Item 5a - 15.0632 Woking College - Planning Committee - 28 ... Web viewProvision of 3G artificial...

28 MARCH 2017 PLANNING COMMITTEE

5a 15/0632 Reg’d: 30.06.15 Expires: 31.03.17 Ward: HV

Nei. Con. Exp:

10.03.17 BVPITarget

06 (Largescale Major)

Number of Weeks on Cttee’ Day:

>13 wks On Target? Ext of time

LOCATION: Woking College, Rydens Way, Old Woking, Woking, GU22 9DL

PROPOSAL: Provision of 3G artificial turf surface with fencing and sports amenity lighting, erection of single storey building providing changing rooms, clubroom, teaching space facilities and ancillary space, extension of the existing college car park, clearance and landscaping works to accommodate a new grass pitch and extended playing field (amended plans, amended description and additional information).

TYPE: Full Application

APPLICANT: Woking Football Club & Woking College OFFICER: Benjamin Bailey

_________________________________________________________________________

REASON FOR REFERRAL TO COMMITTEE

The application is for ‘major’ development (by reason of site area) and therefore falls outside of the scope of delegated powers as set out by the Management Arrangements and Scheme of Delegations.

SUMMARY OF PROPOSED DEVELOPMENT

Site area: 5.6 hectares (50,612 sq.m)

Academy Clubhouse:Proposed building footprint: 360 sq.mProposed floorspace: 344 sq.m (GIA)Building height: 1 storey - 3.35m maximum height Accommodation: Office/Reception/Foyer, Education/Club Room, 4no.

Changing rooms, 2no. Officials rooms, W/Cs, Kitchen, 6no. Store rooms, Plant room

Outdoor sports provision: 3G Artificial Grass Football Pitch (100m x 64m marked pitch) (8No. lighting columns

15 metres high) (fenced) Full Size Natural Turf Football Pitch (100m x 60m pitch) (unlit) Natural Turf Rugby Pitch (85m x 55m + 7.5m goal areas) (unlit) Natural Turf Football Pitch (37m x 27m pitch) (unlit)

Site Access:Utilises existing vehicular Woking College site access from Rydens Way (to be upgraded)

Car Parking:45 additional spaces (4 of which are proposed to be allocated disabled bays)

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PLANNING STATUS

Green Belt Adjacent to Urban Area (to South, East & West) Woodland Tree Preservation Order (Ref: TPO/0009/2011) Flood Zones 1 & 2 (Partial) Thames Basin Heaths Special Protection Area (TBH SPA) Zone B (400m-5km)

RECOMMENDATION

Grant planning permission subject to recommended conditions.

SITE DESCRIPTION

The application site forms part of the Woking College campus and includes the playing fields, an area of woodland TPO (Ref: TPO/0009/2011) to the east of the site and an area laid to hardstanding and utilised for car parking purposes to the west of the site. The application site falls within the designated Green Belt although is bordered to the south, east and west by the designated Urban Area of Old Woking. The campus of St John the Baptist School adjoins the site to the north.

RELEVANT PLANNING HISTORY

There is an extensive planning history for the wider Woking College site which is available on file. The planning history deemed most relevant to the current proposal is as below:

PLAN/2012/1115 - Part removal of training sports pitches and replacement and enlargement with new 3G sports pitches, with associated fencing and 4 no. floodlights (Amended Description).Permitted subject to conditions (10.06.2013)

CONSULTATIONS

County Highway Authority (1st response):

The CHA notes that the application includes the provision of an additional 45 car parking spaces; this suggests a significant increase in trips associated with the site. However, the only mention of additional traffic is in the Planning Statement. The CHA require a Transport Statement detailing the origins and reasons for these trips, it is recommended that a temporal element is included within the statement indicating the likely additional timings that the new pitches could and will cater for.

County Highway Authority (2nd response):

The proposed development has been considered by the County Highway Authority who having considered any local representations and having assessed the application on safety, capacity and policy grounds, recommends the following conditions be imposed in any permission granted; 17, 18, 19, 20 and 21.

Arboricultural Officer (1st response):

The proposal indicates the removal of 57 trees and a hedge. From an Arboricultural point of view I could not support this application. However the Council may take the view that the overall gain from the additional pitch that these removals facilitate outweighs their loss in

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which case mitigation through substantial replanting with good sized replacement trees would be the way forward.

Arboricultural Officer (2nd response):

This proposal is a considerable improvement on the previous with 35 trees being removed; 22 less than the previous. The removal of the trees in question will have minimal public amenity implications due the location of the removals. New planting will provide continuity of tree cover and give rise to more variation in the age class structure of the tree stock increasing the biodiversity for the site. The end result could be a net gain for this site in arboricultural and biodiversity terms, this will be subject to a significant replanting programme with a mixture of tree sizes and species being planted. The arboricultural Information provided by APArboriculture Ref: APA/AP/2015/017 Rev B is considered acceptable and should be complied with in full, this includes a pre-commencement meeting.

Sport England (1st response):

Sport England seeks further information to satisfy itself that the benefits of the development would be sufficient to outweigh any detriment caused and to ensure the proposal is fit for purpose.

Sport England (2nd response):

The applicant advises the existing netball court will be converted to provide tennis. This is welcomed and as such Sport England seeks amended plans showing the provision of tennis on the existing netball court. No further information has been submitted to detail the proposed surface of the MUGA other than a statement advising it will not be suitable for tennis. The applicant will need to choose a priority sport to aid the selection of the surface. The further information has not included any amendments to the design of the club house. Thank you for confirmation of where the college currently train and play hockey. Thank you for the confirmation that the pitch will be built to the FA 3G specification.

Sport England (3rd response):

No objection subject to recommended conditions 25, 26, 27 and 28.

(Officer Note: Please refer to paragraphs 11, 12 and 13 for further details)

Surrey Playing Fields Association:

No comments received.

Drainage & Flood Risk Engineer (1st response):

Following a review of the Flood Risk Assessment (dated May 2015), the current information submitted is not compliant with Woking Borough Councils Core Strategy (2012) Policy CS9, nor NPPF, I therefore would not recommend the application is approved.

Drainage & Flood Risk Engineer (2nd response):

Following a review of the Flood Risk Assessment (dated February 2016), the current information submitted is not compliant with Woking Borough Councils Core Strategy (2012) Policy CS9, nor NPPF, I therefore would not recommend the application is approved.

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Drainage & Flood Risk Engineer (3rd response):

The Information submitted is now sufficient to recommend approval on Flood Risk and Drainage grounds as long as the following conditions are incorporated to ensure no increase in flood risk; conditions 22, 23 and 24.

Lead Local Flood Authority (SCC):

Subject to the Council’s Drainage and Flood Risk Engineer being satisfied with the proposal, we would have no further comments to make.

Environmental Health:

No objection subject to recommended conditions 6, 8 and 10.

Surrey Wildlife Trust (1st response):

We would advise the Local Authority to seek further information from the applicant concerning their bat survey information, either justifying their survey effort against NE Standing Advice and the recommendations provided or, if they propose further survey work to help fully establish the status of bat species on site, the likely effect of the proposed development on them and what if any mitigation/ compensation may be required to help prevent such adverse effect. We would also advise that the applicant provides further information with regard to their decision not to undertake a reptile survey despite suitable habitat being present on site and data searches indicating their presence in the locality.

Surrey Wildlife Trust (2nd response):

We would advise that the further bat survey work on trees affected by the proposed development undertaken by Grassroots Ecology addresses the concern of the proposed lighting affecting bat roosts, as no roosts were found in any trees affected by lighting proposals. The applicant’s ecologist indicates that use of the proposed floodlighting system will only affect bats foraging or commuting along the tree line for only a part of each night when they might be active. We would advise that this disruptive effect could be reduced further or removed by control of lighting times, shading of light units or use of more directional systems which avoid illuminating adjacent tree lines. The applicant does not appear to have as yet addressed our concern regarding lack of reptile survey and/or a mitigation strategy.

