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07/01000/Mkcod3 Construction of Community Sports

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07/01000/Mkcod3 Construction of Community Sports 07/01000/MKCOD3 CONSTRUCTION OF COMMUNITY SPORTS FACILITY INCLUDING PAVILLION, GROUND RE- LEVELLING AND DRAINAGE TO CREATE 4 PITCHES (RUGBY, BASEBALL/SOFTBALL), THREE 15 METRE HIGH FLOODLIGHTS AND 110 PARKING BAYS AT Emerson Valley District Park, Bowland Drive, Emerson Valley FOR Milton Keynes Council INTRODUCTION The site comprises two adjoining areas: a district park laid out mainly as grassed open space with landscaping and footpaths around its edges, and an undeveloped reserved site adjacent to Bowland Drive. The site area totals 7.48 ha, and is surrounded on 3 sides by established housing development, and abuts the V2 Tattenhoe Street on its south western side. On the opposite side of the V2 grid road lies Howe Park Wood, a site of special scientific interest (SSSI) supporting a population of bats, moths and butterlies. CURRENT APPLICATION It is proposed to change the nature of the existing park from grassed open space to sports pitches which would not be enclosed by fencing in order to allow public use of the land when not in use for sport. It is proposed to re-level and provide drainage for the land to provide 3 full size rugby pitches and 1 smaller rugby pitch. A baseball/softball diamond would overlap with one of the full size rugby pitches. Three 15m high floodlights would be located around this duel use pitch to enable evening use up to 9pm mainly for rugby training use. A sports pavilion of 730sqm is proposed to be sited on the southern end of the sports pitches, on land currently allocated as a reserve site. The pavilion will contain 6 changing rooms, a 140sqm function room/clubhouse, with ancillary kitchen, bar, toilets and storage space. Due to the ground levels difference, the pavilion will be level with the new pitches on the northern side but raised on supports facing the 110 car parking spaces located off Bowland Drive. The design of the pavilion is a simple rectangular form clad in white render, with polished grey blockwork and sections of timber cladding and glazing. The application is accompanied by a statement of community involvement, a transport assessment, drainage and landscaping proposals, and an extract from the Milton Keynes Council Playing Pitch strategy 2003 - 2008. There is also information on the operating hours, summarised as follows: Saturdays - Senior rugby matches, clubhouse used 10.00 - 23.00 Sundays - Youth and mini rugby training and matches 10.00 - 12.00 Occasional Senior rugby matches - Clubhouse used 10:00 - 23:00 Tuesdays & Thursdays Senior rugby training 19.00 - 21.00 Clubhouse - 18.00 - 23.00 Rest of week - Community use and hire: play groups, learning skills courses, private hire, functions, meetings. MAIN ISSUES 1. Whether the sports pitch use accords with Local Plan policies, the New Towns Act Approval and Council leisure strategies 2. Changes in the nature of the current park 3. The impact on residential amenity 4. Access, traffic and parking PLANNING POLICY Milton Keynes Local Plan D1 Impact of Development Proposals on Locality D2 Design of Buildings NE1 Nature Conservation Sites T10 Traffic T11 Traffic Assessments T15 Parking Provision L1 Facilities Acceptable in the Parks System L2 Protection of Public Open Space and Existing Facilities L4 Sites Allocated for New Facilities C9 Reserve Sites Appendix C9 Reserve Sites Also relevant are PPG17 Planning for Open Space, Sport and Recreation PPG24 Planning and Noise PPS9 Biodiversity and geological Conservation Milton Keynes Playing Pitch Strategy 2003 CONSULTATIONS The Assistant Director, Learning, Leisure and Culture, has written in support of the application. The area which is being proposed for development has been earmarked for a community sports facility since 1990, and the application matches the recommendations made in the Council's Playing Pitch Strategy in terms of the development of rugby and softball/baseball in Milton Keynes. The development follows precedents that have been established with other public open spaces and their dual use as a community sports facility, examples being at Woughton On The Green, Medbourne and Tattenhoe. Land Use Strategy comment on the planning policy aspects as follows: The site comprises of 2 parts, reserve site 126 and an area of recreation and open space as identified in the adopted Local Plan. In Table C9 of the Local Plan, reserve site 126 is not identified for any specific community use. Only commercial and church uses are excluded as potential future uses. The proposed use for a community sports pavilion is acceptable in policy terms. The existing area of recreation and open space is identified in the Local Plan, policy L4. The policy refers to the fact that the open space at Emerson Valley has been set aside for playing fields, including changing facilities. The proposals are in line with this and therefore acceptable in policy terms. Therefore it is recommended