Planning Applications
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Major Application Cttee: 28/07/2010 Item No. 01 Application no: BDB/71787 For Details and Plans Click here Site Address Land at O/S ref 465333 144185, Herriard Common, Bagmore Lane, Herriard, Basingstoke, RG25 2QA Proposal Change of use of woodland for proposed outdoor pursuits paintball centre including erection of compound containerised buildings and provision of car parking area Registered: 19/01/2010 Expiry Date: 20/04/2010 Type of Full planning Case Officer: Claire Cook Application: permission 01256 845444 Applicant: Skirmish Lasham Agent: Mursell & Company Partners (Newbury) Limited Ward: Upton Grey and The Ward Member(s): Cllr M Ruffell Candovers Parish: Herriard OS Grid Reference: 465333,144185 Recommendation: Approve General Comments This application is brought to the Development Committee in line with the scheme of delegation, due to the number of objections received and the Officer recommendation for approval. Description of Site Herriard Common is located to the south of Bagmore Lane which connects to the A339. The application site is a roughly triangular measuring 24.2 hectares in size. The site is currently a plantation woodland managed under a long-term plan approved by the Forestry Commission. The site is a Site of Important Nature Conservation (SINC) and there are several notable species which have been recorded in the woodland. The woodland itself consists of conifer and broadleaf planting. The site is currently accessed by a vehicular access to the northern part of the site. The access has an existing gate set back from the road. Bagmore Lane is a rural road which when approaching the site from the east bends round a corner and the land declines down to the entrance to the site. The entrance to Bell Lane is approximately 90m to the east of the site at the crest of the hill. There are hard core tracks which run around the perimeter of the application site. A Bridleway runs along the southern boundary of the site. 1 of 70 Proposal This application seeks planning permission for the use of a managed woodland as an outdoor pursuits paintball centre. It is proposed that the forestry operations would still continue on the site alongside the paintball activity. The application includes: The erection of compound buildings (converted sea containers) which would provide 220m² of building space. The containers would be profiled metal and camouflage painted, at a maximum height of 2.42m. These would form team seating areas, kitchen, W.C, first aid area, kit stores etc. The proposal includes: 9 games areas of varying sizes and shapes, only 7 game areas would be used at any one time. The game areas would be linked by 2m wide woodchip and bark paths which would predominantly utilise the existing rides; The provision of a 70 space gravel car parking area, (including two disabled spaces). The parking spaces would be defined by logs pinned to the ground; Site entrance alterations, including improvements to visibility sightlines, increasing the size of the access (requiring the removal of a Scott’s Pine Tree) and upgrading of the entrance hard standing and creation of gravel passing bays. The display of a removable highway sign on the verge to the north of the entrance to the site which would read ‘Skirmish Paintball Entrance’; The erection of 0.9m high post and rail fence along the southern boundary of the application site, along the bridleway. This would include the display of 5 signs attached to the fence which would read ‘Private Paintball Activity Area’; Low level lighting on wooden bollard's to serve proposed car park and downward lighting below roof level in reception/ compound areas ( no lighting for game areas is proposed); and The provision of waste disposal container and a cess-pit. An Ecological Assessment, Flood Risk Assessment and Travel Plan have been submitted as part of the application. The hours of opening proposed are 09.15-16.30 Monday to Sundays (including Bank Holidays) and it has been confirmed that the main season runs between March to November. At the previous site, during weekdays the site would attract approximately 20-50 visitors a day, and during weekends between 20-150 on Saturday and 20-60 on Sunday. The maximum capacity would be reached between 20-30 times a year. The proposal would employ 20 part-time workers. The Paintball Centre was previously located in Lasham for in excess of 15 years. However, the lease on the land was not renewed earlier this year and the use of this site has since ceased. The applicant is therefore seeking to locate the business at the application site. Relevant Planning History None. 2 of 70 Consultations Cllr Ruffell: Objection. ‘I wish to object to the proposed paintball pursuit centre at Herriard Common. It is my view that it would generate an unacceptable increase in traffic through the parishes of my ward, as people unfamiliar with the countryside were directed to the site. Bagmore Lane has seen its share of tragedies in the past and the entrance