Natural England (1st response):

An Extended Phase 1 Habitat Survey (undertaken in January 2015) has stated that numerous Protected Species are present within the application site. No specific Protected Species Surveys have been carried out, although mitigation has been recommended for breeding birds, badgers, bats, reptiles and stag beetles. This mitigation appears to safeguard the species during the construction phase but should also consider the impacts that may arise post-development e.g. how the floodlights will impact upon any bats (species unknown) in the vicinity.

Natural England (2nd response):

Generally Natural England does not comment upon Protected Species. The responsibility lies with Local Authorities to apply the Standing Advice to all applications, with advice from their own in-house or County ecologist if necessary.

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REPRESENTATIONS

x3 rounds of public consultation have been undertaken on the application (initial consultation and x2 further rounds of consultation on amended plans/additional information) raising the following main points:

Initial consultation (29.06.2015 – 20.07.2015 – 21 days):x25 letters of objection received raising the following main points:

Green Belt land; no development should go ahead Loss of trees; including those protected by woodland TPO Impact upon wildlife and biodiversity, including bats, birds and badgers Generation of noise from players and vehicle movements Highways impacts – car parking Loss of privacy/Overlooking due to proposed soil-bund

(Officer Note: The initially proposed soil bund has been removed by way of amended plans)

Out of character Impact of ball-stop fencing to rear gardens of Rydens Way properties Impact of floodlighting Increased flood risk Could this development be accommodated elsewhere? Impact of soil bund to south-east of the site Already green space has been developed on Rydens Way

x5 letters of support received raising the following main points: Woking Town FC is the incumbent youth football club at Woking College benefitting

from full use of the two grass football pitches Woking Town FC fully support the proposal; feel that this project will enhance our

relationship with Woking College and additional resources that the boys and girls of Woking Town FC can enjoy and benefit from

Support the planning application West Byfleet Infant School have a long standing relationship with the Cardinals in

the Community scheme and offer support to the proposals; we believe it will give local children and organisations great opportunities to play football and its related activities

There is a desperate need for further sports facilities in the Borough, including 3G football pitches

Woking Mind supports local people who are suffering from mental ill health and the Woking Community league enables many of our members to take part in a team based form of exercise, which not only benefits them physically, but also improves their general wellbeing and overall interaction skills

Second consultation (07.12.2015 – 28.12.2015 – 21 days):x7 letters of objection received raising the following main points:

Green Belt land; no development should go ahead Loss of trees; including those protected by woodland TPO Impact upon wildlife and biodiversity, including bats, birds and badgers Generation of noise from players and vehicle movements Highways impacts – car parking and traffic Loss of privacy/Overlooking due to proposed soil-bund

(Officer Note: The initially proposed soil bund has been removed by way of amended plans)

Loss of privacy Out of character

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Impact of ball-stop fencing to rear gardens of Rydens Way properties Impact of floodlighting Floodlighting until 22:45 ten times per year (almost one per month) is unacceptable Increased flood risk Could this development be accommodated elsewhere? Already green space has been developed on Rydens Way

Third consultation (14.02.2017 – 07.03.2017 – 21 days):x14 letters of objection received raising the following main points:

Green Belt land; no development should go ahead Loss of trees; including those protected by woodland TPO Impact upon wildlife, including bats and birds, owls, insects and moths Generation of noise from players and vehicle movements Highways impacts – car parking and traffic Loss of privacy/Overlooking due to proposed soil-bund Out of character Possible devaluation of property

(Officer Note: Potential impacts upon property prices do not constitute a material planning consideration)

Impact of ball-stop fencing to rear gardens of Rydens Way properties Impact of floodlighting Floodlighting until 23:00 is unacceptable 21:30 at the latest would be a reasonable cut off time for the floodlighting Houses on Rydens Way should receive black-out blinds Football pitches would cause overlooking Increased flood risk Concern over health issues related to 3G pitches; a report claims they are linked to

cancer due to the rubber substances containing toxic chemicals which can increase risk of cancer when ingested

Local area has numerous 3G facilities already in place so no need for an additional development

RELEVANT PLANNING POLICIES

National Planning Policy Framework 2012 (NPPF)Section 4 - Promoting sustainable transport Section 7 - Requiring good designSection 8 - Promoting healthy communitiesSection 9 - Protecting Green Belt landSection 10 - Meeting the challenge of climate change, flooding and coastal changeSection 11 - Conserving and enhancing the natural environment

Woking Core Strategy (2012)CS1 - A spatial strategy for Woking BoroughCS6 - Green BeltCS7 - Biodiversity and nature conservation CS9 - Flooding and water managementCS17 - Open space, green infrastructure, sport and recreation CS18 - Transport and accessibilityCS19 - Social and community infrastructure CS21 - DesignCS24 - Woking’s landscape and townscapeCS25 - Presumption in favour of sustainable development

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Development Management Policies DPD (2016)DM2 - Trees and LandscapingDM3 - Facilities for Outdoor Sport and Outdoor Recreation DM7 - Noise and Light PollutionDM13 - Buildings in and Adjacent to the Green Belt

Supplementary Planning Documents (SPD’s)Design (2015)Outlook, Amenity, Privacy and Daylight (2008)Parking Standards (2006)

Other Material ConsiderationsNational Planning Practice Guidance (NPPG)Sport England’s Playing Fields Policy - ‘A Sporting Future for the Playing Fields of England’

PLANNING ISSUES

1. The main planning issues to consider in determining this application are: Principle of development Green Belt Design and impact upon character Ecology and biodiversity (including habitats and protected species) External lighting Noise Impact upon neighbouring residential amenity Arboricultural implications Highways and movement (including car parking and alternative modes of

transport) Flood risk and SuDS Conclusion – The Planning balance Local finance considerations

having regard to the relevant policies of the Development Plan, other relevant material planning considerations and national planning policy and guidance.

Principle of development

2. The purpose of policy CS17 (Open space, green infrastructure, sport and recreation) of the Woking Core Strategy (2012) is to provide opportunities for people to participate and enjoy sports and recreation which is essential to the wellbeing of the community. Policy CS17 states that “there will be a presumption against any development that involves the loss of a sport, recreation or play facility except where it can be demonstrated that there is an excess of provision, or where alternative facilities of equal or better quality will be provided as part of the development”.

3. Policy CS19 (Social and community infrastructure) sets out that the Woking Core Strategy (2012) seeks to achieve a sustainable community for Woking and improve upon the wellbeing of its people. This requires an effective balance between the provision of housing and employment and providing the necessary infrastructure to support the growth. Social and community infrastructure includes indoor and outdoor recreation and sports facilities. The provision of adequate social and community infrastructure is critical as it has a direct bearing upon the well-being of the community. Community facilities play an important role in the development of a sustainable community, by offering services that are essential for education, health

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and well-being and support community cohesion and benefit the general quality of life of residents.

4. Policy CS19 states that “the Council will work with its partners to provide accessible and sustainable social and community infrastructure to support growth in the Borough. It will do so by promoting the use of social and community infrastructure for a range of uses”.

5. Policy DM3 (Facilities for outdoor sport and outdoor recreation) of the Development Management Policies DPD (2016) sets out that:

Proposals for the provision of outdoor sport and recreational facilities or extensions to, or intensification of use of, existing facilities will be permitted subject to other Development Plan policies and provided that they meet

the following criteria:

(i) The development is of an appropriate design, scale and layout relative to its intended use and surrounding area;(ii) The development will not have an adverse visual impact;(iii) The development, if involving agricultural land, is located on the lowest practicable grade and seeks to avoid the loss of the best and most versatile agricultural land (Grades 1, 2 and 3a) unless there are overriding planning benefits for the development;(iv) The development will not cause harm to a site of nature conservation, landscape or historic value that cannot be satisfactorily mitigated;(v) The re-use of any existing buildings is prioritised and, in the case of a new facility, is satisfactorily integrated with existing buildings where present;(vi) The development will not generate unacceptable activity or give rise to loss of amenity by virtue of noise, smell, light pollution, overlooking, traffic or other general disturbance; and(vii) Opportunities are taken to connect to and enhance the surrounding Green Infrastructure Network.

