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Case No. 17/04738/FULMAJ Item No

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Case No. 17/04738/FULMAJ Item No Case No. 17/04738/FULMAJ Item No. 3 Location: Harrogate Town AFC, Wetherby Road, Harrogate, HG2 7RY. Proposal: Retention of 3G playing pitch, demolition of existing bar, office, changing rooms and corporate hospitality stand, and development of a clubhouse, turnstiles, extension to the family stand, extension to the south stand, new seated terraces to the north east and east, office building, floodlighting scheme and associated access arrangements Applicant: Harrogate Town AFC Access to the case file on Public Access can be found here:- view file Reason for report: This application is to be presented to the Planning Committee following referral by the Chief Planner because the development is considered to be sensitive, controversial and significant. SUMMARY The site is within the settlement limits of Harrogate. This application for the redevelopment of the football ground and retrospective consent for the 3G pitch would improve the existing facilities on site and allow the club progression up the football league, subject to promotion. The design of the scheme is acceptable and retains the existing mature trees on Wetherby Road; the scheme will complement the character and appearance of the area and will not have a detrimental impact on neighbouring residential amenity. The submission includes reports, which seek to address issues raised locally with parking, hours of use, noise and light from the floodlights. The Environmental Health Section and NYCC Highways Authority, subject to conditions, are satisfied with the proposals. The proposals comply with the guidance set out in the National Planning Policy Framework and Planning Practice Guidance, the policies in the Harrogate District Core Strategy (adopted 2009) and the saved policies in the Harrogate District Local Plan (2001, as altered 2009) and there are no material considerations in this instance that warrant setting aside local planning policies. RECOMMENDATION: Defer and Approve subject to conditions and a S106 Agreement 17/04738/FULMAJ 1 17/04738/FULMAJ 2 17/04738/FULMAJ 3 1.0 SITE DESCRIPTION 1.1 Harrogate Town Football Club is sited on Wetherby Road. The site comprises of a 3G artificial pitch with associated stands, changing facilities, corporate hospitality facilities, wc.’s and catering, including a bar and events venue. 1.2 To the south-east is St Nicholas Road, a narrow residential street comprising of, in the main, semi-detached properties sited parallel to the road. The exception to this is No. 3A, which is sited to the rear of Nos. 3 and 5 St Nicholas Road. 1.3 To the north-east is the Ambulance Station, which is accessed off Lancaster Park Road. This site is lower than the football ground. 1.4 To the south-west is Heatherdene, which is occupied in conjunction with the hospital and a large ground level car park. 1.5 On the opposite side of Wetherby Road is Tate House RNIB care home. 2.0 PROPOSAL 2.1 This application is for the retention of the 3G pitch, demolition of existing bar, office, changing rooms and corporate hospitality stand, and development of a new clubhouse, turnstiles, extension to the family stand, extension to the south stand, new seated terraces to the north east and east, office building, floodlighting scheme and associated access arrangements. 3.0 APPLICANT'S SUPPORTING INFORMATION i. Planning Statement ii. Design and Access Statement iii. Statement of Community Involvement iv. Lighting Assessment v. Noise Impact Assessment 17/04738/FULMAJ 4 vi. Travel Plan vii. Travel Statement viii. Arboricultural Survey ix. Ecological Survey x. BREEAM Pre-Assessment Report xi. Drainage Information xii. Preliminary Site Assessment xiii. Club Code of Conduct 4.0 RELEVANT HISTORY 4.1 81/00439/PA Erection of floodlighting. Approved 21.07.1981. 4.2 83/01594/FUL Erecting 3 portacabins to extend club rooms. Approved 13.09.1983. 4.3 87/02877/FUL Erection of toilet block. Approved 26.10.1987. 4.4 87/03086/FUL Ticket office and turnstiles. Approved 26.10.1987. 4.5 88/02464/FUL Erection of public toilet for use by disabled persons. Approved 22.08.1988. 4.6 89/03693/FUL Erection of 300 seat spectators' stand. Approved 05.12.1989. 4.7 81/20264/FUL Erection of floodlights. Approved 02.02.1983. 4.8 11/04895/FUL Erection of replacement spectator stand and alterations to shop and offices to include rendering and the installation of replacement doors and windows. Approved 26.01.2012. 4.9 12/02280/ADV Display of 2 externally illuminated fascia signs. Approved 30.07.2012. 4.10 13/00541/FUL Erection of spectator terrace and toilets for the west end of the ground. Approved 02.05.2013. 