Planning Statement School,

April 2019

Contents

1. Introduction 3

2. Site Context 5

3. The Proposed Development 8

4. Planning Policy Context 10

5. Planning Considerations 15

6. Conclusion 20

Appendix 1: Site Location Plan 21

Appendix 2: Pre-application Response 22

Contact Sara Dutfield [email protected]

April 2019

1. Introduction

1.1 This Planning Statement (“the Statement”) has been prepared by Turley on behalf of S&C Slatter Ltd (“the Applicant”). It is submitted in respect of a full planning application for installation of an artificial grass pitch, perimeter hardstanding, pedestrian access and floodlights at Chigwell School, Essex.

1.2 The Statement is intended to assist the Local Planning Authority and stakeholders in understanding the application site and development proposals; the prevailing planning policy framework and compliance of the proposals with it; and the key issues that clearly point to a grant of planning permission for the proposed development.

Background to the Proposals

1.3 This application seeks approval to install an artificial pitch suitable for football at Chigwell School. The proposed facility would subsequently provide a significant new resource for pupils at the School, providing many more sports-playing opportunities throughout the year, as well as providing a valuable new centrally-located resource for the local community outside of school hours and during school holidays.

The Planning Application

1.4 The description of development is as follows:

“Installation of an artificial grass pitch, perimeter hardstanding, pedestrian access and floodlights”

Supporting Documents

1.5 The application is accompanied by the following documents:

 Application Forms

 Application Plans/ Drawings

 Planning Statement

 Ecological Report

 Geo-environmental Report

 Arboricultural Survey

 Lighting Report

 Drainage Statement

 Transport Statement (please note that this is within this Statement at Chapter 5)

Structure

1.6 The remainder of this Planning Statement is structured as follows:

• Chapter 2 provides a description of the site context;

• Chapter 3 provides an overview of the proposed development;

• Chapter 4 sets out the planning and associated policy context of the proposed development;

• Chapter 5 considers the proposed development, in the context of the Development Plan and other material considerations; and

• Chapter 6 provides a conclusion to this statement.

2. Site Context

Chigwell School

2.1 Chigwell School was founded in 1629 by , Archbishop of York and Vice Chancellor of Cambridge University. Today it is a Public School for pupils aged 4 to 18, with approximately 930 pupils.

Site Location

2.2 The application site is located to the north of the existing all weather hockey pitch at Chigwell School. The site lies to the north-west of the main Chigwell School campus buildings, which itself lies of the north-east of Chigwell village.

2.3 The Location Plan is enclosed at Appendix 1.

Site Description

2.4 The application site is located within the wider area of land within the ownership of the Chigwell School, which comprises a range of sporting-related features, including:

• A series of multi-purpose grass sports fields, that are currently used for inter alia football, athletics, cricket and rounder’s;

• An all-weather hockey pitch; and

• Tennis courts.

2.5 The application site itself comprises open amenity grassland which is currently used for sporting activities by Chigwell School, predominantly football.

2.6 Topographically the site falls from the north-eastern corner where it sits at circa 42mAOD to the south- western corner at 48mAOD.

Environmental Designations

Planning Policy 2.7 The adopted Development Plan indicates that the application site is subject to the following policy designations (see Section 4 for further details):

 Located within the Green Belt.

2.8 An extract of the adopted proposals map is provided below at Figure 2.1:

Figure 2.1: Extract of Adopted Proposals Map

Heritage 2.9 The site is to the north of the Chigwell Conservation Area.

2.10 Whilst there are no scheduled monuments or listed buildings within the site, there are a number of such assets located in close proximity, including the main school buildings which are Grade II* listed.

Flooding 2.11 According to the Environment Agency’s Flood Risk Maps, the application site is located within Flood Zone 1 (low probability of flooding; land having less than 1 in 1,000 annual probability of river or sea flooding).

Planning History

The Application Site 2.12 There is an extensive planning history on the site however the only relevant planning application relevant to the determination of the scheme:

 EPF/1108/06 – Change of use from informal open space (used for sport and play) to all weather hockey pitch – Refused and allowed on appeal.