The overall aim is for facilities for outdoor sport and outdoor recreation in the Green Belt to demonstrate that they will preserve the openness of the Green Belt and will not conflict with the purpose of including land within it.

6. The requirements of policy DM3 will form the basis for assessment of the application within this report. The reasoned justification for policy DM3 sets out that “recent studies undertaken by the Council have found a deficit of open space, sport and recreation facilities in the Borough. The need for this infrastructure has therefore been established, and the Council supports development of facilities for outdoor sport and recreation in appropriate circumstances”.

7. The application site forms part of a playing field as defined in The Town and Country Planning (Development Management Procedure) (England) Order 2015. 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, 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, the development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss”.

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8. Sport England initially raised concern with the proposed re-surfacing of the existing netball court to provide a small-sided football pitch (to the west of the proposed academy clubhouse). The applicant has elected to remove the re-surfacing of the existing netball court from the application to overcome this Sport England concern. The applicant has confirmed that the 3G artificial pitch will be constructed to the FA 3G specification.

9. Whilst the proposed academy clubhouse would be constructed upon an area currently laid to turf this area accommodates a soil bund which would be removed. This existing soil bund adversely impacts the use of this area for playing pitch purposes. The applicant has submitted a plan titled ‘Playing Field Areas’ which denotes the existing useable natural turf playing field areas on the Woking College campus to measure 19,785 sq.m with a further 6,210 sq.m of playing field not currently usable due to shape and size.

10. Some trees would be removed to facilitate the provision of a 37m x 27m natural turf football pitch to the south-east of the site. Overall the proposal would result in a natural turf playing field area measuring 18,845 sq.m with a further 7,420 sq.m in the form of the 3G artificial turf pitch area. Whilst a reduction of 940 sq.m (- 4.75%) would occur in terms of existing useable natural turf playing field it is considered that this would be replaced by better provision in terms quantity (7,420 sq.m) and quality (3G artificial turf pitch) in a suitable location (on the site) in the form of the 3G artificial turf pitch. The proposal is therefore considered to comply with paragraph 74 of the National Planning Policy Framework (2012),

11. Sport England comment that the proposal will lead to the loss of playing field in thenorthern part of the site however this will be partly offset by the creation of new playing field in the south-eastern part of the site. Sport England have consulted the Football Association (FA) who comment that the specific proposal is supported by the draft Playing Pitch Strategy (PPS) for the borough (due to be formally adopted by the Council shortly) which identifies a shortfall of three full-size 3G Artificial Grass Pitches (AGPs) for the borough to meet training demand and four full size 3G AGPs to meet matchplay demand. The proposal will therefore assist in meeting demand created by the large number of youth teams based within the area and build upon the positive relationship between Cardinals in the community, Woking FC and Woking Town FC. The FA also comment that the new mini-soccer pitch created by the extension to the playing field is positive and supported by the PPS.

12. Sport England notes that the draft PPS for the borough supports the provision of a new full-size 3G AGP for football at Woking College to help meet identified needs for football within the area and that it will be important to put community use of the facility on a secure footing to ensure that the community benefits that arise from the proposal are fully realised. Sport England welcomes the proposed installation of floodlights which will help to maximise the benefits to community sport from the proposal.

13. Overall Sport England does not object to the application as it is considered to comply with exception E5 of Sport England’s policy on planning applications affecting playing fields ‘A Sporting Future for the Playing Fields of England’. Exception E5 states that the proposed development is for an indoor or outdoor sports facility, the provision of which would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss of the playing field or playing fields although the absence of a Sport England objection is subject to the inclusion of recommended conditions 25, 26, 27 and 28.

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14. Overall the principle of development of facilities for outdoor sport and recreation is supported by policies CS17, CS19 and DM3, subject to the other material planning considerations as set out within this report, including Green Belt policy.

Green Belt

15. The application site is located within the Green Belt. Paragraph 79 of the National Planning Policy Framework (NPPF) makes clear that “the Government attaches great importance to Green Belts. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open”. Paragraph 81 of the NPPF also advises that “local planning authorities should plan positively to enhance the beneficial use of the Green Belt, such as…to provide opportunities for outdoor sport and recreation”. Paragraph 83 states that once established Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. Therefore any decision on this planning application will not alter the Green Belt boundary.

16. Paragraph 89 of the NPPF identifies that “a local planning authority should regard the construction of new buildings as inappropriate in Green Belt. Exceptions to this are… (the) provision of appropriate facilities for outdoor sport, outdoor recreation and for cemeteries, as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it”.

17. It should be noted that Section 336 of The Town and Country Planning Act 1990 (as amended) defines ‘building’ as including any structure or erection (ie. including floodlights, fencing etc.). The ordinary meaning of the word ‘preserve’ is defined in the Oxford English Dictionary as meaning “to keep safe from injury, harm or destruction”. In South Lakeland DC v Secretary of State for the Environment [1992] 2 AC 141, at 150 Lord Bridge approved the passage from the judgment of Lord Justice Mann in the Court of Appeal that concluded “the statutorily desirable object of preserving the character or appearance of an area is achieved either by a positive contribution to preservation or by development which leaves character or appearance unharmed, that is to say, preserved”.

18. Paragraph 80 of the NPPF sets that Green Belt “serves five purposes…to check the unrestricted sprawl of large built-up areas, to prevent neighbouring towns merging into one another, to assist in safeguarding the countryside from encroachment, to preserve the setting and special character of historic towns (and) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land”.

19. The application includes the following development: Provision of a new academy clubhouse building Formation of a 3G artificial turf pitch Installation of 8No. 15 metre high floodlight columns Installation of sports amenity fencing Formation of additional car parking Associated removal of trees

20. Whilst the application includes the demarcation of natural turf pitches this element of the proposal does not constitute ‘development’ as defined by Section 55 of The Town and Country Planning Act 1990 (as amended) and could therefore be undertaken without a requirement for planning permission. It is also a material consideration that the application site is currently utilised for the provision of outdoor sports and outdoor recreation in association with both the educational institution of Woking College and

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local sports clubs who also utilise the site for outdoor sport and outdoor recreation purposes. Given that the proposed land use would remain for outdoor sport and outdoor recreation purposes (which would also serve retained Woking College) it is not considered that a material change of use of the land, (which Fordent Holdings Ltd v SSCLG [2013] EWHC 2844 (Admin) and R (Timmins & Another) v Gedling BC & Anr [2015] EWCA Civ 10 have established would constitute inappropriate development within the Green Belt), would occur in this instance.

21. The internal accommodation of the proposed academy clubhouse building is shown to provide an Office/Reception/Foyer, Education/Club Room, 4No. Changing rooms, 2No. Officials rooms, W/Cs, Kitchen, 6No. Store rooms and Plant room.

22. Due to the nature of the internal clubhouse accommodation, and the clear and functional physical relationship of this academy clubhouse building with both the proposed 3G artificial turf pitch and demarcated natural turf pitches, the proposed academy clubhouse building is clearly associated with the provision of outdoor sport and outdoor recreation on the site, would be clearly ancillary to this provision, and is considered to constitute the provision of an appropriate facility for outdoor sport and outdoor recreation, provided that it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it.

23. In terms of the openness of the Green Belt the application site is bordered to the south, east and west by the designated Urban Area, and although bordered to the north by an area also designated Green Belt, this area to the north is occupied by the substantive built complex forming the St John the Baptist School.

