HIGH PEAK BOROUGH COUNCIL

DEVELOPMENT CONTROL COMMITTEE

Date 16th April 2018

Application No:

HPK/2017/0620

Location Buxton Football Club, Silverlands, Buxton

Proposal Provision of new accommodation for education facilities and replacement of pitch and floodlights

Applicant Mr Robert Turner

Agent N/A

Parish/ward Buxton Central Date registered 28th November 2017

If you have a question about this report please contact: James Stannard, Tel. 01298 28400 extension 4298, james.stannard@highpeak.gov.uk

REASON FOR REFERRAL

This application has been brought before the Development Control Committee because the proposed development comprises a Major Application due to the extent of the site area being in excess of 1 hectare.

1. SUMMARY OF RECOMMENDATION

Approve with Conditions

2. DESCRIPTION OF THE SITE AND ITS SURROUNDINGS 2.1 The application site comprises a parcel of land adjacent to Silverlands,

Buxton, operated by Buxton Football Club; a semi professional club which currently competes in the Evostick Northern Premier League (the 7th Tier in the English football pyramid).

2.2 The site comprises a grass playing pitch measuring 104m x 74m,

associated stands/terraces and ancillary structures. These are made up of two stands on the northern and western sides of the pitch; two terrace alongside the southern and eastern sides of the pitch; a clubhouse/bar facility; toilet block; catering facilities; and director’s box.

2.3 The site is bounded to the north by the public highway and Police

headquarters beyond. To the south of the site sit two blocks of residential development. Terraced properties off Mill Court are positioned on the western side of the southern boundary whilst newer development off Woodside is located further east. The Ashbourne

quarry railway line lies to the west whilst allotment gardens are situated beyond the eastern boundary.

3. DESCRIPTION OF THE PROPOSAL

3.1 The proposed development comprises the replacement of the existing

grass football pitch with an artificial FIFA 2* standard 3G all weather surface; the replacement of the existing eight floodlights with six new floodlights; and the removal of ancillary buildings to make way for new educational facilities.

3.2 The application as submitted lacked the detailed level of information

required by Sport England and the Highways Authority. Further information regarding the pitch specification, proposed usage and Lighting Impact Assessment have been subsequently submitted at the request of the Local Authority.

Artificial Pitch

3.3 The Further Details Statement summaries the Aims and Objectives of the scheme and justification for the replacement playing surface.

3.4 The overall aim of the proposal is to allow Buxton Football Club to be

family orientated, which gives people of all ages, male or female, an opportunity of playing football under the best coaches available in non-league football.

3.5 A similar 3G playing surface and community scheme has been

implemented at Hyde United Football Club in Tameside with very positive results. Hyde United FC have been working with Buxton FC to implement this project.

3.6 The Objectives are summarised as follows:

To further develop a club that is family friendly and seen as a destination for families and people of all ages to come and watch outstanding football by 2020

To make it more widely accessible to play at Buxton FC thus creating a community sense of ownership and pride from children to older fans by 2022

To be competing in the upper half of the Conference North (Step 2, two leagues below the Football League) by 2020

To become financially self sufficient and not as reliant on one company or individual/s for funding all teams – currently first team, development squad and under 18’s, and upkeep of The Silverlands ground – by 2018

3.7 The Statement sets out a detailed justification and the need for the installation of a replacement 3G artificial surface. Key points include:

Installation of an artificial all weather pitch will give Buxton FC the opportunity to widen the number of teams who can play on the pitch without impacting on first team fixtures.

Presents an opportunity for the Football Club to generate revenue through pitch hire, engage with local schools and community groups and reduce the chance of games being cancelled due to bad weather

Opportunity for this scheme, which includes both sporting and educational community facilities, to act as a catalyst for regeneration as part of Buxton FC’s Community Program delivering positive outcomes in health, education, well being, participation, and volunteering.

The club will be able to provide a broader sports offer in line with Sport England’s strategic priorities

3.8 Following comments from Sports England, which has included a

meeting between the Football Club, the Local Authority, and Sport England, a detailed break down of the proposed usage has been submitted as part of the application, which shows a breakdown of how the facility will be used and by whom. A confidential business plan has also been presented to Sports England for comment with regards to viability and impacts upon other similar facilities within the Borough.

Flood Lighting

3.9 Following initial comments from DCC Highways Authority a suite of

documents has been provided by the applicant in relation to the proposed floodlighting set to replace the existing floodlights which are old and out dated, which includes a Technical Report and a Lighting Impact Assessment.