2.13 This pitch is now constructed and located directly to the south of the proposed artificial pitch.

Pre-application

2.14 The Applicant held pre-application discussions with the Local Planning Authority in late summer 2018 and received a formal response on the 24th September 2018 under reference EF/2018/ENQ/00808.

2.15 At this time the proposals put forward for pre-application included the following:

“A New purpose building sports centre which provides 3,992 sq m excluding void areas;  A new 3G floodlit sports pitch  Replacement grasscrete parking area  Relocated grounds maintenance buildings; and  New extended access routes”

2.16 As noted above, this application is only for the erection of the new 3G floodlit sports pitch. In relation to this items, the pre-application response noted the following:

 As a result of the removal of trees (no breach in planning legislation), a similar number type, age and specifies of trees would need to be planted on the site in order for the scheme to be considered acceptable;

 Notes that subject to this requirement, the new sport pitch and access routes in Green Belt terms would be considered acceptable, as a result of these facilities enabling the use of the site for outdoor sport and is of a size which is reasonable for the use of the school; and

 Requests that further detail in provided in relation to the 8 column LED flood lighting.

2.17 A copy of the pre-application consultation response is provided at Appendix 2.

2.18 In relation to the removal of the trees on site, their removal was not a planning breach and is therefore not a material planning consideration. However the Applicant has taken the proactive approach of meeting with the Council’s Tree Officer and has agreed with the Forestry Commission a schedule and location for the planting of additional trees within the school campus. This process sits outside of this planning application but does address the requirements set out in the pre-application response.

3. The Proposed Development

Description of Development

3.1 This application seeks planning permission for the:

“Installation of an artificial grass pitch, perimeter hardstanding, pedestrian access and floodlights”

Scheme Description

3.2 This section sets out summary details of the scheme proposals. Detailed specification, design and materials details are provided in the supporting architectural drawings.

All-weather Pitch 3.3 The fenced area comprising the proposed artificial pitch will be c106 metres (m) in length by c.70m wide. The playing area will be 100m in length by 64m wide, providing a competitive standard facility.

3.4 It will be formed of a 60mm 360XL-42-14 Carpet. This is composed of field-green coloured, texturized monofilament polyethylene fibres woven onto a polypropylene and glass fiber backing coated in butadiene styrene. The specification sheet is submitted with this planning application.

3.5 The pitch will be marked out for football using white FieldTurf playing lines, to competitive specifications.

3.6 The boundary fencing of the pitch will be formed of Black Weldmesh fencing and will be 4.5m in height.

Floodlighting 3.7 Floodlighting is required to light the artificial pitch to allow safe playing conditions, particularly in the winter months.

3.8 The proposed floodlighting consists of Osram Siteco 2kw Matal Halide floodlights, which feature flat glass style optics designed to reduce upward waste light and overspill. These are specifically designed for floodlighting sports fields.

3.9 The proposed lighting masts are 15m high in line with the calculated optimum resulting in floodlight beam elevations of between 5° and 10° which complies with the ILP recommended maximum of 70°.

3.10 The Lighting Report submitted in support of the planning application confirms that the proposed lighting scheme has been designed to meet the requirements for play on a football pitch, alongside compliance with nationally recognised environmental lighting standards. Participants will be able to play in safely lit conditions whilst maintaining the amenity of neighbouring properties.

Usage Levels 3.11 The artificial pitch will mainly be used by pupils of the Chigwell School on Monday – Fridays 08:30 until 18.00, although there may be some use by Leyton Orient Football Club who currently use the grass pitches for training and coaching purposes.

3.12 There will also be communal use in the evenings and at weekends and during School holidays.

Accessibility 3.13 The pitch itself will be accessed via 2 no. double gates. Pupils will access the proposed artificial pitch as they currently access the sports facilities. The proposals include for an internal access strip, which allows access between the existing artificial pitch to the proposed.

3.14 The site is also easily accessible to the general public for when the proposed artificial pitch would be in community use. When occasionally used for community use, the facility would be accessed via the existing parking facilities to the south-west of the application site adjacent to the Old Chigwelians Clubhouse.

