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Application Recommended for Approval APP/2018/0140 Bank Hall Ward

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Application Recommended for Approval APP/2018/0140 Bank Hall Ward Application Recommended for Approval APP/2018/0140 Bank Hall Ward Full Planning Application Demolition of existing stadium control box building and erection of 2 new corner stands (use class D2) to provide additional disability seating with ancillary facilities and lighting BURNLEY FOOTBALL CLUB TURF MOOR HARRY POTTS WAY BRUNSHAW ROAD BURNLEY Background: This application seeks to secure improved facilities for disabled supporters at Burnley Football Club. The scheme has been designed to meet the guidance of the Accessible Stadia Guide and is submitted in order to meet the Premier League deadline of August 2018. The application is a Full Planning Application for demolition of existing Stadium Control Box building and erection of 2 new corner stands (Use Class D2) to provide additional disability seating with ancillary facilities, lighting and associated advertisement consent application. Ancillary facilities include concession stands, toilets, accessible lift, changing places facility, store rooms, sensory room, under pitch heating boiler room, new Stadium Control Box, ticket office queuing space and new replacement Big Screen TV. The new infill corner buildings are designed to be both functional and aesthetically fitting. The elevation materials include glazing, polycarbonate, and glass fibre reinforced concrete panels. Imagery and careful use of the Club’s Claret and Blue colours are incorporated into the elevations to help immediately identify the new works as being part of Turf Moor, and perhaps form a new design direction for the stadium that enhances its character There have been no objections to the scheme. Relevant Policies: Burnley Local Plan Second Review GP3 - Design and Quality GP5 - Access for All GP7 – New Development and the Control of Pollution GP9 - Security and Planning Out Crime CF2 – Intensification of Use of Existing Sports and Recreation Provision CF5 - Major local sports facilities EW4 - Expansion and Improvement of existing businesses E20 – Views E21 – Gateways and Throughroutes TM4 – Transport Hierarchy within Development Proposals TM15 - Car parking standards Burnley’s Emerging Local Plan Submissions Document July 2017 Policy SP1 – Achieving Sustainable Development Policy SP4 – Development Stategy Policy SP5 – Development Quality and Sustainability Policy IC1 – Sustainable Travel Policy IC3 – Car Parking Standards Policy NE5 – Environmental Protection Policy EMP3 – Supporting Employment Development. (Whilst a number of the above Policies have outstanding objections to them, due to the position of the Emerging Local Plan being at the Final Main Modifcation stage, significant weight can now be afforded to them) National Planning Policy Framework Article 35 Statement The application as submitted was in accordance with the local plan policies and the National Planning Policy Framework and there was no need for any negotiation with the applicant. Site History: APP/2015/0202 – Increase in height of 2 floodlight towers from 33m to 44m – Granted Conditionally. APP/2014/0420 – Proposed erection of an ancillary building to aid the proposed creation of a Fan Zone in-between the North and East Stands of Turf Moor – Granted Conditionally. APP/2014/0260 - Demolition of existing club shop and construction of new ground and first floor extensions to provide ancillary office and function room facilities, new club shop and first floor display facility. Relocation of ticket office to Harry Potts Way including new ramp and canopy. – Granted Conditionally. APP/2008/0099 – Phase 1 development of Turf Moor to include a leisure and office development – Granted Conditionally. Use of existing car parking areas for lease parking spaces (265 spaces in total) – Granted Conditionally. APP/2003/0697 – Proposed ATM – Granted. Consultation Responses: LCC (Highways Developer Support) - The proposal raises no highway concerns and I would therefore raise no objection to the proposal on highway grounds. Burnley BC (EHO) – No objections but would ask that standard conditions relating to noise and the controlling of the development to minimise impacts on neighbouring dwellings be taken into consideration when formulating your decision. The Coal Authority - We are pleased to note that a precautionary / vigilant approach is to be undertaken during all site preparation so that should any ground anomalies / unrecorded mine entries etc. are encountered, expert and technical advice will be sought. Based on the submissions of additional information, the Coal Authority raises no objection to the proposal and considers that an adequate assessment of the coal mining risks associated with this site has been carried out (as per the requirement of the NPPF, paragraphs 120-121). In order to ensure that sufficient information is provided by the applicant to demonstrate to the LPA that the site is, or can be made, safe and stable for the development proposed, planning conditions are suggested. Planning and Environmental Considerations: Burnley FC are proposing to improve the accessibility of its