24. Notwithstanding this the proposed academy clubhouse building would fail to preserve the openness of the Green Belt by reason of the presence of built form, extending to approximately 360 sq.m in footprint, where no built form currently exists. A recent High Court judgment of 16th January 2017 (R (Boot) v Elmbridge Borough Council [2017] EWHC 12 (Admin)) has clarified the interpretation of paragraph 89 of the NPPF, which requires that the provision of appropriate facilities for outdoor sport and outdoor recreation constitutes appropriate Green Belt development “as long as it preserves the openness of the Green Belt”. The proposed academy clubhouse building therefore conflicts with paragraph 89 of the NPPF and represents inappropriate development in the Green Belt.

25. Whilst some elements of the proposed development, including the formation of an artificial turf 3G pitch, installation of sports amenity lighting, installation of sports amenity fencing and formation of car parking, would on their own, be regarded as appropriate development within the Green Belt, under the provisions of both paragraph 89 (provision of appropriate facilities for outdoor sport and outdoor recreation) and paragraph 90 (engineering operations) of the NPPF, the Courts have held that the whole development is still regarded as inappropriate development within the Green Belt (Kemnal Manor Memorial Gardens Ltd v First Secretary of State [2005] EWCA Civ 835). Therefore in this instance the proposal amounts to inappropriate development within the Green Belt.

26. Paragraph 87 of the NPPF identifies that “as with previous Green Belt policy, inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances”. Paragraph 88 goes on to state that “when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of

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inappropriateness, and any other harm, is clearly outweighed by other considerations”.

27. It is therefore necessary to consider whether any ‘Very special circumstances’ exist in this case which would clearly outweigh the harm to the Green Belt by reason of inappropriateness and any ‘other harm’ identified. Furthermore all of the other material planning considerations are relevant when considering any ‘other harm’. These are dealt with in the remainder of the planning issues section. The conclusion – the planning balance is provided at the end of the report.

Very Special Circumstances

VSC1 - Limited height and siting of academy clubhouse

28. Whilst failing to preserve the openness of the Green Belt the proposed academy clubhouse building would be single storey in scale, modest in height (3.35m maximum) and sited to the north of the built form of the existing Woking College complex; these factors would therefore limit the wider impact of this new building upon the openness of the Green Belt although the very presence of the building would nonetheless fail to preserve the openness of the Green Belt. Whilst inappropriate by definition the proposed academy clubhouse would therefore result in limited harm to the openness of the Green Belt. This factor is considered to be of limited weight as a ‘Very special Circumstance’ as this relates largely to the absence of particular, material planning harm as a result of the proposal.

VSC2 - Function of academy clubhouse

29. The proposed academy clubhouse would make a significant contribution to the provision of outdoor sport and outdoor recreation within the local area and wider Borough. It would enable the proposed artificial turf 3G pitch to be utilised independent of the existing Woking College complex and would provide an Education/Club Room, 4No. Changing rooms, 2No. Officials rooms, W/Cs, Kitchen and associated ancillary areas to support the proposed artificial turf 3G pitch. The artificial turf 3G pitch would be capable of being utilised year-round by Woking Football club, particularly in relation to their youth teams, by students of Woking College and by other local sports teams and clubs for both training and match purposes.

30. The artificial turf pitch would be capable of being used as a training and league venue for local Charter Standard Clubs and would support the activities of Woking’s Community scheme. The academy clubhouse is critical to the success of the proposed artificial turf 3G pitch; it would provide changing facilities for players and officials and an education/club room. Paragraph 81 of the NPPF advises that “local planning authorities should plan positively to enhance the beneficial use of the Green Belt, such as…to provide opportunities for outdoor sport and recreation”. Furthermore the principle of development of outdoor sport and recreation facilities accords with the overriding objectives of policies CS17 and CS19 of the Woking Core Strategy (2012) and policy DM13 of the Development Management Policies DPD (2016). This factor is considered to be of significant weight as a ‘Very special circumstance’.

VSC3 - Green Belt appropriateness of other development

31. The proposed 8No. 15 metre high lighting columns, although clearly apparent in physical terms, are considered to preserve the openness of the Green Belt by reason

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of their slender design and limited dimension. The lighting columns would also clearly constitute the provision of appropriate facilities for outdoor sport and recreation as their sole purpose is to light the playing surface of the proposed 3G artificial turf pitch.

32. The proposed sports amenity fencing would vary in height although would predominantly measure between 1.1 metres and 3.0 metres in height with areas of 5.0 metre height behind the goals. However the sports amenity fencing would be of a meshed design which would retain some visual permeability. By reason of their scale, appearance and siting within the site, the proposed lighting columns and sports amenity fencing are considered to preserve the openness of the Green Belt and again would clearly constitute the provision of appropriate facilities for outdoor sport and recreation as their sole purpose is ancillary to the proposed 3G artificial turf pitch.

33. The proposed lighting columns would be sited within close proximity to the built form of the Woking College complex, and to the built form of the St John the Baptist School complex to the north. Although partly reduced in depth the woodland area to the east of the site would partially screen the lighting columns from the east. It is considered that any resultant ‘halo’ effect as a result of the floodlighting, would not result in an unacceptably ‘urbanising’ effect upon the Green Belt given the scale and nature of existing educational uses on, and adjoining, the site, and that the site is bounded by designated Urban Area to the east, south and west.

34. With regard to the five purposes of the Green Belt (NPPF, paragraph 80), the proposed development is not considered to result in the unrestricted sprawl of a large built up area, in this case Woking, due to the limited scale and nature of the built development, and the retention of a large area laid to natural turf and woodland with understory scrub. With regard to the merging of neighbouring towns (second purpose of Green Belt), due to the nature of the application site bordered to south, east and west by the designated Urban Area of Old Woking, and the limited scale and nature of built development proposed, the proposed development would not conflict with this purpose.

35. The proposal is not considered to result in an encroachment of the countryside due to the nature of the site being bordered to the south, east and west by the designated Urban Area and given that extensive areas laid to turf pitch would be retained, and that the proposed artificial turf pitch would not result in built form, with the exception of the lighting columns and sports amenity fencing. The proposed development would preserve the setting and special character of historic towns as although Woking and Old Woking and the surrounding area contain a number of heritage assets, it is not considered that they are historic towns in this sense. In addition the proposed development is not considered to compromise urban regeneration elsewhere within the Borough as the provision of artificial turf pitches, and ancillary development, is a land use which would not make an efficient use of land within the Urban Area, even in the event financial viability of such a land use within the Urban Area was not a factor.

36. The proposal also includes the provision of 45no. new car parking spaces and associated hardstanding. Paragraph 90 of the NPPF states that certain other forms of development are also not inappropriate in Green Belt provided they preserve the openness of the Green Belt and do not conflict with the purposes of including land in Green Belt. The NPPF Paragraph 90 exceptions include engineering operations. The formation of 45no. new car parking spaces is considered to constitute an engineering operation. This new car parking area would be located to the north of the existing built form of the Woking College complex and would be bounded to the west by an existing area laid to hardstanding and adjacent to the Urban Area of Old Woking. This element

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of the proposal is therefore not considered to harm the openness of the Green Belt and would not conflict with the purposes of including land within it for the reasons previously outlined within paragraphs 34 - 35 of this report. The provision of 45no. new car parking spaces is therefore considered appropriate development within the Green Belt in this instance.

37. Therefore some elements of the proposed development, including the formation of an artificial turf 3G pitch, installation of sports amenity lighting, installation of sports amenity fencing and formation of car parking, would on their own, be regarded as appropriate development within the Green Belt, under the provisions of both paragraph 89 (provision of appropriate facilities for outdoor sport and outdoor recreation) and paragraph 90 (engineering operations) of the NPPF. This factor is considered to be of significant weight in as a ‘Very special circumstance’.

Conclusion on Green Belt

38. In this particular case it is considered that regard should be given to the following matters in order to establish whether very special circumstances exist to outweigh the harm to the Green Belt:

Limited height of the proposed academy clubhouse – limited weight Function of academy clubhouse – significant weight Green Belt appropriateness of other development – significant weight

39. Whether these matters in isolation, or cumulatively, are considered to outweigh the harm to the Green Belt and any other harm resulting from the proposed development will be assessed as part of the conclusion-planning balance at the end of this report, once all other material planning considerations have been assessed as to whether ‘any other harm’ would result from the proposed development in addition to that already identified.