Programme of Works

3.15 The construction works are anticipated to take place soon after issue of planning permission, and in any event will seek to ensure the least disruption to the School due to school year timetable. The current aim is for the pitch to be available for the start of the 2019/2020 academic year.

Planning Conditions

3.16 Due to the constrained timescales for the construction programme, sufficient details have been submitted in support of the planning application, to eliminate any requirement for pre-commencement conditions.

3.17 The Applicant welcomes early confirmation from the Council should it be considered that a pre-commencement condition is required to be attached to the planning permission and the opportunity to submit information pursuant to that matter ahead of the application being determined.

4. Planning Policy Context

4.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning applications must be determined in accordance with the Development Plan unless material considerations indicate otherwise.

4.2 The Development Plan for the purposes of this application are

• The adopted Development Plan comprising:

‒ Combined Policies of Epping Forest District Local Plan (1998) and alterations (2006)

• Other material considerations include:

‒ The National Planning Policy Framework (2018) (“the Framework”);

‒ Planning Practice Guidance (“PPG”);

‒ Sport Policy;

‒ The emerging Epping Forest District Local Plan Submission Version 2017; and

‒ The emerging Chigwell Neighbourhood Plan.

4.3 This section presents a summary of the key policy messages on a thematic basis; reference is made to multiple documents under individual headings.

The Development Plan

Combined Policies of Epping Forest District Local Plan (1998) and alterations (2006) 4.4 The Council’s original Local Plan was adopted in 1998. Some of these policies are still in force. However, in 2006 the Council adopted the Local Plan Alterations, which replaced parts of the 1998 Local Plan.

4.5 Key policies of the combined Epping Forest District Local Plan are as follows:

 Policy CP1: Achieving Sustainable Development Objectives;

 Policy CP2: Protecting the Quality of the Rural and Built Environment;

 Policy CP3: New Development;

 Policy DBE2: Effect on Neighbouring Properties;

 Policy DBE4: Design in the Green Belt;

 Policy DBE8: Private Amenity Space;

 Policy DBE9: Neighbouring Residential Amenity;

 Policy GB2A: Development in the Green Belt ;

 Policy GB7A: Conspicuous Development;

 Policy LL1: Rural Landscape;

 Policy LL2: Inappropriate Rural Development;

 Policy LL10: Adequacy of provision for landscape retention;

 Policy LL11: Landscaping Schemes;

 Policy ST1: Location of Development;

 Policy ST2: Accessibility of Development;

 Policy ST4: Road Safety;

 Policy U2A: Development in Flood Risk Areas;

 Policy U2B: Flood Risk Assessment Zones;

 Policy U3A: Catchment Effects; and

 Policy U3B: Sustainable Drainage Systems.

Other Material Considerations

4.6 In accordance with Section 38(6) of the Planning and Compulsory Purchase Act 2004, the Development Plan is the starting point for the determination of a planning application. Other material considerations may be taken into account in the decision- making process; the following are identified as material considerations relevant to this application.

National Planning Policy 4.7 National Planning Policy is provided in the National Planning Policy Framework (“Framework”) (February 2019).

4.8 National policy is founded on the need to achieve sustainable economic development. This has three dimensions, which require the planning system to perform three mutually dependent functions. These are an economic function; a social function, and; an environmental function.

4.9 The Framework sets a presumption in favour of sustainable economic development. This encourages the approval of planning applications which accord with the Development Plan without delay.

4.10 The Framework reiterates previous national policy relating to the Green Belt and confirms (at paragraph 144) that the fundamental aim of Green Belt policy is to

prevent urban sprawl by keeping land permanently open. Paragraph 143 confirms that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.

4.11 In relation to sport provision, paragraph 96 of the Framework promotes enhanced access to a network of high quality open spaces and opportunities for sport and physical activity, recognising their importance to the health and well-being of communities.

4.12 Paragraph 97 states that:

“Existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless:

(a) an assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; or

(b) the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or

(c) the development is for alternative sports and recreational provision, the benefits of which clearly outweigh the loss of the current or former use.”1

4.13 The Framework contains guidance on a number of other themes. Those relevant to this application are:

 Promoting sustainable transport

 Requiring good design

 Meeting the challenge of climate change, flooding and coastal change

 Conserving and enhancing the natural and historic environment:

 Promoting healthy and safe communities

Sports England Planning Policy Statement: A Sporting Future for the Playing Fields of England 4.14 Sport England is a statutory consultee on all planning applications for development affecting land used as a playing field. This requirement is set out by the Government in Statutory Instrument 2015/595.