stadium, Turf Moor, through new built infill projects primarily located in the north east corner (between the James Hargreaves and Jimmy McIlroy Stands) and south east corner (between the Jimmy McIlroy and Bob Lord Stands). The proposals will help transform Turf Moor into one of the most accessible stadia in the UK to watch football. The corners, together, will provide new wheelchair and companion positions. There will also be new disabled toilets, a changing places facility, concessions as well new accessible lifts. The new works are designed to primarily cater for, but not exclusively, disabled supporters and their family and friends. In addition, a new stadium control room will be built in the south east corner along with a new under soil boiler room, a new storeroom for the Clarets Store and a pavilion for spectators queuing to buy and collect tickets. A new giant screen will be located at roof level of the northeast corner infill. The project is for spectators with different disabilities including those who use wheelchairs, seating for those with ambulant disabilities and those who are perhaps on the autism spectrum. The project also includes a Changing Places facility and a Sensory Room. The key policy consideration in this case is Policy CF5 ‘Major Sporting Facilities’. It advises that development, redevelopment or expansion of major sports facilities will be permitted when the proposal, amongst other things: contributes to urban regeneration in accordance with General Policy GP1 – “Development within the Urban Boundary”; is of suitable scale, character, appearance and landscaping in relation to its surroundings; has no adverse impact on the amenity of local residents including from non- sporting activities; is accessible by a choice of means of transport, and has the potential to encourage wider involvement in sport, and address issues of social exclusion. It also advises that Burnley Football Club is recognised as one of the town’s greatest assets and further development and improvement of the Club’s facilities will enhance this role. The Council will therefore assess any proposals to expand the current ground and associated facilities against the above criteria. On this basis, the main points to consider when assessing this application are the visual impact of the proposal, and whether the proposal will have any impact upon the amenity of the occupants of adjacent properties. VISUAL IMPACT The DAS submitted with the application considers all four of the proposed elevations as follows (a summary), South East Facing Elevation This elevation is designed in conjunction with the sheltered queuing area to the ticket office, and the raised ground floor access to the Jimmy McIlroy stand concourse. It is signalled by a canopy that wraps around the corner to lead the visitors toward the entrances, extending above the building’s recessed entrance, and continues as a line above the perforated steel sheet panels along the Jimmy McIlroy Stand. The facade itself is split into three parts. The outer solid and opaque parts frame a lighter translucent box highlighting the entrance and the internal activity. The ticket office doors are made of perforated steel sheet panels. They will remain open during the ticket office opening hours. The entrance door and frame are blue powder coated metal contrasting with the claret powder coated wall, following guidance in BS8300. South Facing Elevation The South elevation is deeply recessed from Harry Potts way and in line with the back of the Bob Lord stand. The facade is split into two parts. The vertical circulation core is clad in glass fibre reinforced concrete. The activity on the concourse space is subtly revealed by the polycarbonate cladding. North East Facing Elevation The East elevation of the North East corner presents a similar architectural approach to the South East corner. The facade is split into three elements, with two solid volumes framing a lighter translucent box. A screen formed of perforated steel sheets leads the visitors toward the entrance. The graphics on this screen will be drawn by the perforations. The entrance is sheltered by a canopy that supports an illuminated sign formed of standing letters. This canopy, placed at the horizontal datum of the blue line on the existing stands, visually links the new building to its context. This line wraps around the corner of the building as a shallow ledge. The entrance door and frame are blue powder coated metal contrasting with the claret powder coated wall, following guidance in BS8300. At ground level the glass fibre reinforced panels are etched with text relating to the history of the Club and the ground. North Facing Elevation The North elevation includes a vehicular access to the pitch. A ramp will extend out of the building footprint. The composition of the facade is similar to the East elevation, presenting three volumes, linked by a ledge following the existing horizontal datum of the blue line on the existing stands. At ground level, the glass fibre reinforced concrete panels are etched with text in continuity with the East elevation. The doors on this elevation are service doors, and are thus painted claret to blend into the claret wall.
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