Design and impact upon character

40. One of the core principles of planning as identified in the NPPF is securing high quality design. Paragraph 57 of the NPPF refers to the need to plan positively for the achievement of high quality and inclusive design for all development. Policy CS21 of the Woking Core Strategy (2012) states that new development should respect the character of the area within which it is located.

41. The academy clubhouse building would utilise a shallow dual-pitched roof with an entrance canopy. The external cladding is proposed to match the adjacent sports hall above a small brickwork plinth, which is also proposed to match the adjacent sports hall. The building would measure around 3.3m in maximum height, would measure 30.0m in width and 12.0m in depth. Overall the design and scale of the academy clubhouse building is considered to integrate satisfactorily into the context of forming part of the existing Woking College complex.

42. The academy clubhouse building would be positioned in excess of 150 metres into the Woking College site from the vehicular access with Rydens Way, and would be predominantly screened from the south by the existing (greater) built form of the Woking College complex to the south. The site is bounded to north by the built form of the St John the Baptist School complex and would be largely screened in this direction by this neighbouring built form. Given these factors the wider visibility of the proposed building would be very limited, and at distance, although the clubhouse building is considered to integrate satisfactorily into its context nonetheless.

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43. The floodlit 3G artificial turf pitch would be located adjacent to the northern boundary of the site, beyond which is the built form of the St John the Baptist School complex. Whilst existing trees along this northern boundary would be removed the impact of these works would be limited in terms of wider public aesthetic impact. Whilst it is acknowledged that the floodlighting columns and associated pitch fencing, would be visible from the rear gardens, and rear elevations, of residential properties fronting Rydens Way to the south given the level of physical separation (in excess of 100 metres), and the established use of the application site as an educational institution bordering the Urban Area on three sides, it is not considered that this is harmful in terms of aesthetics. The retained (albeit slightly reduced) eastern woodland would predominately screen the proposed development from residential properties fronting Coniston Road.

44. Existing natural turf pitches (albeit remarked) would be retained on the southern part of the application site and would be unfenced and unlit. The retention (albeit slightly reduced) of the woodland along the eastern boundary of the site and the separation distances, surrounding built form fronting Rydens Way and Coniston Road, together with the built form of the existing Woking College complex, would largely screen the 3G artificial turf pitch and the proposed external lighting columns and sports amenity fencing from public vantage.

45. Overall in terms of design and impact upon character, and subject to recommended conditions, the proposal is considered to be acceptable and to accord with the provisions of the National Planning Policy Framework 2012, policy CS21 of the Woking Core Strategy (2012) and Supplementary Planning Document ‘Design (2015)’.

Ecology and biodiversity

46. The NPPF states that the planning system should contribute to and enhance the natural and local environment by minimising impacts on biodiversity and providing net gains in biodiversity where possible. Circular 06/05 – Biodiversity Geological Conservation also requires the impact of a development on protected species to be established before planning permission is granted. This approach is reflected within Policy CS7 of the Woking Core Strategy (2012).

47. Ecological surveys have been undertaken by the applicant’s ecological consultant to ascertain the baseline ecological position of the site, to assess the effects of the proposed development on ecology and to identify any mitigation/compensation required.

Habitats

48. The proposed development would predominantly impact upon a recreational area of amenity grassland subject to intensive management, therefore being species poor and of negligible value in ecological terms. Whilst a number of trees, including semi-mature Oaks, along the woodland edge and northern boundary of the site, would be removed to facilitate the development replacement tree planting (utilising native species of known value to wildlife) would mitigate this loss in terms of ecology and biodiversity.

Protected species

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49. With regard to breeding/wintering birds and other mammals on the site (e.g. rabbits, roe deer, wood mouse and hedgehogs) tree clearance will be undertaken outside the bird breeding season (unless advised otherwise by an Ecologist) and precautionary methods of working will be undertaken to ensure no species are harmed during works. The ecological surveys of the site found no evidence of badgers on the site.

Bats

50. In order to assess the impact of the proposed development on bats, surveys have been undertaken on the site to assess all trees with potential to support roosting bats. In addition bat activity surveys, bat roost presence/absence surveys, dusk emergence and dawn return surveys and tree climbing surveys have been undertaken.

51. High levels of bat activity were recorded during the surveys showing that the site is important for commuting and foraging, although it is likely that the site forms part of a wider network of roosting and foraging habitats given the other suitable habitats within the locality. Those trees to be lost to the proposal have been inspected by the applicant’s ecologist and no bat roosts have been identified. Whilst tree removal along the woodland edge would result in trees set further into this woodland being more exposed to floodlighting the applicants ecologist has also inspected those trees which would be exposed however these trees were either considered too immature or free of any features considered suitable for roosting bats. It can therefore be concluded that no bat roosts would be lost/impacted in felling the proposed trees and no specific mitigation or further work is considered to be required, although four bat roosting boxes will be provided to enhance roosting potential (condition 13 refers).

52. Following the additional survey work by the applicants ecologist, which has concluded that no losses/direct impacts to bat roosts would occur, it is considered that the impacts associated within the development proposals relate only to temporary disturbances (from light spill from the 3G pitch) on foraging (and potentially navigating) Myotis bat species. Such disturbance would be short term and more apparent during periods of shorter daylight hours within the active bat season (April to September) when floodlighting of the 3G pitch would be required. No regular floodlighting would occur after 22:00 hours (with limited instances per year of floodlighting until a latest of 22:45 hours) with the majority of usage being during earlier times of the evening.

53. The applicants ecological consultant states that disturbances to foraging (and potentially navigating) Myotis bats would be experienced no more that 30% of the night period (assuming floodlighting on the 3G pitch is in constant use until 23:00hrs) but during the period when bats are most active (i.e. May onwards) this would reduce to 19-26%. In addition, the light modelling has shown that only about 50% of the woodland edge would be affected by light spill (approximately 110 metre length of woodland edge) with that to the south of the 3G artificial turf pitch to continue to provide opportunities for bats. Light spilling onto the affected length of woodland edge would be attenuated by the trees in leaf such that opportunities for foraging would still remain within the woodland habitat itself (there are openings between the tree canopies as well as a path which provide numerous foraging opportunities).

54. As compensation for temporary disturbance to foraging along 110m of woodland edge, new planting proposed in the south-east corner of the application site will take the form of new woodland planting and would be planted at sufficient density to provide an extension (and continuation) of woodland edge habitat. The new woodland planting area would create approximately 120 metres of new woodland edge foraging habitat (measured at the perimeter). Furthermore, loss of trees to accommodate the

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other sports pitch in the south-east corner of the application site would also increase the length of woodland edge habitat by approximately 20 metres. As such, the development proposals would result in 140 metres of new woodland edge foraging (and potentially navigating) habitat and this is considered to mitigate for the temporary disturbance along 110 metres of woodland edge through floodlighting.

55. Furthermore those proposed lighting columns adjacent to the woodland edge (columns M4 and M8) have been positioned and incorporated measures (cowls/shields) to attenuate light spill as far as possible in relation to the nearby woodland edge habitat. Consideration was given by the applicant’s ecologist to potentially providing a fence/barrier along the edge of the 3G artificial turf pitch to further attenuate light spill onto the woodland edge however, modelling showed that it would not be possible to fully attenuate light spill onto the woodland edge. Consequently it was considered more appropriate and viable in this instance to direct measures to compensate for the temporary disturbance to Myotis bats through providing new woodland planting to be secured via recommended condition 12.

Reptiles

56. The application, as initially submitted, included the formation of a soil bund within an area of less managed grassland to the south-east of the site. This area has been identified by the applicant’s ecological consultant as forming a potential habitat for reptiles - although this area appears subject to periodic management which would likely temper any hibernation opportunities for reptiles. The initially proposed soil-bund has therefore been omitted by way of amended plans. Mitigating tree planting is now the only work proposed for this area.