4.15 Sport England’s Playing Fields Policy is set out in ‘Planning Policy Statement – A Sporting Future for the Playing Fields of England’ (“Sport England Policy”). This statement confirms that Sport England will oppose the granting of planning permission for any development which would lead to the loss, or would prejudice the use of, all or any part of a playing field, or land last used as a playing field in an adopted or draft deposit local plan, unless, in the judgement of Sport England, one or more of the following specific circumstances applies.

1 NPPF, Chapter 8 (Promoting healthy and safe communities), Open space and recreation, Paragraph 97

Table 4.1: Sport England Policy Exceptions

Policy Exceptions E1: ‘A carefully quantified and E2: ‘The proposed development is documented assessment of current and ancillary to the principal use of the site as future needs has demonstrated to the a playing field or playing fields, and does satisfaction of Sport England that there is not affect the quantity or quality of an excess of playing field provision in the pitches or adversely affect their use’. catchment, and the site has no special Typical types of development that may significance to the interests of sport’. meet with this exception include pavilions, changing rooms and sports lighting which improve the sporting usage of the site. E3: ‘The proposed development affects E4: ‘The playing field or playing fields, only land incapable of forming, or forming which would be lost as a result of the part of, a playing pitch, and does not proposed development, would be result in the loss of or inability to make replaced by a playing field or playing fields use of any playing pitch (including the of an equivalent or better quality and of maintenance of adequate safety margins), equivalent or greater quantity, in a a reduction in the size of the playing areas suitable location and subject to equivalent of any playing pitch or the loss of any or better management arrangements, other sporting/ancillary facilities on the prior to the commencement of site’. development’. E5: ‘The proposed development is for an indoor or outdoor sports facility, the provision of which would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss of the playing field or playing fields’.

4.16 The definition of “playing field” applies equally to public and private facilities.

4.17 In summary, the guidance from Sport England opposes the grant of planning permission for any development which would lead to the loss of, or would prejudice the use of, all or any part of a public or privately owned playing field unless one of its policy exceptions are met. The general thrust of these exceptions is now incorporated within paragraph 97 of the Framework.

Emerging Local Plan 4.18 The Epping Forest District Local Plan (Submission Version) 2017 was submitted for independent examination. It is noted that the pre-application response concluded that these policies were up to date and accord with national planning policy and therefore should be afforded substantial weight in the determination of the application.

4.19 The relevant policies for the determination of this application are considered to be:

 Policy SP1 – Presumption in Favour of Sustainable Development;

 Policy SP6 – Green Belt and District Open Land;

 Policy SP7 – The Natural Environment, Landscape Character and Green and Blue Infrastructure;

 Policy DM1 – Habitat Protection and Improving Biodiversity;

 Policy DM3 – Landscape Character, Ancient Landscape and Geodiversity;

 Policy DM4 – Green Belt;

 Policy DM7 – Heritage Assets;

 Policy DM8 – Heritage at Risk;

 Policy DM9 – High Quality Design;

 Policy DM16 – Sustainable Drainage Systems;

 Policy DM18 – On-site management of waste water and water supply;

 Policy DM19 – Sustainable Water Use;

 Policy DM21 – Local Environmental Impacts, Pollution and Contamination; and

 Policy P7 – Chigwell.

Emerging Neighbourhood Plan 4.20 The Chigwell Neighbourhood Plan has been submitted for examination. Upon its adoption it will comprise a formal part of the adopted Development Plan for the area. As such consideration has been given to the relevant policies within it through the formation of these proposals.

4.21 The key policies include:

 Policy CHG1 – A Spatial Plan for the Parish; and

 Policy CHG8 – Promoting Good Design in the Parish.

5. Planning Considerations

5.1 This section sets out the key planning considerations relevant to the determination of the application. It considers the proposals against the policies within the adopted Development Plan and other material considerations, and demonstrates that the proposed development constitutes sustainable development in accordance with the Framework.