3.10 6 x floodlights are proposed to be installed – 3 on each side of the pitch

– to replace the 8 x floodlights which are currently in operation. The proposed floodlights (as shown on the elevation plans) stand on monopole masts at a height of 15m.

3.11 As set out within the Specification Document, the proposed floodlight is

the Challenger 1 AL6000 Series produced by Abacus – a high performance floodlight which provides light control for outdoor sports grounds and small stadiums where obtrusive light control is an essential requirement.

Proposed Educational Facilities

3.12 As shown on the relevant Site Plan, the proposed educational facilities are to be located in the south western corner of the site. This part of the site is currently occupied by a refreshment stand and a triple garage. Both are unsympathetic structures with flat roofs.

3.13 The submitted floor plans of the educational buildings show that there

would be two single storey structures – a larger structure to accommodate 2 x classrooms, shown to span a width of 9.1m and a length of 12.0m, and a smaller structure ton be used as an Admin Block. This smaller block is shown to span a width of 3m and a length of 7.1m.

3.14 Both structures would sit subordinate to the height of the existing

terrace located behind the western end of the pitch. The smaller Admin Block would have a box form, with a flat roof and height of 3.46m. The larger classroom building would have a maximum height of 3.46m with a shallow pitched roof to the opposite side of the building which has a height of 2.77m.

3.15 The Application Form states that the external materials of the two

structures to be used for educational facilities are to be blue plastisol, with windows and doors being finished in a white UPVC.

3.16 The application, the details attached to it including the plans, comments made by residents and the responses of the consultees can be found on the Council’s website at

http://planning.highpeak.gov.uk/portal/servlets/ApplicationSearchServlet?PKID=220109

4. RELEVANT PLANNING HISTORY

4.1 There is no known planning history associated with this site

5. PLANNING POLICIES RELEVANT TO THE DECISION

High Peak local Plan 2016

S1 Sustainable Development Principles S1a Presumption in Favour of Sustainable Development S7 Buxton Sub-area Strategy EQ6 Design and Place Making CF4 Open Space, Sports and Recreational Facilities CF5 Provision and Retention of Local Community Services and Facilities CF6 Accessibility and Transport

National Planning Policy Framework

Achieving Sustainable Development Paragraphs 1-17 Requiring Good Design Chapter 7

Promoting Healthy Communities Chapter 8

6. CONSULTATIONS CARRIED OUT

Site notice Expiry date for comments: 19th April 2018

Neighbour letters Expiry date for comments: 3rd January 2018

Press Notice Expiry date for comments: 3rd May 2018

Neighbours

6.1 No comments have been received from members of the public or

neighbouring properties at the time of writing this report

Consultees

Sport England

Initial Comments (4th January 2018): 6.2 Taking into account the limited details so far submitted in relation to the

potential benefits of the facility and its detailed design specification, and also the emerging Playing Pitch Strategy recommendations in respect of strategic need for ATP provision, it is not considered that the submission so far demonstrates that the provision of the artificial turf pitch and associated lighting would meet the requirements of Sport England Policy Exceptions E5 and E2, together with NPPF Paragraph 74. Sport England therefore wishes to raise an objection to the application at this stage. However, Sport England would be willing to reconsider this position should further/amended information be provided

Further Comments (15th February 2018):

6.3 Thank you for consulting me on further information submitted in respect

of the above planning application. 6.4 In addition to the information appended to your email of 25 January, I

have viewed the electronic case file including the comments made by Environmental Health dated 26 January. Unfortunately, there seems to be a technical issue that has precluded me from opening the updated Highways comments and updated Environmental Health response that were added in early February.

6.5 I have sought further input from the Football Foundation (FF) on the

available information and in response the FF has confirmed that the additional details uploaded do now satisfy technical requirements in respect of the floodlights, although the position of the columns still needs to be clarified (i.e. are the columns to remain in their existing positions?). However, it has maintained that further technical details for the precise pitch construction are still needed.

6.6 In respect of the strategic case for the facility, whilst the supplementary

statement is helpful in summarising the football club’s rationale for pursuing an artificial turf pitch, and the broad intentions with respect to community use, there is still a lack of detail in relation to the business planning, programming to achieve complementarity with existing facilities, and the pricing/access arrangements. Although potential users are identified in general terms , there is no clear information provided about any feasibility work that may have been conducted, consultation with possible users or the form that a community use agreement would take in terms of setting out booking arrangements, access conditions and pricing.