57. Given that mitigating tree planting is now the only work proposed for the area of less managed grassland to the south-east of the site the applicant’s ecological consultant considers that a precautionary approach during such works would be entirely appropriate in this instance and would be capable of being adopted (ie. involving the planting of new trees by hand and avoiding the tracking of any machinery) in relation to the areas of less managed grassland and that undertaking specific surveys would not alter any proposed mitigation approach taking into account that only minor impacts (and no habitat loss) would likely occur through the planting of new trees within this area. It should also be noted that the Tree Protective Fencing proposed by the submitted Arboricultural Report (Ref: APA/AP/2015/017 B) would also run along the western edge of this area of less managed grassland and would therefore prevent access and potential disturbance during the course of site works. Condition 16 is recommended to secure a method of precautionary working during tree planting to avoid potential harm to reptiles.

Birds

58. A small number of common bird species were identified by the applicants ecological consultant within the woodland habitat during the ecological survey and it is therefore considered to be of limited overall value. The loss of some of the woodland edge habitat is therefore not considered significant to local bird populations. New tree planting would provide longer-term opportunities for foraging and nesting. To enhance the nesting opportunities 10 bird nest boxes will be installed on suitable semi-mature trees within the woodland habitat (condition 13 refers). Clearance of areas of suitable bird nesting habitat (ie. trees and scrub) would be undertaken outside of the bird nesting season (March-August inclusive) unless a survey for nesting birds is

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undertaken immediately prior to clearance works taking place and a safe method of clearance recommended by a suitably qualified ecologist (condition 15 refers).

External lighting

59. Paragraph 125 of the NPPF sets out how planning policies should limit the impact of light pollution from artificial light on local amenity, intrinsically dark landscapes and nature conservation. The benefits of well-designed and co-ordinated lighting include increased access to sport and recreation. However, light pollution occurs when the night sky, important views or other properties close to development sites become unduly lit by excessive or poorly directed lighting. Light pollution can be mitigated by reducing the overall levels of lighting and ensuring that light is directed away from the sky, nearby light-sensitive development such as housing, or light-sensitive environments such as those alongside watercourses or areas of nature conservation importance.

60. Changing demands in recreational needs often mean there is a requirement to use facilities more intensively, including during the hours of darkness which will necessitate appropriate floodlighting. Policy DM7 (Noise and light pollution) of the Development Management Policies DPD (2016) states that “proposals for external lighting as part of a new or existing development which require planning permission will be permitted where the applicant can demonstrate that the lighting scheme is the minimum necessary for security, safety, working or recreational purposes and that it minimises the pollution of glare or spillage to prevent adverse impacts on nocturnal animals such as bats and water species…(and that) proposals for or including floodlighting will be permitted provided there is no significant harm to the character of the area, to the amenities of the occupiers of residential property or to areas important for nature conservation. In addition, within the Green Belt floodlighting to illuminate sport and recreation facilities will only be permitted where there is no harm to the openness of the Green Belt”.

61. The impact of artificial lighting upon bats is considered in paragraphs 52 - 55 above.

62. As part of the proposed development new artificial lighting, in the form of 8No. lighting 15 metre high columns, would be introduced onto the site, to the 3G artificial turf pitch. A lighting scheme has been submitted with the application showing the isolux contours. To mitigate the effects of the proposed artificial lighting, the lighting scheme would use controlled lighting with no upward loss of light to minimise light spill, glare and sky glow.

63. The submitted isolux plan indicates that there is a 2.0 lux contour which would extend to approximately the half-way line of the natural turf pitches to the south, approximately 19.0 metres beyond the eastern goal of the artificial turf 3G pitch, not significantly to the west of the proposed academy clubhouse and approximately 50.0 metres to the north into the St John the Baptist School site. The lighting columns adjacent to the retained woodland on site (M4 & M8) are to be fitted with overspill limiting side shields to limit potential light spill to the retained woodland edge. The proposed lighting would therefore would remain sufficient distances from nearby residential properties and would avoid significantly harmful impact in this regard.

64. Whilst it is acknowledged that local residents would be able to see the floodlights in use during the darker hours this in itself does not result in specific significant harm to nearby residential dwellings. Given that the submitted information demonstrates that there would be no light spill beyond the boundary of the site in the direction of

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residential curtilages to the south, east and west, and no light spill beyond the St John the Baptist School site to the north, it is not considered that the proposed external lighting would significantly harm the amenities of nearby residential occupiers subject to recommended conditions. The details of the proposed lighting for the site will be controlled by recommended conditions 6 and 8 which also require the external lights to the lit 3G pitch to be switched off between the hours of 22:00 and 08:00 with the exception of up to a maximum of ten occasions per year when there is the potential that extra time may result in the external lighting to the 3G pitch being switched off at 22:45. Recommended condition 6 requires a written record of instances of lighting beyond 22:00 to be recorded and made available to Council officers within three working days upon request.

65. The hours of use for the external lighting (generally between 08:00 and 22:00) for the artificial turf 3G pitch are consistent with those at Woking Leisure Centre (Ref: PLAN/2012/0776) and the permitted Hoe Valley School development on Egley Road (Ref: PLAN/2016/0247). In permitting the external lighting to be lit until 22:45 on up to a maximum of ten occasions per year the proposal is also consistent with Knaphill Football Club at Brookwood Country Park (Ref: PLAN/2013/0095). The Council’s Environmental Health service raises no objection to the application. In these circumstances it is not considered that the proposed artificial lighting would be significantly harmful to the amenities of nearby residential occupiers and the proposed development would comply with Policy CS21 of the Woking Core Strategy (2012) and the relevant policies within the NPPF.

Noise

66. Paragraph 123 of the NPPF states that “planning…decisions should aim to (i) avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development (ii) mitigate and reduce to a minimum other adverse impacts on health and quality of life arising from noise from new development, including through the use of conditions”. Policy CS21 of the Woking Core Strategy (2012) also advises that proposals for new development should be designed to avoid significant harm to the environment and general amenity, resulting from noise, light or other releases.

67. Potential noise would occur as a result of increased vehicular traffic generated by the development and the use of the floodlit 3G artificial turf pitch. Whilst the application includes the demarcation of natural turf pitches to the southern section of the site this element of the proposal does not constitute ‘development’ as defined by Section 55 of The Town and Country Planning Act 1990 (as amended) and could therefore be undertaken without a requirement for planning permission.

68. The floodlit 3G artificial turf pitch would be situated approximately 95 metres from the closest residential curtilage of properties fronting Coniston Road (to the east), approximately 110 metres from the closest residential curtilage of properties fronting Rydens Way (to the south) and approximately 132 metres from the closest residential curtilage of properties fronting Sundridge Road (to the west). Whilst is acknowledged that some noise from the use of the 3G artificial turf pitch would be appreciable to these surrounding residential curtilages, given the separation distances involved it is not considered that such noise would be significantly harmful taking account of recommended condition 6 to restrict the hours of floodlighting of this pitch.

69. Whilst additional trips would occur to the site as a result of the proposal the 41No. additional car parking spaces, and associated access road, would be sited to the north

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of the existing built form of the Woking College complex. This additional car parking area would form an extension of the existing car parking to the west of the Woking College campus. The closest element of proposed additional hardstanding and car parking would occur approximately 23.0m to the east of the boundary of the residential curtilages of properties fronting Sundridge Road. Taking into account that the proposed additional hardstanding and car parking would be sited further east from the boundaries of the residential curtilages of properties fronting Sundridge Road than the existing Woking College car parking it is not considered that significantly harmful impact, by reason of potential noise and disturbance, would occur as a result of the proposed car parking and associated hardstanding.

70. Conditions relating to hours of use of all pitches (both artificial and turf) are also proposed. Subject to recommended conditions 6, 7, 8 and 10 no objection is raised by the Council’s Environmental Health service to the application on noise grounds.