Principle of Development

5.2 The site lies within the Green Belt. The relevant development plan policy relating to the control of development within the Green Belt is saved Local Plan Policy GB2A (Development in the Green Belt) and emerging Policy DM4 (Green Belt).

5.3 Further the long-established cornerstone of national Green Belt policy is now set out by the NPPF, which is that the fundamental aim of the Green Belt is to prevent urban sprawl by keeping land permanently open; with the essential characteristics of the Green Belt being its openness and permanence.

5.4 Both the Framework and the adopted and emerging Development Plan note that there is a presumption against inappropriate development within the Green Belt and such development should not be allowed unless very special circumstances can be demonstrated.

5.5 In this regard, paragraph 145 of the NPPF states that the Council should regard the construction of new buildings as inappropriate development in the green Belt unless (inter alia) it can be demonstrated that the proposal is for the provision of appropriate facilities (in connection with the existing use of land or change of use) for outdoor sport, outdoor recreation; as long as the facilities preserve the openness of the Green Belt do not conflict with the purposes of including land within it.

5.6 As confirmed through pre-application discussions, the new artificial sports pitch and access routes would in Green Belt terms be considered appropriate development by virtue of it facilitating the use of the site for outdoor sport and is of a size which is reasonable for the use of the site as a school.

5.7 The principle of the development is therefore considered acceptable.

5.8 In addition, the principle of development is supported by Sport England’s Playing Field’s Policy given that the existing playing field will be replaced by a better quality and of equivalent/ greater quantity pitch, in a suitable location and subject to equivalent or better management arrangements.

5.9 Further, the Epping Forest District Council Playing Pitch Strategy dated March 2018 recommends at ‘Recommendation 1’ that “For all sports and physical activity, look to increase and secure community use at education sites across the study area. There is currently significant dependence on unsecured facilities to meet the needs of residents across the District, which represents a risk to participation and physical activity in Epping Forest District.”

5.10 The proposed occasional communal use of the sports facility would be in direct accordance with the recommendations of the Playing Pitch Strategy as it aligns with the Councils objectives to open up schools sports facilities and spaces for community use.

Open and Green Spaces

5.11 The proposed development will enhance the borough’s outdoor sporting opportunities, encouraging pupils of Chigwell School and the local community to be active and pursue healthier lifestyles, in accordance with emerging Policy D4 (Community, leisure and Cultural Facilities) and the Playing Pitch Strategy.

5.12 The application site will continue to be utilised for sport, and as a ‘greenspace’; the proposed artificial grass pitch will provide improved sporting facilities for pupils and the community, in accordance with its existing use and emerging Policy D4.

5.13 The new sports pitch will provide pupils of Chigwell School, as well as the community, with access to a high-quality greenspace, and it will strengthen the borough’s sport and recreation offer.

Design

5.14 The proposed artificial grass pitch has been designed by S&C Slatter, an expert in the design and construction of sports facilities, who has adopted a thorough approach to inform the proposed development.

5.15 The submitted application plans include details such as existing and proposed layout, elevation, construction details, drainage, surfacing system, fencing, floodlighting and spectator facilities, as will be built.

5.16 The proposed sports facility will enhance the quality of the local public realm, will be constructed of high quality materials, and there will be no detrimental impacts upon any surrounding heritage, environmental or landscape assets, as in accordance with adopted policies DBE4 and emerging Policy DM9.

5.17 The form and layout of the artificial grass pitch will retain the sporting use of the site, having no adverse impact on the character and appearance of the surrounding area.

5.18 The floodlights that are proposed to be installed at the site are required to allow safe playing conditions in the winter months.

5.19 The proposed lighting scheme has been designed to meet the specific lighting requirements for the safe use of the artificial pitch, whilst ensuring the nationally recognised environmental lighting standards are adhered to. The floodlights will only be used as required, to enable the use of the proposed development.

5.20 The following measures have been implemented to ensure compliance with the recommendations outlined in The Institution of Lighting Engineers:

 In order to avoid excessive lighting the quantity of floodlights have been selected to comply with the football Area outlined by CIBSE lighting guide.