6.7 Based on the details contained in the statement, it would appear that

the facility would be used during the daytime and evenings seven days a week, and it is noted that the recommended hours of use conditions in the initial Environmental Health comments of 26 January would not represent a constraint on the planned hours of use. It would, though, be helpful to understand whether the updated Environmental Health comments change this position, and also whether the Highways comments have any potential implications on proposed programming and usage levels.

6.8 As it currently stands, there is still considered to be insufficient detail

provided about the proposed usage arrangements, the mechanism for securing community use (e.g. a draft community use scheme/agreement) and an absence of a realistic outline/draft programme of use, informed by consultation and evidence of demand and affordability from prospective users. This information is necessary to demonstrate whether the scheme would be viable and sustainable in the long term, meet identified needs, not have an undermining effect on existing facilities and thereby be able to deliver overall benefits to sport, in line with Sport England Policy Exception E5.

6.9 In light of the above, Sport England maintains its objection at this time.

However, I would be willing to discuss the proposal directly with the applicant, in conjunction with the Council as necessary, with a view to establishing the scope for developing a positive and workable programme of community use and a fit for purpose facility that would be compatible with the above policy requirement.

Further comments following on site meeting between Buxton FC, Local Authority, and Sport England (8th March 2018) and further information with proposed draft conditions being forwarded to Sport England:

6.10 In terms of the principle of the development, the additional information

supplied at the meeting and included in the supplementary information provided with your email do provide greater clarity about the proposed pitch specification, operating model and usage arrangements.

6.11 Therefore, I would be willing to withdraw the current objection subject to the pitch specification and usage arrangements being suitably secured via planning conditions such that the development would be considered to comply with Sport England Policy Exception E5.

6.12 Turning to the draft conditions that you propose, condition 2 would

need to include reference to the precise pitch specification , i.e. FIFA 2* as discussed at the meeting. This would ensure that the new pitch would be suitable for match play and also set a limit on the community use capacity by virtue of the warranty associated with the particular specification, which, as I recall from the meeting, would be limited to 50 hours per week.

6.13 Condition 4 broadly captures the gist of what was discussed in terms of

usage, but I consider that it needs to be refined to distinguish between week days, weekends and school holidays in line with the first six bullet points on the summary sheet provided by the applicant. Otherwise, there would be a clash between match day requirements at weekends and the limitation to day time academy/educational usage which presumably would only apply on week days, but as currently drafted would cover weekends as well. It would also be helpful to specify the maximum number of hours that the pitch would be used within the overall parameters of the hours conditions i.e. set out the start and finish times but within that a maximum number of hours per week i.e. usage not to exceed X hours per week (to align with the warranty for the specification).

6.14 The reference to the sinking fund is welcomed, as is the commitment to

prioritise 12.5% of pitch revenue into a sinking fund, but I do question whether the wording as proposed would be enforceable as a planning condition. As long as it can be demonstrated that there is a workable business plan that can be delivered within the usage limitations of 50 hours for a FIFA 2* facility, and with the mix of users as proposed, then this condition may not be necessary.

Final Comments following correspondence with Planning Officer (23rd March 2018) and further information provided by applicant:

6.15 Thank you for your email and attachments, including the additional

specification information for reference in Condition 2 and revised use information for Condition 4.

6.16 I agree with your suggestion that a performance testing condition be

added. 6.17 Based on the revisions to the conditions, I can confirm withdrawal of

the current objection. 6.18 The absence of an objection in the context of the Town and Country

Planning Act, cannot be taken as formal support or consent from Sport

England or any National Governing Body of Sport to any related funding application, or as may be required by virtue of any pre-existing funding agreement.

High Peak Operational Services

6.19 We are fully supportive of this application to provide new educational

facilities, replacement pitch and floodlights at Buxton Football Club. Health, well being and physical activity within the local community is a priority outcome for the council, and it is good to see in the Design and Access Statement that the Football Club is focussing on making all these facilities available for community use.

6.20 However, there isn’t much detail on this, and therefore I would request

that the Club provide a proposed programme for community use setting out days and times of the week when these facilities will be available.

6.21 Could this be requested from the Club and then forwarded for

consideration and comment?

Severn Trent Water 6.22 No objection subject to the inclusion of the following:

Please note for the use or reuse of sewer connections either direct or indirect to the public sewerage system the applicant will be required to make a formal application to the Company under Section 106 of the Water Industry Act 1991. They may obtain copies of our current guidance notes and application form from either our website (www.stwater.co.uk) or by contacting our New Connections Team (Tel: 0800 707 6600).

