Planning Design & Access Statement Amendments to extant planning permission (RR/2007/397/P as amended by later permissions) for a kitchen extension to approved conference centre, extension to existing accommodation block, amended design and location for approved accommodation blocks, toilet/shower block and tenting area, relocate approved car park, new coach passing places, provision of a range of outdoor activities including a new activity lake, creation of bunds with fencing and landscaping. PGL Pestalozzi, Ladybird Lane, Sedlescombe, Battle, TN33 0UF June 2019 Client: PGL Travel Ltd Report Title: Planning Statement Contents 1. Introduction .................................................................................................................................................................... 1 2. Need for the Proposal .................................................................................................................................................. 4 3. Site Description and Context ...................................................................................................................................... 6 4. Planning History .............................................................................................................................................................. 9 5. Proposal ........................................................................................................................................................................ 14 6. Consultation ................................................................................................................................................................. 31 7. Planning Policy Context ............................................................................................................................................. 37 8. Conclusions .................................................................................................................................................................. 50 Prepared By: Oliver Collins Reviewed By: Martin Taylor Status: Planner Status: Principal Draft Date: May/June 2019 Review Date: May/June 2019 For and on behalf of GVA Grimley Limited t/a Avison Young Date: June 2019 Client: PGL Travel Ltd Report Title: Planning Statement 1. Introduction 1.1 This Planning Statement has been prepared by Avison Young on behalf of PGL Travel Ltd (PGL). The Statement is submitted in support of a planning application seeking permission for changes to the design of and layout of buildings to that previously approved by permission RR/2007/397/P (as amended by subsequent permissions) and provision of activity structures in connection with the use of Pestalozzi International Village, Ladybird Lane, Sedlescombe, Battle, TN33 0UF. By adapting the approved masterplan layout for the site, it is considered that the proposals will fit better with the business model of the new owners and integrate better into the surrounding landscape. 1.2 Currently operating as the Pestalozzi International Village, the site currently comprises of a residential training centre (Class C2) use. This application does not seek to change that use. The application seeks consent for the following: ‘Amendments to extant planning permission (RR/2007/397/P as amended by later permissions) for a kitchen extension to approved conference centre, extension to existing accommodation block, amended design and location for approved accommodation blocks, toilet/shower block and tenting area, relocate approved car park, new coach passing places, provision of a range of outdoor activities including a new activity lake, creation of bunds with fencing and landscaping’. 1.3 In connection with the use of Pestalozzi as a residential training centre for young people, there has been a history of activities and events at the site; indeed, PGL operated a summer programme at the site a number of years ago with similar activities taking place up to the present day. In addition to moving the previously proposed accommodation blocks to a different location with a different design, adding a kitchen extension in place of other approved extensions to the conference centre, and adding a tenting area for summer use, these proposals include a number of fixed activity bases to provide a focus for educational learning experiences for young visitors. 1.4 The Site falls within the administrative boundary of Rother District Council, to whom this planning application is made. Avison Young 1.5 Avison Young is the world’s fastest-growing commercial real estate services firm. Headquartered in Toronto, Canada, Avison Young is a collaborative, global firm owned and operated by its Principals. Founded in 1978, with legacies dating back more than 200 years, the company comprises approximately 5,000 real estate professionals in 120 offices in 20 countries. The firm’s experts provide value-added, client-centric investment sales, leasing, advisory, planning, management and financing services to clients across the office, retail, industrial, leisure & hospitality sectors. The firm has recently acquired GVA to expand its presence in the UK. 1.6 Hotels & Leisure is the specialist tourism and leisure advisory arm of Avison Young, with extensive experience of providing agency, valuation, viability, need assessments, development consultancy, planning advice, applications, appeals and expert witness evidence at planning inquiries for property development in the tourism and leisure sector. Date: June 2019 Page: 1 Client: PGL Travel Ltd Report Title: Planning Statement PGL Travel Ltd 1.7 PGL have been operating holidays, tours and courses since 1957. 1.8 Within the UK, PGL operate at 14 existing locations which comprise of purpose-built activities and equipment including climbing towers, ropes courses, swings and water sports, within indoor and outdoor spaces. 1.9 The programme of activities offered builds children’s confidence and the popularity of such adventure holidays with school groups has grown in recent years. PGL have therefore been expanding their operations by acquiring new sites within the UK. 1.10 PGL is recognised by the major activity governing bodies and is licensed by the Adventure Activities Licensing Authority (AALA) for a range of outdoor activities. PGL is a founder member of the British Activity Providers Association (BAPA), the School Travel Forum (STF) and a Learning Outside the Classroom Quality Badge holder. 1.11 PGL are continually seeking opportunities to deliver their product to suitable new markets. The customer types that they anticipate visiting Pestalozzi are as follows: • UK Schools – predominantly travel during the week. Products are offered for both Primary and Secondary schools, with the majority being primary schools, aged 7 upwards. Schools provide the majority (around 80%) of PGL centre guests. • Uniform Groups – mainly travel at weekends/during school holidays. • Indies – individual guests aged 7 to 17, predominantly dropped off by their parents or by one coach per week. This product is delivered during the Easter, May, Summer and October school holidays. • Families – parents/guardians and their children travel together, arriving by car. This product attracts very low volumes and is delivered during the summer holidays. • International Groups – the product delivered to these groups includes our usual activities but also language tuition and excursions to local points of interest. These groups can travel throughout the year, but mainly in July. Demand for this product is strongest in the South East of England. • NCS (National Citizen Service) – travel each summer and during half term school holidays, the young people travelling under this Government sponsored scheme are aged 15-17 years. Staff 1.12 PGL recruit from the local community and further afield. PGL offer accommodation for those that do not live within commuting distance and this is especially popular given the rural nature of some of their sites like Pestalozzi. Date: June 2019 Page: 2 Client: PGL Travel Ltd Report Title: Planning Statement Supporting Statements 1.13 This application is accompanied by this Planning Statement and the following supporting plans and statements: • Application Form, including Certificates of Ownership • Drawings (see 4174 Drawing Issue Sheet) • Transport Statement, Travel Plan and Traffic Management Plan • Flood Risk Assessment and Drainage Strategy Report • Archaeological Assessment • Preliminary Ecological Appraisal • Arboricultural Report • Landscape and Visual Impact Assessment • Noise Impact Assessment Date: June 2019 Page: 3 Client: PGL Travel Ltd Report Title: Planning Statement 2. Need for the Proposal Background Purpose 2.1 PGL specialises in providing activity course/holidays for young people between the ages of 7 and 17, making an important contribution in creating opportunities for young people. PGL centres offer experiences which engender confidence and a sense of personal achievement in a range of youngsters, who might not ordinarily be exposed to these challenges. 2.2 Due to increasing demand for these adventure holidays PGL are looking across the UK for new sites, particularly in the South East, to accommodate this need, of which the Pestalozzi International Village site with its established use as a residential training centre for young people, represents an ideal opportunity. It would complement their existing portfolio which already comprises a range of activity centres supported by extensive countryside estate grounds.