AGENDA ITEM 11 STAFFORDSHIRE MOORLANDS DISTRICT COUNCIL PLANNING APPLICATIONS COMMITTEE 25th August 2016 Application SMD/2016/0315 No: Location Alton Towers Proposal Demolition of existing structures and the installation of a new rollercoaster, construction of associated buildings, landscaping and groundworks Applicant Merlin Attractions Operations Ltd (Alton Towers Resort) Agent Nathaniel Lichfield & Partners Parish/ward Alton Date registered If you have a question about this report please contact: Jane Curley tel: 01538 395400 ex 4124 [email protected] 1. DESCRIPTION OF THE SITE AND ITS SURROUNDINGS 1.1 The Alton Towers resort is located within open countryside and within the Alton and Farley Conservation Area. The application site which extends to approximately 2.8 ha is located in the northern section of the resort. The southern part of the application site beyond the Deer wall (included in the application) is located within the Registered Park and garden boundary. To the north of the site is the Congo River Rapids Ride and to the west is the Grade II Listed stable buildings which form part of the themed area known as Mutiny Bay. Woodland has become established around the site. 2. DESCRIPTION OF THE PROPOSAL 2.1 This application seeks full permission to redevelop an existing area of the theme park with a new roller coaster. It will replace the log flume attraction which has now been decommissioned. The lake associated with this former ride has been drained. The ride includes a maintenance building, station, shop, pre show building, games unit and food kiosk. The buildings are pitched roofed and will be themed. The submitted drawings show the maximum size of the buildings and materials as follows. These have been amended (reduced) during the course of the application and are now as follows:- • Maintenance building – GIA 254 sq m, 21.8m by 11.7 approx • Ride Station – GIA 140 sqm 17.1m by 8.2m • Shop – GIA 170 sq m 15.2m by 11.1 m • Pre show building GIA 90 sq m 14.6m by 6.2m • Roof – thatched effect roof tiles • Upper elevations - aged and weathered effect horizontal timber cladding • Lower sections- grass and earth effect and /or sandstone effect 11.1 AGENDA ITEM 11 2.2 The rollercoaster structure will be formed from timber, predominantly made of southern yellow pine. The associated rails will be a combination of timber and steel. The buildings are predominantly single storey albeit some with basements. The maximum height of the buildings is just over 9 metres. 2.3 Two themed features are proposed to be incorporated into the ride design. Theming Envelope 1 at a maximum height of up to 14.6 metres from existing ground level and Theming Envelope 2 at up to 16m above adjacent ground level. The locations and indicative spot height of these features are shown on drawing 373/95-4. 2.4 The existing log flume has a maximum height of 194.5m AOD which is 7m above adjacent ground level. The proposal coaster track has a maximum high point of 201 AOD which is 10 metres above adjacent ground level (High Point 1 on drawing 373/95-4A). By way of comparison Nemesis has a high point of 202.62m AOD and Oblivion, 197.79m AOD. The Alton Towers Long Term Plan sets out parameters; the proposed highpoint of 201 AOD is, according to the application, only 0.5m above the recommended maximum height set out in the Long term plan. 2.5 Some sections of the track are below existing ground level and will require some excavation. Tunnels are proposed to assist with the ride experience and to mitigate noise impact in other parts. Certain sections of the ride include 1.4m high sound screens either side of the ride. The rollercoaster structure, sound tunnels and screens will be made of dark stained timber elements, predominantly made of southern yellow pine. The associated rails will be made of a combination of timber and steel. 2.6 The proposals will result in the loss of 56 trees. However the majority of these are relatively young trees that were planted as part of the log flume and rapids ride. In order to mitigate the loss for these trees, a comprehensive replacement landscaping scheme is proposed (see drawings 373/95-8 and 373/95/18 2.7 The application is accompanied by a Design and Access Statement, Planning Statement, heritage Impact Assessment, Landscpae and Visual Impact Assessment, Noise Assessment, Arboricultural Impact Assessment, Transport Assessment, Ecology Report, Flood Risk assessment and Archeology Assessment. As usual Members are encouraged to read these documents prior to the meeting. 2.8 A Screening opinion was sought from the Council before the submission of this planning permission. It was confirmed that the development was not EIA development (ref SMD/2016/0264). 