6.23 Suggested Informative

Severn Trent Water advises that there are public sewers located within the application site. Public sewers have statutory protection by virtue of the Water Industry Act 1991 as amended by the Water Act 2003 and you may not build close to, directly over or divert a public sewer without consent. You are advised to contact Severn Trent Water to discuss your proposals. Severn Trent Water will seek to assist you in obtaining a solution which protects both the public sewers and the proposed development

Environmental Health Initial Response 13th December 2017: 6.24 No objection subject to the proposed development subject to the

conditions set out below in order to protect amenity:

1. A report shall be submitted demonstrating compliance with BS

EN 1291:2007 Light and Lighting – Sports Lighting, with respect to limiting light pollution. Any measures put into place to comply with this standard shall remain in place, while the lights are in use.

2. Unless agreed in writing by the LPA, the floodlights hereby

approved shall not be operated during the hours of 22:00 to 07:00 on any day, with the following exception:

- The floodlights may be operated during the hours 22:00 to 23:00 for up to 3 occasions in any annual football season (1st August – 31st July) to allow for evening cup finals and play-off matches

Further response 13th February 2018:

6.25 Following the submission of further information by the applicant which

included a Technical Lighting Assessment and other supporting documentation, the Environmental Health Officer was asked for an updated comment, received as follows:

6.26 The Lighting Technical Report (Abacus, Buxton FC dated 10th Jan

2018) may be accepted. With regards to a proposed condition relating to BS EN 12193:2007 Light and Lighting – Sports Lighting (Condition 1), you could replace this with a condition requiring that the scheme is adhered to for the lifetime of the development.

DCC Highways

Initial Response 29th December 2017:

6.27 I have asked my colleagues in Street Lighting for comments relating to

the replacement floodlighting scheme and they advise that they require details of the proposed mounting and beam angle of the lights, together with isolux contour diagram showing anticipated light levels and a report of how light is to be controlled outside the site. Additionally as there are existing floodlights they consider it would also be useful to understand how the proposal compares to the existing situation.

6.28 Please ask the application to provide further details re the lighting and

upon receipt I would comment further.

Revised Response 6th February 2018: 6.29 Following submission of further information and documentation by the

applicant as requested by the Highways Authority the Council’s Street Lighting Section have no objections to the principle of replacing the floodlights subject to a night-time safety audit (when floodlights are

activated) being carried out. This should be during the commissioning process and be carried out by a competent independent lighting engineer at the applicant’s expense. If negative reports are received all matters raised should be appropriately actioned by the applicant at their expense and further audits may be required.

6.30 The Highways Authority would seek an enforceable condition to cover

the ‘Obtrusive Light’ section on page 2 of the Street Lighting Specification Rev 3 document attached to this response.

6.31 It is presumed that the football club would have the necessary liability

insurance to cover any collapse/structural failure of the floodlights during construction and thereafter and that this would cover any damage to the public highway.

6.32 There are no objections to the ancillary educational facility or the

replacement pitch. 6.33 A Construction Management Statement is recommended and from a

highway point of view details should include Site Clearance, Equipment/Apparatus Removal as well as the usual construction site compound etc.

6.34 Traffic Management may be required for the duration of the proposed

works and this should be identified in the above Statement. 6.35 Subject to the applicant suitably resolving the above there are no further

highway objections and if your Authority is minded to approve then I would look to conditions to cover the following to be included in any consent issued;

1. No development shall take place including any works of

demolition, site clearance, equipment/apparatus removal until a construction method statement has been submitted to and been approved in writing by the Local Planning Authority. The approved statement shall be adhered to throughout the construction period. The statement shall provide for:

parking of vehicles of site operatives and visitors

routes for construction traffic, including abnormal loads/cranes etc

hours of operation

method of prevention of debris being carried onto highway

pedestrian and cyclist protection

proposed temporary traffic restrictions

arrangements for turning vehicles 2. During the commissioning stage of the new floodlights, and at a

time when all the floodlighting can be fully activated, the applicant shall secure a night time safety audit by a competent

independent lighting engineer at the applicant’s expense. The floodlighting and details of the audit shall conform with the Obtrusive Light section of the Street Lighting Specification Revision 2 document which should be attached to this consent. Any faults/negative issues arising from the resulting report shall be fully rectified and any further audit (s) being carried out within an agreed timescale and prior to the floodlighting being brought into use all as may be agreed with the Local Planning Authority in consultation with the Highway Authority.

3. All floodlighting shall be erected to the relevant standard(s)

which should include being installed and maintained thereafter in a safe manner.