Impact upon neighbouring residential amenity

71. Policy CS21 (Design) of the Woking Core Strategy (2012) advises that proposals for new development should achieve a satisfactory relationship to adjoining properties avoiding significant harmful impact in terms of loss of privacy, daylight or sunlight, or an overbearing effect due to bulk, proximity or outlook.

72. The proposed academy clubhouse building and the sports amenity lighting columns and sports amenity fencing to the 3G artificial turf pitch, are not considered to result in significantly harmful impact, by reason of potential loss of privacy, light, or overbearing effect, upon the amenities of nearby neighbouring residential properties due to the separation distances between any of these features and the residential properties (a minimum of 105 metres to the south, 92 metres to the east and 94 metres to the west). The neighbouring land use adjoining the application site to the north is the St John the Baptist School and as this is a non-residential land use no significantly harmful impact would result.

73. It is acknowledged that the proposed use of the site will generate a greater level of

activity than the existing land use through the comings and goings of players, support staff and spectators and the use of the lit proposed 3G artificial turf pitch outside of Woking College hours.

74. It is also accepted that within the local area this activity will be apparent to local residents in comparison to the existing use of the site. However the potential for noise from the proposed use of the site has been considered within paragraphs 66 - 70 above and impacts of the external lighting is considered within paragraphs 59 - 65 above. Subject to conditions relating to hours of use of the sports pitches, and hours of use for the external lighting, it is not considered that the proposed development would result in a significantly harmful impact upon the amenities of nearby residential occupiers by reason of noise and disturbance.

75. Furthermore it must be noted that, whilst Woking College will have some use of the proposed sports facilities within college hours the use of the playing fields by Woking College is an existing, lawful, situation.

76. The extent of 6.0m high meshed ball-stop netting, situated along the southern boundary of the application site adjacent to the rear gardens of properties fronting Rydens Way, has been substantially reduced during the course of the application. Whilst initially proposed along the entire width of this southern boundary this ball-stop

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netting has been reduced to only those areas to the rear of the goal-lines. Whilst it is acknowledged that approximately 17 properties would be affected by the 6.0m high ball-stop netting this netting would be situated varying distances from the common boundaries with these residential properties due to the slightly oblique nature of this boundary. The 6.0m high ball-stop netting would be situated an average of 3 metres from residential boundaries at section L1-L1 (Nos.30-40 Rydens Way), an average of 3.7 metres from residential boundaries at section L2-L2 (Nos.48-58 Rydens Way) and an average of 5 metres from residential boundaries at section L3-L3 (Nos.64-72 Rydens Way).

77. Whilst it is appreciated that the proposed 6.0m high ball-stop netting would be readily apparent from the rear gardens, and rear elevations, of the affected Rydens Way properties this netting would be formed of black 100mm x 100mm polypropylene netting suspended upon line wires and supported by posts. The fact that this netting would be visible does not necessarily result in significantly harmful impact; the style and colouring of this netting would retain a large degree of visual permeability, being lightweight in appearance, which is considered to avoid a significantly harmful overbearing effect. The netting would be situated directly to the north of the gardens serving Rydens Way properties; therefore no significantly harmful overshadowing is considered to occur to these gardens.

Arboricultural implications

78. Policy CS21 (Design) requires proposals for new development to include the retention of any trees of amenity value. Policy DM2 (Trees and Landscaping) of the Development Management Policies DPD (2016) states that “trees, hedgerows and other vegetation of amenity and/or environmental significance or which form part of the intrinsic character of an area must be considered holistically as part of the landscaping treatment of new development. When considering development proposals, the Council will (i) support or consent to the removal of protected trees (TPO trees and trees within a Conservation Area) and/or proposals that would have detrimental impact on the health of protected trees only in exceptional circumstances and where there are over-riding planning benefits. In such cases full compensation will be required, in the form of suitable replacements and/or additional planting. Such compensatory measures will have to be to the satisfaction of the Council”.

79. Policy DM2 also states that the Council will require any trees which are to be retained to be adequately protected to avoid damage during construction, and that the Council will consider attaching appropriate conditions to prevent damage and ensure satisfactory arboricultural works in accordance with British Standard 5837:2012 'Trees in relation to design, demolition and construction – Recommendations' (or any future equivalent).

80. The woodland to the east of the application site is encompassed by a Woodland Tree Preservation Order (Ref: TPO/0009/2011). There are also trees on the northern site boundary which will be affected by the proposal and one tree close to the proposed additional car parking which would be affected.

81. It should be noted that the application has been amended since the initial submission to reduce the extent of tree loss, which, as initially submitted, would have necessitated the removal of 57 Category C trees and 1 hedge. A Tree Survey, Arboricultural Impact Assessment and Arboricultural Method Statement have been submitted with the application, which have been revised in light of the amended proposal.

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82. The submitted tree survey recorded a total of 108 trees and 1 Leylandii hedge (along the northern site boundary) on the application site. The Arboricultural Impact Assessment identifies that the proposed development will result in the removal of 35 trees and 1 hedge, with 73 trees being retained. Most of the trees to be removed fall within Oak groups G13 and G14. These are all identified as Category C trees (trees of low quality) which are individually of modest quality. Owing to the location of the trees within the grounds of Woking College, they are of relatively modest public amenity value. Mitigating replacement tree planting of native species (including Oak) is capable of providing continuity of tree cover and would give rise to more variation in the age class structure of the tree stock.

83. No pruning works to retained trees are proposed, there are no incursions within the Root Protection Areas (RPAs) of retained trees and all of the retained trees are to be afforded an adequate degree of physical protection (Tree Protective Fencing and Ground Protection) during the development works in accordance with BS5837: 2012. It is not considered likely that the retained trees will come under pressure in the future to be heavily pruned or removed as a result of the proposed works.

84. 11 trees would be removed from the group protected by the Woodland Tree Preservation Order (Ref: TPO/0009/2011) with the remainder of trees removed from the (non-protected) group adjacent to the northern site boundary and additional car parking area.

85. A minimum of 35 new trees would be planted on the site as part of the landscaping scheme secured by recommended condition 12. The new planting is proposed to utilise native species and would be capable of offering a sufficient level of planting to mitigate the tree loss on the site and enhance the appearance of the proposed development on the site. The overall approach to the existing trees on the site and the proposed landscaping is considered to be acceptable in arboricultural terms, subject to the recommended conditions 11 and 12.

86. The Council’s Arboricultural Officer has considered the amended proposal and comments that “this proposal is a considerable improvement on the previous with 35 trees being removed; 22 less than the previous. The removal of the trees in question will have minimal public amenity implications due the location of the removals. New planting will provide continuity of tree cover and give rise to more variation in the age class structure of the tree stock increasing the biodiversity for the site. The end result could be a net gain for this site in arboricultural and biodiversity terms, this will be subject to a significant replanting programme with a mixture of tree sizes and species being planted”.

87. Whilst it is acknowledged that the proposal would result in the removal of 11 protected trees within a Woodland TPO the proposed scheme, taken in the round, is considered to result in over-riding planning benefits. Full compensation can be secured, in the form of suitable replacements and/or additional planting by recommended condition 12.

Highways and movement (including car parking and alternative modes of transport)

88. The NPPF promotes sustainable transport (Chapter 4). Decisions should take account of whether:

the opportunities for sustainable transport modes have been taken up depending on the nature and location of the site, to reduce the need for major transport infrastructure;

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safe and suitable access to the site can be achieved for all people; and improvements can be undertaken within the transport network that cost

effectively limits the significant impacts of the development. Development should only be refused on transport grounds where the residual cumulative impacts of development are severe.

89. The NPPF also advises that developments which generate a significant amount of movement should be supported by a Transport Assessment and Travel Plan. These requirements are reflected within Policy CS18 of the Woking Core Strategy (2012). The applicant has submitted a Transport Statement (TS) which has been assessed by the County Highway Authority (SCC).