 To minimise the light spill and to eliminate upward light the floodlights selected are designed specifically for floodlighting sports fields. The fittings are mounted in a flat glass cut-off orientation with a mounting height specified to achieve angles from 0 degrees (flat glass) – 6 degrees. This orientation maximises the reduction of over spill and achieves 0% upward light ratio (sky glow).

 To minimise the omission of harmful UV light and the attraction of insects disrupting feeding areas for a range of species. The floodlights are fitted with a UV-filter, see attached data sheet UV-Filter HN-02 4 mm confirming the types of harmful ultra violet light blocked and filtered out. This measure ensures that the impact on insect feeding grounds is minimised.

 The mast heights have been calculated to achieve the optimum aiming angle resulting in flat glass angle orientation. The heights are a compromise to achieve the required minimum standard light level on the sports field whilst achieving the minimum impact on the surrounding area and reduction of glare (source intensity).

 The control of the lighting system will be fitted with a smart control unit which will control the operation of the complete floodlight system. This will allow switching of individual pitches ensuring that over- lighting is minimised for any one particular session. The controls can eliminate any one particular day of the week and ensure that curfew times are adhered to by switching the system off at the specified time. The system will automatically change with summer / winter time.

5.21 The proposed artificial grass pitch and ancillary development has therefore evidently been well-designed to respect the heritage assets and appearance of the local area, as in accordance with the Development Plan and National Planning Policy Framework.

Environment

Trees 5.22 As established within the Arboricultural Implications Report that has been submitted in support of the planning application, no trees will be lost as part of the proposed development.

5.23 The Report concludes that no mature, veteran trees, no category ‘A’ or ‘B’ trees, and no trees of high landscape or biodiversity value are to be removed. None of the main arboricultural features of the site or veteran trees are to be removed. As there are no proposed removals the scheme will represent no alteration to the arboricultural features of the site and will not have an adverse impact on the arboricultural character and appearance of the local landscape.

5.24 As no trees are to be pruned, and the extents of the proposed sports pitch will be at least 15m from the canopies of trees to be retained, there will be adequate working

space for construction close to trees, and a reasonable margin of clearance for future growth.

5.25 There will also be no incursions into the Root Protection Areas of trees.

5.26 The proposals therefore fully comply with national and local planning policy in relation to trees.

Ecology 5.27 The Ecological Appraisal submitted finds that given that the extent of the proposals are restricted to low value habitat of amenity grassland, the provision of semi-natural planting and/or specific wildlife features has the potential for the development to provide biodiversity net gain in accordance with the NPPF. The Ecological Appraisal proposes the following:

 Wildlife Friendly Planting - The provision of wildlife friendly planting has the potential to increase biodiversity within the Site and provide additional opportunities for invertebrates to shelter and forage. This should include native and/or non-native species of known benefit to wildlife, such as species listed on the RHS Plants for Pollinator species lists.

 Bat/Bird Boxes - The provision of bat/bird nesting opportunities would enhance the Site for these species. This could include boxes mounted to trees within the neighbouring woodland to the Site7.

Geo-environmental 5.28 The Application is also supported by a Ground Investigation Report and Remediation Strategy. The report finds that there is a low risk of encountering ground contamination. It is not considered that ground contamination or stability presents any concerns to the determination of this planning application.

Flood Risk and Drainage 5.29 As noted above the site is located within Flood Zone 1 and therefore poses no flood risk.

5.30 A Drainage Plan (Drawing No.: D18-010/DWG/DL0001.01) has been submitted in support of the planning application, demonstrating how the proposed development will drain through a series of 80mm lateral drains into a 160mm perimeter carrier drain.

5.31 The submitted Surface Water Drainage Strategy shows how the site will implement a SuDs system in accordance with the NPPF and Planning Practice Guidance. Borehole and BGS records indicate that the site is underlain by a combination of sand, gravel and clay and as a result the infiltration testing undertaken shows that soakaways are likely to be a suitable drainage method. It is determined that the required storage volume can be provided within the permeable construction for all events up to and including the 100 year plus 40% climate change event.