4. The proposed educational facility shall be ancillary to the football

club. 5. The existing level of on-site parking and turning shall be

maintained. 7. POLICY AND PLANNING BALANCE

Planning Policies

7.1 The determination of a planning application is to be made pursuant to

section 38(6) of the Planning and Compulsory Purchase Act 2004, which is to be read in conjunction with section 70(2) of the Town and Country Planning Act 1990.

7.2 Section 38(6) requires the local planning authority to determine

planning applications in accordance with the development plan, unless there are material circumstances which 'indicate otherwise'. Section 70(2) provides that in determining applications the local planning authority "shall have regard to the provisions of the Development Plan, so far as material to the application and to any other material considerations." The Development Plan consists of the High Peak Local Plan Policies Adopted April 2016.

7.3 Other material considerations include the National Planning Policy

Framework (NPPF) and National Planning Policy Guidance (NPPG). Paragraph 14 of the NPPF explains that at the heart of the Framework is the presumption in favour of sustainable development. For decision makers this means that when considering development proposals which accord with the development plan, they should be approved without delay, but where the development plan is absent, silent or relevant policies are out of date, grant planning permission unless any adverse impacts would significantly and demonstrably outweigh the benefits when assessed against the policies in the NPPF taken as a whole.

7.4 Local Plan policy S1a establishes a presumption in favour of sustainable development as contained within the NPPF.

7.5 The Core Principles of the NPPF are set out in paragraph 17 which,

amongst other things, seek to provide for community and cultural facilities and services to meet local needs, and always seek to secure a good standard of amenity for all existing and future occupants of land and buildings.

Principle of Development

7.6 Policies CF4 and CF5 of the adopted Local Plan seeks to protect,

maintain and where possible enhance sport and recreational buildings and facilities, and improve the provision of local community services and facilities within the Borough.

7.7 Chapter 8 of the NPPF refers to the promotion of healthy communities.

Paragraph 70 states that planning policies and decision should plan positively for the provision and use of shared space, community facilities, sports venue and other local services to enhance the sustainability of communities and residential environment.

7.8 Paragraph 74 of the NPPF states that existing…sports and recreational

buildings and land, including playing fields should not be built on except in three circumstances which includes 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 the development is for alternative sports and recreational provision, the needs for which clearly outweighs the loss.

7.9 The proposed development would see the replacement of an existing

grass playing service which is used privately for the purposes of Buxton Football Club, with a modern 3G all weather artificial service which will be used by the wider community in conjunction with new educational facilities within the curtilage of the site.

7.10 These proposals support the aims and objectives of policies CF4 and

CF5 of the Local Plan and paragraph 70 of the NPPF. The proposed artificial pitch would replace an existing playing surface in line with paragraph 74 of the NPPF.

7.11 The site is located within the built up area boundary of Buxton and lies

a short walking distance from the town centre which has a number of good public transport links, services and facilities.

7.12 Given the nature of proposed development, and that the aims and

objectives of the application strongly supports national and local planning policies relating to sport, recreation and sustainable communities, the principle of development is considered to be

acceptable subject to compliance with other relevant local plan policies and any other material considerations relevant to the application.

Provision/Loss of Sports Playing Pitch

7.13 Policy CF4 of the High Peak Local Plan encourages improvements to

existing recreation, play and sports facilities within communities and providing new opportunities that shall be informed by the Peak Sub Region Open Space, Sport and Recreation Study 2012 and successor documents.

7.14 Policy CF5 of the Local Plan relates to the provision of local community

services and facilities. The policy supports proposals which protect, retain or enhance existing community facilities or provide new facilities. It goes on to state that new facilities should preferably be located within defined built up areas where they are most accessible.

7.15 The most relevant and up to date supplementary guidance relating to

this application is the Draft Playing Pitch Strategy & Action Plan, published in November 2017. At page 8 of this document, Table 1.2 shows the current headline findings. With respect to the provision of 3G Football Pitches, its states that there is a current shortfall of 2 pitches – one in the Glossopdale Area and one in the Central Area. This is expected to remain the same in 2031 based on future demand and club consultation.

7.16 At page 16, the summary of 3G pitches in the Region highlight that

there are two current 3G pitches at Buxton Community School and Glossopdale College, both of which are on the FA register and are near to capacity.

7.17 The recommendations for 3G pitches are listed at page 18.

Recommendations include the view towards the creation of new full sized 3G pitches, and ensure that any new pitches have a robust business plan to warrant development, and are constructed to meet Football Association (FA) recommended dimensions and quality performance standards to meet performance testing criteria.