17/04738/FULMAJ 5 4.11 17/00138/FUL Formation of small infill section of terraced seating, erection of new canopy above and installation of a replacement portacabin. Approved 29.03.2017. 4.12 17/04845/SCREEN Environmental Impact Screening Opinion for Demolition of existing bar, office, changing rooms, entrance building and corporate hospitality stand. Retention of 3G playing pitch. Erection of new clubhouse, entrance building including turnstiles, two seated terraces with bar and classrooms, office building. Erection of extensions to family stand and south stand including floodlighting scheme and access arrangements. Environmental Impact Assessment Not Required 23.11.2017. 5.0 NATIONAL & LOCAL POLICY 5.1 National Planning Policy 5.2 The National Planning Policy Framework March 2012 (NPPF) sets out the Government’s planning policies for England and how these are expected to be applied. Planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise. The National Planning Policy Framework is a material consideration in planning decisions. 5.3 At the heart of the NPPF is a presumption in favour of sustainable development. 5.4 Core Strategy 5.5 The following core strategy policies are considered to be relevant: Policy EQ1 Reducing risks to the environment Policy EQ2 The natural and built environment and green belt Policy SG4 Settlement Growth: Design and Impact Policy C1 Inclusive communities Policy JB1 Supporting the Harrogate District economy Policy JB3 Land for jobs and business 17/04738/FULMAJ 6 5.6 Harrogate District Local Plan (2001, As Altered 2004) 5.7 The following saved policies are considered relevant: Policy R2 Existing Recreational Facilities Proposal R3 Additional Recreation Open Space Policy R5 New Sports and Recreational Facilities Policy HD13 Trees and Woodlands Policy HD20 Design of New Development and Redevelopment 5.8 Supplementary Planning Documents None. 5.9 Other material policy considerations: National Planning Policy Guidance 6.0 CONSULTATIONS 6.1 Yorkshire Water – Discussion on going with the applicants, drainage consultants, comments awaited. 6.2 Estates Manager - The area to the front of the property forms part of the Stray and the proposal involves creating new access over the Stray. Any replacement of grassed areas by a hard surface will necessitate the provision by the applicant of land of an equivalent size, contiguous with the Stray to be dedicated as Public Open Space upon the terms and conditions specified in the Act. The Stray is owned by the Duchy of Lancaster and managed by Harrogate Borough Council. An informative is recommended. 6.3 Department Of Community Services - No comments received. 6.4 Environment Agency - Dales Area Office - No comments received. 6.5 Economic Development Officer - No objections. 17/04738/FULMAJ 7 6.6 Environmental Health – Comments received in relation, noise, lighting, hours of use and land contamination. 6.7 NYCC Highways And Transportation – Comments received in relation to a S106 Agreement and conditions recommended. 6.8 Police Architectural Liaison Officer - Comments received in reference to design to stadium safety, design of glazing and cycle parking. 6.9 Sport England – No objection, The Football Foundation, on behalf of The FA, consider the club’s existing community use arrangements to be adequate. 6.10 Stray Defence Association - No comments received. 7.0 OTHER REPRESENTATIONS 7.1 30 representations objecting to the proposals received 3G pitch has increased use with commercial activity and additional professional training Lack of car parking Unauthorised use of the care home parking opposite disruptive to residents Parking problems from football supporters, users of the facilities, especially at change over, hospital and school staff Thoughtless parking over driveways St Nicholas Road used as a rat run With no parking facilities site is not sustainable Football club should be relocated Detrimental to local resident’s private amenity Floodlights – light pollution and disturbance late at night Noise, shouting whistles, foul language, spectator noise both match and when pitch in other use Anti-social behaviour Pollution 17/04738/FULMAJ 8 Not an appropriate location for a 7 day a week facility Will get worse if Club is promoted Narrow road On-street parking is dangerous to pedestrians, wheelchair users and prams Lack of visibility from parked cars Footballs into private gardens Object to other leisure uses of the pitch and facilities Floodlighting on until 10:30pm Facilities in use until after 10:30pm Would like use of site ceased early (comments refer to 19:30 and 18:00) with exception of professional matches Noise from amplified music and public address system Rubbish, cans and food wrappers dropped and thrown into gardens and hedges, urinating in gardens and driveways Trespassing onto property to retrieve footballs Noise and disturbance
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