough, Kent 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 England/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 Tenterden & Rural Sites DPD 2010, the Urban Sites and Infrastructure DPD 2012, the Chilmington Green AAP 2013, the Wye Neighbourhood Plan 2015-30 and the Pluckley 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