Agenda Item 10. Development No weeks on Parish Ward Listed by: Management day of Ref No committee 171143 8/13 Shinfield Shinfield South Major Development Applicant Mr Andy Glencross Location Ryeish Green Sports Centre, Hyde End Lane, Postcode RG7 1ER Spencers Wood Proposal Full application for the proposed construction of a new sports changing facilities and fitness suite following demolition of the existing building on site. Type Full application PS Category Major Officer Christopher Kempster FOR CONSIDERATION BY Planning Committee on: 14/06/2017 REPORT PREPARED BY Delivery Programme Director SUMMARY The scope of the development at Ryeish Green, and the subject of this planning application, is the refurbishment of the existing four court sports hall; the demolition of the adjoining single storey changing block and nearby former music block; construction of a new changing pavilion with reception, multi-use 100 sqm club room and 215 sqm fitness suite (gym) with 45 stations; along with associated access and car parking improvements. The purpose of this development is to re-establish Ryeish Green as a venue for sport and recreation through the renovation of the old sports hall. The new build elements of the proposal aim to provide facilities that support the recently completed floodlit artificial grass pitch (AGP) development (permitted under planning reference: 161250) and improved natural turf pitches as well as serving the needs of the sports hall. The site of the proposed development is located at Ryeish to the south west of Hyde End Lane and is within the South of the M4 Strategic Location (SDL). The site is located on the currently boarded-up sports hall; changing facilities, and music block which were originally used by the former Ryeish Green School. The newly opened Oakbank School does not currently use these facilities, but will become a user of the new facilities; including the natural grass playing pitches to the west of the development site. The floodlit AGP that has been delivered on site will allow weekday training in the evenings and during inclement weather, along with weekend match-play. In addition, the newly improved grass playing pitches will be able to sustain greater use, and therefore the provision of quality support and changing facilities is required. These facilities will serve the needs of the growing local community within the south of the M4 SDL and wider area. This will also act as a facility for schools, where quality indoor and outdoor facilities for coaching, training and competitive sport, as well as casual active recreation, are in significant demand. The refurbished sports hall and new changing facilities, a large club room, a reception and a separate fitness suite will meet and 143 exceed Sport England and FA design guidance. The facilities will help deliver a sports hub within the south of the M4 SDL, with facilities focussed in one area which is the aim of the council and helps to ensure that the facilities are viable and easy to maintain. The design of the building is considered to represent high quality development and the delivery of the facilities will provide significant benefits to the local community. The extension to the sports hall is predominantly single storey with a small first floor outcrop directly adjacent to the existing building to serve as a plant room. The design approach would link in well with the existing building, with a maximum height of 6 metres, and a modern design form has been used to provide a degree of distinctiveness from the existing hall and new sports complex. The design style is considered to be of high quality and is appropriate for the intended use of the building. PLANNING STATUS South of M4 Strategic Development Location (Core Strategy Policy CP19) Shinfield CP Borough boundary Nuclear Installation Consultation Zone Burghfield Zone C: 5km Nuclear Installation Consultation Zone Burghfield Zone B: 3km Modest Development Location Countryside Thames Basin Heaths Special Protection Area 5km – 7km Zone (Officer Note: this is not an issue in this case as the proposal does not involve residential development). Affordable Housing Thresholds Public Open Space RECOMMENDATION That the committee authorise the GRANT OF PLANNING PERMISSION subject to the following: Conditions and Reasons: Time Limit 1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: In pursuance of s.91 of the Town and Country Planning Act 1990 (as amended by s.51 of the Planning and Compulsory Purchase Act 2004). Approved Plans 2. This permission is in respect of the submitted application plans and drawings received by the local planning authority on 13/04/2017. The development shall be carried out in accordance with the approved details unless otherwise agreed in writing by the local planning authority. Reason: For the avoidance of doubt and to ensure that the development is carried out in accordance with the application form and associated details hereby approved. Contamination 3. In the event that contamination is found at any time when carrying out the approved development it must be reported in writing immediately to the Local Planning 144 Authority. Any subsequent investigation/remedial/protective works deemed necessary by the LPA shall be carried out to agreed timescales and approved in writing by the local planning authority. If no contamination is encountered during the development correspondence confirming this fact shall be submitted to the LPA upon completion of the development Reason: To ensure that any contamination on the site is remediated to protect the existing/proposed occupants of the application site and adjacent land 4. External materials to be agreed Before the development hereby permitted is commenced, samples and details of the materials to be used in the construction of the external surfaces of the building/s shall have first been submitted to and approved in writing by the local planning authority. Development shall not be carried out other than in accordance with the so-approved details. Reason: To ensure that the external appearance of the building is satisfactory. Relevant policy: Core Strategy policies CP1 and CP3. 5. Hours of operation – Community use The community use herby permitted shall not operate other than between the hours of 08:00 – 23:00 Mondays to Saturday 09:00 – 22:00 on Sundays and National Holidays. Landscape: 6. Landscaping details (large scale) Prior to the commencement of the development, full details of both hard and soft landscape proposals shall be submitted to and approved in writing by the local planning authority. These details shall include, as appropriate, proposed finished floor levels or contours, means of enclosure, car parking layouts, other vehicle and pedestrian access and circulation areas, hard surfacing materials and minor artefacts and structure (e.g. furniture, play equipment, refuse or other storage units, signs, lighting, external services, etc). Soft landscaping details shall include planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbers/densities where appropriate, and implementation timetable. All hard and soft landscape works shall be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a timetable approved in writing by the local planning authority. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved and permanently retained. Reason: In the interests of visual amenity. Relevant policy: Core Strategy policy CP3 and Managing Development Delivery Local Plan policies CC03 and TB2 (and TB06 for garden development). 7. Retention of existing trees/ shrubs/ hedges No trees, shrubs or hedges within the site which are shown as being retained on the approved plans shall be felled, uprooted wilfully damaged or destroyed, cut back in any way or removed without previous written consent of the local planning authority; any trees, shrubs or hedges removed without consent or dying or being severely 145 damaged or becoming seriously diseased within 5 years from the completion of the development hereby permitted shall be replaced with trees, shrubs or hedge plants of similar size and species unless the local planning authority gives written consent to any variation. Reason: To secure the protection throughout the time that development is being carried out, of trees, shrubs and hedges growing within the site which are of amenity value. Relevant policy: Core Strategy policy CP3 and Managing Development Delivery Local Plan policies CC03 and TB21. 8. Protection of existing trees etc (small sites) a) No development or other operation shall commence on site until an Arboricultural Method Statement and Scheme of Works which provides for the retention and protection of trees, shrubs and hedges growing on or adjacent to the site in accordance with BS5837: 2012 has been submitted to and approved in writing by the local planning authority. No development or other operations shall take place except in complete accordance with the details as so-approved (hereinafter referred to as the Approved Scheme). b) No operations shall commence on site in connection with development hereby approved (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and or widening or any other operation involving use of motorised vehicles or construction machinery) until the tree protection works required by the Approved Scheme are in place on site. c) No excavations for services, storage of materials or machinery, parking of vehicles, deposit or excavation of soil or rubble, lighting of fires or disposal of liquids shall take place within an area designated as being fenced off or otherwise protected in the Approved Scheme.