Residential Amenity

5.32 The closest residential properties are located to the north east of the application site, to the north of Grange Farm Lane. These properties are some 150m from the edge of the artificial pitch.

5.33 As set out above, the proposed lighting system has been carefully considered to allow safe play on the artificial pitches, whilst maintaining the amenity of neighbouring properties.

5.34 Furthermore, the direction of light is not in the direction of the adjacent properties, as in accordance with the relevant standards and guidance established within the Lighting Report, submitted in support of the planning application.

5.35 Further the distance between the artificial pitch and the nearby residential properties, as well as the substantial planting in between the proposals, it is not considered that there will be any noise impact from the proposed development. In this regard, it should be noted that the site is already used as a sports pitch.

5.36 The proposed sporting facility will therefore not unacceptably harm the living conditions of nearby residents, it will not endanger any people or property, and it will not cause unacceptable noise, as required by the adopted and emerging Development Plan.

Accessibility

5.37 The proposed development will predominantly be in use by pupils of Chigwell School and as such car parking will not be required. The pupils will access the proposed artificial pitch as they currently access the sports facilities at the application site. A pedestrian route is proposed to connect in to the existing pedestrian link to the south of the existing artificial hockey pitch.

5.38 It is anticipated that any external use of the proposed sporting facility will not result in any additional traffic on the highways network given that the users will already train within existing facilities within the borough, and it will simply result in a re-direction of these cars.

5.39 There is parking available on site at the existing car parking facilities to the south-west of the application site.

5.40 It is therefore considered that the application will have a de minimus impact on the local highway network and is in accordance with adopted and emerging planning policy and the NPPF.

Summary

5.41 This section has demonstrated that the proposed development is consistent with the up to date strategy and objectives of the development plan, specifically in relation to greenspace, heritage, design, and residential amenity.

6. Conclusion

6.1 The application seeks full planning permission for the installation of an artificial grass pitch, perimeter hardstanding and floodlights, at Chigwell School. If planning permission is granted, it will enhance the sporting provision of the borough, presenting the following key benefits:

• An improved sports facility for lessons at Chigwell School, as well as competitive sport matches;

• An opportunity for community use of the new and improved facility outside School hours, encouraging healthy lifestyles within the community; and

• Delivery of a highly effective and high quality sports pitch, designed to consider the site levels, drainage, layout and surfacing.

6.2 The principle of the sports pitch is supported through local and national planning policy, including meeting the requirements of Sports England and the borough’s Playing Pitch Strategy (2018).

6.3 It is therefore concluded that the proposed development constitutes sustainable development and should be approved without delay, in accordance with the National Planning Policy Framework.

6.4 We commend this application to the Council.

Appendix 1: Site Location Plan

NOTES:

All dimensions to be checked on site prior to work commencing. Do not scale from this drawing. This drawing is Copyright by S & C Slatter LTD. Do not copy, re-print or re-use without permission.

KEY:

25m Jubilee Drain Site Boundary Grange Lodge

0 20 40 60 80 100 M M11 Farm

30m Riding Centre

Drain 40m

Mast

Drain GRANGE Drain

Playing Fields Caravan Park FARM

Drain

Pav LANE

Drain Playing Fields 45m

Pav

Sports Ground

M11 50m

> ddmmyy > > Logistics > ddmmyy > > > ddmmyy > > Drain > ddmmyy > > Centre > ddmmyy > >

> ddmmyy > >

MWP 15.04.19 Original Issue [BOC] 01

CH Initials Date Description of Update Rev Drain 55m

BRAMBLE Stephen's Yard, Enborne, Drain Newbury, Berkshire, RG20 0HA. Tel: 01635 345210 / Fax: 01635 41024 Project Title:

Chigwell School

Drain 60m Drawing Title:

Proposed Site Plan

Drawing No.:D18-010/DWG/SP0001.01 Wakes Hall Manor Project No.: D18-010 44m House Date Drawn: 15.04.2019 Paper Size: A1 Scale: 1:1250 Drawn By: Checked By: Marc Pearce Ben O'Connor

Appendix 2: Pre-application Response

Turley Office The Pinnacle 20 Tudor Road Reading RG1 1NH

T 0161 233 7676