that, subject to the application being acceptable in design terms (policies D1, D2A and D2), with primary considerations being the impact of floodlights and the increase in parking and traffic, that permission be granted. The Chief Environmental Health Officer recommends a condition requiring a ground investigation, and requested that a Noise Assessment was carried out by an independent acoustic consultant. That assessment has been carried out in accordance with the correct methodology and makes several recommendations in line with the relevant Planning Policy Guidance, British Standards, Guidance of the National Playing Fields Association, Sport England, the World Health Organisation and the Institute of Acoustics Good Practice Guide, which should form the basis of conditions to be applied to any permission. The conditions recommended relate to limiting noise levels from fixed plant, double glazing and limiting in-house sound systems, managing the car parking areas, floodlighting and use of pitches to cease at 21:00, all music entertainment to cease at 23:00, siting of pitches 30 metres from dwellings, and control of hours of work during construction. Natural England has no objection but has commented on the effects floodlighting could have on bat and moth populations within the Howe Park Wood SSSI. They would wish to see mitigation built into any approval to reduce or negate the impact of floodlights, which should include hoods to the floodlights and the use of sodium rather than mercury lighting. There is no evidence that the likely impact on other species have been considered. Have species surveys relevant to the site been conducted? The Landscape Services Manager considers this a positive use for this area of open space. Shenley Brook End and Tattenhoe Parish Council wish to lodge a number of objections. 1. They reiterate their views expressed during the consultation on the project and the Playing Pitch Strategy 2003 that this is an inappropriate location for this project. The east flank of Milton Keynes is a more suitable location. 2. Emerson Valley is a settled and established community built around the park, which gives a sense of character and place. Residents moving in would have been aware of future sports development but the land use map would have shown this to be mixed sports, offering variety and choice to the local community. Instead they are faced with the importation of two minority sports (one winter, one summer) which would have been more easily accommodated in the expansion areas. 3. Rugby will entail frequent use by a predominantly male group for training during the week, and matches and tournaments at weekends. This will result in loss of amenity to residents either through conflict with events or through the ground being torn to an extent where any other pastime would be dangerous. The participants and spectators would be mainly travelling from other areas, bringing additional and severe problems of traffic and parking. 4. To accommodate the playing surfaces it is intended to level upwards to create a bank in excess of 2 metres at the southern (Bowland Drive) end. This will not only face residents homes at a close distance, reducing their amenity, but will also create run off hazards from surface water. We suggest the alternative of levelling down the northern end and reducing the height of the pavilion. 5. The operation of floodlights is a concern, bringing problems of light spillage onto properties and generally intrusive backlighting. Although the number of poles is not great they are extremely tall and light spread is virtually certain. If approved we ask that rigorous restrictions are imposed on hours of use and enforced. 6. Although the pavilion design has been dramatically improved since the first consultation, this has not been taken to a logical conclusion. The building is still a bleakly functional modernistic structure which will sit badly against the existing properties. If the suggested relevelling took place it would be possible to reduce the height of the pavilion, which has been designed to allow spectators to see over the bank of the field. It would then become less intrusive and could be further integrated by the use of pastel colours instead of the proposed stark white finish. Pastel colours would also alleviate maintenance problems and costs. We also suggest that the flat roof must be revised, as its operational life will be short and maintenance high. 7. During consultation, it was indicated that there would be strict conditions imposed upon the club with regard to ground maintenance so that the park would be useable by residents, and that at least one resident would be involved in the management committee to represent local views. Neither of these appear in the plans. 8. There is grave concern among residents that the premises will be licenced, because of the disruption that could arise from the consumption of alcohol, especially with people arriving and leaving outside match times, and even late into the night.
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