7.18 Buxton Football Club is listed in a large table at page 47 of the

document under Site ID: No.57). The Football Club is assessed as having one adult pitch of good quality and that the club has aspirations of turning the natural grass pitch into a 3G stadia. The recommended actions are to support the club in its aspirations to develop such a pitch.

7.19 Paragraph 70 of the NPPF states that planning policies and decisions

should plan positively for the provision and use of shared space, community facilities (which includes sports venues) to enhance the sustainability of communities and residential environments.

7.20 Paragraph 74 of the NPPF states that existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless:

- an assessment has been undertaken which has clearly shown the

open space, buildings or land to be surplus to requirements; or

- 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

- the development is for alternative sports and recreational provision, the needs for which clearly outweighs the loss

7.21 Having reviewed the extensive level of information provided to the local

authority, following ongoing discussions with the Football Club and Sport England, it is clear that whilst the proposal would see the loss of a natural sports pitch, it would be replaced with an artificial 3G surface of a high FIFA 2* grading standard which has the opportunity to facilitate significant community benefits with regards to physical activity, participation, community engagement, and well being.

7.22 The club have provided Sports England with a comprehensive

business model (which for confidential reasons could not form part of the application). This has been reviewed and considered by Sport England and is considered to be demonstrate that the proposed scheme is viable, and would not have any detrimental impact upon the 2 x existing 3G facilities at Buxton Community School and Glossopdale College.

7.23 There is a clear and obvious demand for such a facility, as set out

within the Draft Playing Pitch Strategy & Action Plan (Nov 2017), and given its close proximity to Buxton Town Centre; defined as a Market Town within Policy S2 of the Settlement Hierarchy and one of the most accessible settlements within the High Peak, is considered to be located in a desirable and sustainable location.

7.24 In summary, it is considered that the proposed development strongly

supports the aims and objectives of policies CF4 and CF5 of the Local Plan, Draft High Peak Playing Pitch Strategy and relevant policies within Chapter 8 of the NPPF.

Design

7.25 Policy S1 of the adopted Local Plan sets out a number of sustainability

principles which all new development proposals should incorporate in order to make a positive contribution towards the sustainability of communities and to protect, and where possible enhance the environment.

7.26 Policy EQ6 of the adopted Local Plan states that all development should be well designed and of a high quality that responds positively to both its environment and the challenge of climate change, whilst also contributing to local distinctiveness and sense of place.

7.27 Detailed technical information has been provided in relation to the

proposed artificial 3G pitch which is to be maintained to a FIFA 2* Grading. These details have been revised by Sport England and are considered to be acceptable. Appropriate conditions will be attached to ensure that the surface is laid in accordance with these details and tested for performance in line with FA standards.

7.28 The 6 x proposed floodlights are to be positioned at equidistant

intervals alongside the pitch (3 on each side) replacing 8 x existing floodlights (4 on each side). Each set of floodlights will be set on a 15m monopole mast and are of high quality specifications which are designed to minimise light pollution and protect residential amenity.

7.29 It is considered that the reduction in volume of floodlights in an

improvement in design terms, and that the slimmer design of the proposed floodlights will also have a positive visual impact on the immediate and surrounding area.

7.30 The proposed single storey buildings to be used for educational

purposes are to be positioned in the south western corner of the site where buildings of an existing scale, height and visual appearance are located.

7.31 Given the modest nature of the proposed buildings, and the urban low

quality character in which it would be situated, it is considered that the proposed educational buildings are of an appropriate scale, height, massing and visual appearance appropriate for its intended use.

7.32 In summary, it is considered that the three aspects of development

(Replacement Pitch; Floodlights; and Educational Facilities) are considered to be of a design which accords with the principles set out at policies S1 and EQ6 of the Local Plan and Chapter 7 of the NPPF.

Amenity

7.33 Policy EQ6 of the adopted Local Plan requires all new development to

achieve a satisfactory relationship to adjacent development which does not cause unacceptable harm to residential amenity, which includes aspects relating to visual intrusion; overlooking and overshadowing; noise and light pollution; or any other adverse affects which could harm amenity.

7.34 The site sits to the north of existing residential development. The rear

first floor windows of properties positioned along Mill Cliff overlook the

playing surface and area proposed to accommodate the educational facilities.

7.35 On the eastern side of the southern boundary stand the rear elevations

of properties adjoining a more recent development, Woodside. No objections have been received from the current occupier of any neighbouring property or member of the general public. The Council’s Environmental Health department have no objections to this application subject to appropriate conditions which seek to protect amenity.