to the proposed site is close to several notorious bends. It is my view that the proposed activity would have a detrimental effect upon the biodiversity of the woodland and in general represents an urbanisation of the countryside. It would disturb wildlife by its presence and by its noise and it would set an unfortunate precedent for further expansion of its activities in the future. I would urge the committee to refuse the application'. Herriard Parish Council: Objection. ‘In commenting on the latest amendment to this application, the Parish Council has asked me to provide the following summary of a public meeting it held on June 23rd. The meeting was called to allow questions to be asked directly of Skirmish Lasham Partners represented by Lawrence Barwick and was attended by over 30 residents. Issues raised included concerns about noise, damage to wildlife, flora and fauna but mainly focused on the consequences of increased traffic. Herriard Parish Council has already objected to the application because of its traffic implications. Lawrence Barwick was asked to summarise the Travel Plan which has been submitted as the latest amendment to BDB 71787. Whilst the aim of the plans was considered worthy, overall, it was felt that the constraints of public transport in this area would inevitably mean that the vast majority of users of the proposed facility would still travel in private cars. Lawrence Barwick did not disagree with this. The effectiveness of suggested car-sharing measures could not be quantified but there was little confidence from the meeting of this having a meaningful effect on the number of vehicle movements. Traffic management measures in and around Herriard were mentioned and the PC stated that while it continued to press for speed restrictions and other calming solutions, these were being developed in relation to existing concerns about traffic conditions and were quite separate from its position on BDB 71787. No residents spoke in favour of the application and towards the end of the meeting on parishioner made the following summary statements: Will the proposed change of use cause increased noise? Yes Will the proposed change of use cause damage to the wildlife, flora and fauna? Yes Will the proposed change of use cause increased traffic load? Yes There was no disagreement with these statements. The Parish Council’s objection to this application is unchanged’. Comments 21/04/2010 'Members of Herriard Parish Council have now reviewed these new details but do not find any basis on which to change their original position on this application’. 3 of 70 Initial comments 09/02/2010 ‘Traffic in and around Herriard has been a concern for villagers and an action focus for the Parish Council some time. The village has witnessed many traffic accidents over recent years, some of them fatal, and parishioners, along with the Parish Council are naturally adverse to any developments that might exacerbate this situation. It is inevitable that traffic loads, particularly along Bagmore Lane and at its junction with the A339- a notorious accident black-spot, would be dramatically intensified before and after sessions if the paintball scheme went ahead. Along Bagmore Lane, many residents have restricted visibility due to the road geometry- meaning that traffic from the Ellisfield direction is almost impossible to see as residents exit their properties. Since many of these properties are also very close to the road, the potential increase in traffic noise would also be objectionable. Accepting that there might be some (unquantified) benefit to local commerce, Herriard Parish council therefore objects to application BDB 71787 on the basis that it would lead to an unacceptable increase in local traffic with consequent additional risk and loss of amenity for village residents and road users’. Ellisfield Parish Council: Objection. ‘Having reviewed the amendments, Ellisfield Parish Council continue to support the concerns of local residents that the proposed development of the site at Herriard Common for paintballing is not appropriate in such a rural area and don’t consider the recent amendments address concerns which mainly focus on increased traffic, noise and disruption to wildlife and other users in the area, notably walkers and horse-riders, all of whom enjoy the countryside without affecting others, something we fear the paintballing will not achieve’ Comments 27/04/10 ‘In response to your letter dated 13 March, I am writing to confirm that Ellisfield Parish Council continue to support the concerns of local residents that the proposed development of the site at Herriard Common for paintballing is not appropriate in such a rural area. Having carefully examined the recent amendments, none of these has done anything to address concerns which mainly focus on increased traffic, noise and disruption to wildlife and other users of the area, notably walkers and horse-riders, all of whom enjoy the countryside without affecting others, something we fear the paintballing will not achieve’.