3. PLANNING POLICIES RELEVANT TO THE DECISION 3.1 The Development Plan comprises of: 11.2 AGENDA ITEM 11 • Saved Local Plan Proposals Map / Settlement Boundaries (adopted 1998). • Core Strategy Development Plan Document (adopted March 2014) Staffordshire Moorlands Local Plan (1998) 3.2 Development boundaries within the 1998 Adopted Local Plan are still in force until such time as they are reviewed and adopted through the site allocations process. Following consultation last year a Preferred Options Site Allocation DPD is to be consulted on in late Spring 2016. Adopted Staffordshire Moorlands Core Strategy DPD (26th March 2014) 3.3 The following Core Strategy policies are relevant to the application:- . SS1 Development Principles . SS1a Presumption in Favour of Sustainable Development . SD1 Sustainable Use of Resources . SD3 Carbon-saving Measures in Development . SD4 Pollution and Flood Risk . DC1 Design Considerations . DC2 Heritage assets . DC3 Landscape and Settlement Setting . SS7 Tourism and Churnet Valley . E3 Sustainable tourism . C1 Creating Sustainable Communities . NE1 Biodiversity and Geological Resources . T1 Development and Sustainable Transport . T2 Other Sustainable Transport Measures National Planning Policy NPPF National Planning Policy Guidance 4. CONSULTATIONS CARRIED OUT 4.1 A Site Notice has been displayed and the application advertised in the press. 4.2 Two Letters of objection received raising the following issues • The Churnet Valley and Alton village already have to contend with high ride noise and screams from the theme park, mainly from The Smiler and Galactica which can be heard from one end of the valley to the other. A wooden rollercoaster would only add even more noise. • The Grade I listed gardens, and various listed buildings, especially the Swiss Cottage, are in a terrible state. These gardens and buildings are part of our national heritage and have been listed in order to protect them. They should be maintained and properly looked after and not allowed to fall into disrepair as is the case at the moment. 11.3 AGENDA ITEM 11 • The argument that this new ride will increase visitor numbers and benefit the local area with regard to B&B, pubs, etc, I believe to be false. The Towers now have so much on-site accommodation and numerous restaurants that the local village economies have suffered with many B&Bs and pubs closing. Visitors to the Towers spend their money there and do not support the local economy in the way they once did. • a noise nuisance, both outside of the park, and inside as well for anyone wishing to view the gardens. The flume and rapids area previously represented a relatively pleasant and quiet area of the park, whereas wooden • rollercoasters are renowned for their excessive noise. • the extensive excavation work required to meet the height restriction conditions would cause severe damage to an area of woodland in what is one of the last unspoilt areas of the original Alton Towers. • this scale of development is totally inappropriate for such a sensitive, rural area Five letters of support with the following comments • Following events last year relating to the accident of The Smiler visitor numbers have fallen. This new attraction should help to increase visitor numbers again and ensure jobs at the resort are maintained, providing the local community with a place of work. • Traffic should also not be a continued problem as visitor number will likely not rise above levels previous to The Smiler incident in the mid- term future and should instead just be returned to this level. • Much needed development to the area of the theme park as well as keeping visitors numbers/revenue up at site and benefit local community with B&B trade • This is a suitable development for the park and will make alot of money if marketed correctly. Just a shame that it will take 15 months to build. Consultee Comment Officer response Alton Parish No objections Council Local Comments awaited Highways Authority Environmental No objection subject to conditions Health Officer Lead Flood No objection subject to condition . Authority Severn Trent No objection subject to condition Water Trees Officer No objection subject to conditions Ecology No objection subject to conditions Officer 11.4 AGENDA ITEM 11 Conservation No objection subject to conditions Officer Heritage No objection England County Comments awaited Archaeologist 5. OFFICER COMMENT AND PLANNING BALANCE 5.1 As with all applications, the LPA is required to determine this application in accordance with the Development plan, unless there are material circumstances which indicate otherwise and in determining these applications, it shall have regard to the provisions of the Development Plan, in so far as material to the application and to any other material considerations. 5.2 Core Strategy Policy SS1a establishes a 'Presumption in Favour of Sustainable Development' in line with the National Planning Policy (herein referred to as the NPPF) where: (1) planning applications that accord with policies within the Core Strategy will be approved without delay and (2) where there are no relevant policies or they are out of date, the Council will grant planning permission unless material considerations indicate otherwise considering:- I.