7.36 The proposed floodlighting is the aspect of development which has the

greatest potential to result in any adverse harm to the amenity of the area, which includes neighbouring properties in the form of light spillage/pollution.

7.37 The current operations of the site include floodlights for evening

matches which have ceased by 22:00 hours except for cup finals and play off matches which have the potential to extend until 23:00 taking account of extra time and penalties.

7.38 Following initial comments from DCC Highways Authority, a Technical

and Lighting Impact Assessment has been submitted to the council and found to be acceptable by the Street Lighting unit of the Highways Authority.

7.39 Whilst it is acknowledged that as a result of the proposal and

intensification of its usage, the floodlights would likely be in use every day throughout the winter months, it is not considered that this intensification would lead to any further significant adverse harm with regards to amenity, given that the number of floodlights would be reduced from 8 to 6 and that the technical quality of the proposed floodlighting and the minimising of light spillage, in comparison to the existing out-dated floodlighting, is much improved.

7.40 Similarly, the noise levels of different groups of the community playing

social football is not considered to be any greater than the levels experienced on match day when Buxton FC’s first team can, depending on the opposition, attract crowds of circa 300-500 supporters.

7.41 In conclusion, it is considered that subject to appropriate conditions

restricting the usage of the facility and floodlights the proposed development will not result in any significant adverse harm to the amenity of the area, including residential amenity, which would outweigh the significant benefits of the proposal, in line with policy EQ6 of the Local Plan.

Highway Safety

7.42 Policy CF6 of the adopted local plan seeks to ensure that development can be safely accessed in a sustainable manner in line with paragraph 32 of the NPPF. Paragraph 32 states that application should only be refused on grounds of Highway Safety where the residual impacts of the development are found to be severe.

7.43 Following initial comments from DCC Highways Authority the applicant

submitted a set of detailed technical documents for consideration. In their revised response, DCC Highways have no objection to the application subject to appropriate conditions, which includes a Construction Method Statement and Safety Audit.

7.44 Given the location of the Football Club within the built up area

boundary, and within short distance of a number of public transport links, it is considered that there is no requirement to demonstrate sufficient off street parking. Furthermore, it is not considered that the proposed use of the site for the community will result in an increased volume of traffic would lead to a severe level of adverse harm on the existing highway network, given the number of supporters which can currently be expected at a first team game.

7.45 In summary, the application, subject to appropriate conditions, is

considered to be acceptable with regards to Highway Safety, in accordance with policy CF6 of the Local Plan and paragraph 32 of the NPPF.

Planning balance & Conclusion

7.46 This application submitted by Buxton Football Club seeks full planning

permission for the replacement of the existing natural grass playing surface with an all weather 3G artificial pitch prepared and maintained to FIFA 2* grading; the replacement of 8 x existing floodlights with 6 x new floodlights; and the replacement of flat roof ancillary buildings with two buildings of a similar scale for educational purposes, all within the parameters of the existing Football Club site.

7.47 The proposal will have significant positive benefits which include:

- Introduction of a new 3G sports facility which services an identified need within the Draft Playing Pitch Strategy (Nov 2017) and supports the club’s aspirations, as per the recommendations of this report, in line with Policies CF4 and CF5 of the Local Plan and Chapter 8 of the NPPF

- Opportunities for a wide variety of community groups to use the

facility with indirect benefits relating to health, well being, participation, and social inclusion

- Proposal will also the Football Club to become self sufficient and

more sustainable financially and build a platform for future on-

the-pitch success which will have positive indirect benefits for both the community and wider economy

- Positive benefits relating to the provision of Educational

Facilities 7.48 The application site is situated within the built up area boundary of

Buxton, and within a short walking distance of a number of services, facilities and public transport links. The site is considered to be situated in a desirable location for such a proposal and is sustainable in this regard.

7.49 Given the urban nature of the site, the existing structures within it, and

proposed use of the buildings, it is considered that all aspects of the proposal are considered to be of an acceptable design which will not harm the character of the immediate or wider area.

7.50 Following constructive dialogue with Sport England, and the Highways

Authority, following the submission of further technical and project specific information, the proposed development is considered to comprise a sustainable form of development which, subject to appropriate conditions, will not result in any significant adverse harm to the amenity of the local area of highway safety, in accordance with policies EQ6 and CF6 respectively.

7.51 In conclusion, the proposal has been found to support a number of

Local Plan policies and a recent Draft Playing Pitch Strategy, and the aims and objectives contained within Chapter 8 of the NPPF. There are no adverse impacts which significantly or demonstrably outweighs the benefits of the application and therefore in line with Policy S1a of the Local Plan and Paragraph 14 of the NPPF, the application is recommended for approval subject to conditions.

8. RECOMMENDATIONS A. APPROVE subject to conditions as follows; 1. The development hereby permitted shall be begun before the

expiration of three years from the date of this permission. Reason:- To comply with Section 51 of the Planning and Compulsory Purchase Act 2004. 2. The development hereby permitted shall be carried out in

accordance with the following approved plans: Location Plan; Proposed Educational Buildings Site Plan (Drawing No: Sil 2); Proposed Educational Buildings Plan (Drawing No: Sil 3); Floodlighting Site Plan (Drawing No: Sil 5 Rev A); South West Corner Elevations (Drawing No: Sil 6); Proposed AGP Layout (Drawing No: SSL2436-01); Floodlight Specification Sheet HL250

Range; Flood Light Elevations (Drawing No: HL250D15F/2/AL5760); Cabinet Details (Drawing Ref: E-CC-G.A-D02 Rev A); Football 60mm Section View; Pitch Category FIFA 2* Construction Cross Section

Reason:- For the avoidance of doubt and in the interests of proper planning, in accordance with the National Planning Policy Framework. 3. An independent performance test shall be carried out on the

approved Artificial Grass Pitch (AGP) by a FIFA approved (accredited) laboratory. The results of the test shall be recorded and made avaliable to the council upon request.

Reason:- To ensure that the proposed pitch is of the appropriate FIFA 2* grading required by Sport England 4. The Educational Facility Buildings hereby approved shall be

ancillary to the Football Club Reason:- For the avoidance of doubt and to allow the council to suitably control its use and Operations 5. The Artificial Grass Pitch (AGP) and Educational Facilities hereby

approved shall be used in accordance with the submitted 'Detailed Proposed Usage' document submitted by the applicant unless otherwise agreed in writing by the local planning authority

Reason:- In order to ensure that there is no conflict of interest between community use and Buxton Football Club first team or development squad fixtures 6. The use of the floodlighting hereby approved shall only be

permitted between the hours of 07:00 - 22:00. The floodlighting shall be permitted for a maximum of 3 days of a calendar year from 07:00-23:00 to allow for evening cup fixtures to allow for the potential of extra time and penalties

Reason:- In order to ensure that the amenity of neighbouring properties is protected In accordance with Policy EQ6 of the Local Plan 7. Prior to commencement of development, a Construction Method

Statement will be submitted to and approved in writing by the local authority. The statement should include the following:

- Parking of vehicles of site operatives and visitors - Route for construction traffic, including abnormal loads/cranes

etc. - Hours of operation - Method of preventing debris being carried onto the highway - Pedestrian and cyclist protection

- Proposed temporary traffic restrictions - Arrangements for turning vehicles - Arrangements for soil removal Reason:- In the interests of Highway Safety in accordance with Policy CF6 of the Local Plan and Paragraph 32 of the NPPF 8. The floodlighting hereby approved shall accord with the approved

Lighting Technical Report (Abacus 10th Jan 2018) and the BS EN 12193:2007 Light and Lighting - Sports Lighting, for the lifetime of the development

Reason:- For the avoidance of doubt and in order to ensure that the amenity of the surrounding area is protected 9. During the commissioning stage of the new floodlights, and at a

time when all the floodlighting can be fully activated, the applicant shall secure a night time safety audit by a competent independent lighting engineer at the applicant's expense. The floodlighting and details of the audit shall conform with the Obtrusive Light section of the Street Lighting Specification Revision 2 document. Any faults/negative issues arising from the resulting report shall be fully rectified and any further audit (s) being carried out within an agreed timescale and prior to the floodlighting being brought into use all as may be agreed with the Local Planning Authority in consultation with the Highway Authority

Reason:- In the interests of highway safety in accordance with Policy CF6 of the Local Plan and Paragraph 32 of the NPPF 10. The existing level of on-site parking and turning shall be

maintained Reason:- In the interests of highway safety in accordance with Policy CF6 of the Local Plan and Paragraph 32 of the NPPF B. In the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add conditions/informatives/planning obligations or reasons for approval/refusal) prior to the decision being issued, the Operations Manager – Development Services has delegated authority to do so in consultation with the Chairman of the Committee, provided that the changes do not exceed the substantive nature of the Committee’s decision. This recommendation is made following careful consideration of all the issues raised through the application process and thorough discussion with the applicants. In accordance with Paragraph 187 of the NPPF the Case Officer has sought solutions where possible to secure a development that improves the economic, social and environmental conditions of the area.