90. Woking College is a sixth form college providing tuition to approximately 1190 students and is supported by approximately 56 full-time and 69 part-time staff. The teaching day runs between 0845 and 1600 Monday to Friday although the college is open from 0730 to 2200 on weekdays and 0800 to 1500 on weekends. The site takes both vehicular and pedestrian access from Rydens Way and benefits from circa 172 vehicle parking spaces and cycle parking for at least 50 cycles. Outside of this key operation the existing site is also used by a number of community groups, with Woking Town Football Club (WTFC) using the sports pitches on Sundays from approximately 10:00-15:00 from September until May and Woking Blackhawks Basketball Club using the Sports Centre from September until April most evenings from 1800 until 2200.

91. Use by WTFC results in approximately 75 young people and adults being present on the site at any one time whilst Woking Blackhawks usage varies from 14 to 35 people depending on the session.

92. WTFC are proposing to transfer all of their Academy training to Woking College should planning permission be granted to consolidate training, enabling equipment to be stored on site and provided consistent facilities for all members of the Academy.

93. However the majority of the activities, and associated vehicle movements, associated with the proposed 3G artificial turf pitch and academy clubhouse, not associated with Woking College, would occur outside of the peak hours of (on the local highway network) of between 0800-0900 and 1700-1800 Mondays to Fridays inclusive.

94. The submitted Transport Statement indicates that the proposed development will result in an increase in trips to the site. However, the times when these increased trips are likely to occur are outside of the typical peak hours associated with the Woking College use: occurring predominantly on Saturday mornings and evenings after 1900. The anticipated traffic generation of the site would be less than that of Woking College on a normal weekday morning, when the operation of Woking College would coincide with background peaks in traffic.

95. The submitted Transport Assessment indicates that during peak weekday hours the users of the proposed facilities will predominantly be those who attend Woking College. Therefore, during these periods it is expected that trip levels will not increase (there is no increase in students attending Woking College associated with this application). Therefore, bearing in mind that the development will result in additional trips, but that these will predominately occur outside of peak hours, and that the facility will provide additional car parking spaces to cater for the increase demand outside of main Woking College hours, the County Highway Authority (SCC) is satisfied that the

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impact upon the local highway network is not likely to be significant or severe enough to warrant a recommendation to refuse the application in terms of highway capacity.

Car parking

96. The proposals include the provision of an additional 43No. car parking spaces which would be located to the north of the college buildings, and would take access from the northern extent of the existing Woking College car parking area. The submitted Transport Statement demonstrates that the addition of parking, to the north of the site, would ensure that players, support staff and parents who stay on site to view matches/training would be suitably catered for, in terms of car parking, but would also ensure that the wider Woking College site is still available for use by others.

Alternative modes of transport

97. The NPPF advises that the transport system needs to be balanced in favour of sustainable transport modes, giving people a real choice about how they travel.

98. There are a number of shared footway/cycle ways, particularly in the immediate vicinity of the application site. This includes sections of the Phobos Trail, a signed local cycle route along local residential streets. The proposal includes 14No. cycle parking spaces to the west of the academy clubhouse (condition 19 refers). It is also of note that the Woking College site includes on-site cycle parking provision for at least 50No. cycles; these facilities are located within the car parking area of Woking College and are available for use by anyone on the site.

99. Well-lit footways are provided on both sides of all the local roads including Rydens Way, although no formal pedestrian provision is provided across the central grassed areas on Rydens Way. The County Highway Authority (SCC) does note that there is a lack of connectivity for pedestrians and other footway users (wheelchairs etc.) across Rydens Way within the vicinity of the application site. The County Highway Authority has therefore recommended a condition to secure a scheme to improve this pedestrian, and other footway user, connectivity (condition 21 refers) to increase the pedestrian connectivity to the surrounding residential area.

100. The County Highway Authority is also aware that there is a Road Traffic Incident history associated with cyclists using the cycle lane that crosses the frontage of the site on Rydens Way and vehicles wishing to exit the site. As such a scheme to improve this aspect of the development has been recommended via condition 18. This would likely result in a redesign of the entrance to provide improve visibility to vehicles exiting the site, and cycle path/footway users, in addition to upgraded signage and white lines.

101. Whilst the County Highway Authority does have some concerns regarding highway safety, with the inclusion of the recommended conditions the County Highway Authority believes that the additional risks associated with the development are capable of being mitigated.

102. The County Highway Authority (SCC) has assessed the submitted Transport Statement and does not raise any objection to the application subject to recommended conditions 17, 18, 19, 20 and 21. In terms of highways and movement the proposed development is therefore considered to comply with policy CS18 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

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Flood risk and SuDS

103. The application is supported by a Flood Risk Assessment (FRA). The Hoe Stream flows in an easterly direction approximately 0.3km to the north of the site at its closest point, whilst the River Wey flows eastwards around 0.6km to the south of the site. In terms of fluvial flooding the application site is shown on the Environment Agency’s (EA’s) Flood Zone mapping to be predominantly located within Flood Zone 1 although the northern margin of the application site is shown to be within Flood Zone 2.

104. It is evident from information supplied by the EA that the Flood Zone 2 extent shown to extend onto the site is based upon the recorded extent of the 1968 flood event. However, it is noted that the WBC Strategic Flood Risk Assessment (SFRA) states that, “the largest event on record is September 1968, for which widespread and severe flooding was documented, however little reliable information on flood levels or flows are available for this event”. Given the acknowledgement that the recorded extent of flooding in that flood event may not be reliable, the applicant’s hydrological consultant therefore considers that greater reliance should be placed upon modelled flood risk information in this instance, which it is noted as having been calibrated with more recent flood events for which more reliable information was gathered. Detailed flood risk modelling within the Woking Borough Council Strategic Flood Risk Assessment (SFRA) and the EA’s detailed flood risk modelling demonstrates the application site to be wholly outside the detailed modelled floodplain extents, up to and including the 1 in 1,000 year flood event.

105. Therefore, whilst the Environment Agency’s (EA’s) Flood Zone mapping shows portions of the application site as being within Flood Zone 2, the detailed assessment of the flood risk posed to the site has indicated that in fact the site is at low risk of fluvial flooding, and effectively can be designated Flood Zone 1.

106. The development proposed is of an educational nature which the NPPF considers as ‘more vulnerable development’ in respect of flood risk. The NPPG Flood Risk Vulnerability and Flood Zone Compatibility matrix (Table 3) indicates that ‘more vulnerable development’ is appropriate within Flood Zone 1, and accordingly the proposed development meets the requirements of the Sequential Test outlined within the NPPF.

107. No specific flood resistance or resilience measures are considered necessary given the low risk of flooding identified, although a minimum academy clubhouse building finished floor level of 150mm above adjacent ground levels will be adopted in order to offer some protection against any ‘residual’ flood risks. The submitted FRA demonstrates that the proposed development is able to provide a dry access and egress route to and from the site and would not increase flood risk within the catchment.

SuDS

108. National government strengthened planning policy on the provision of sustainable drainage systems (SuDS) for ‘major’ planning applications from 6th April 2015; accordingly all ‘major’ planning applications must consider sustainable drainage systems. With regard to surface water drainage in accordance with the NPPF and Policy CS9 of the Woking Core Strategy (2012) local planning authorities should seek opportunities to reduce flood risk through the appropriate application of sustainable

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drainage systems (SuDS). An appropriate and technically feasible means of surface water drainage has also been outlined, which employs SuDS principles.

109. The majority of the footprint of the proposed development is not currently believed to be served by a positive surface water drainage system, comprising as it does lawned sports field and landscaped areas. As such, rainfall within the area is assumed to currently infiltrate into the ground and then run-off once the infiltration capacity of the ground has been exceeded. The proposed SuDS for the site include permeable surfacing with 500mm porous sub-base storage below the 3G artificial turf pitch and 400mm porous sub-base storage below the new car parking area (which will allow rainfall to infiltrate through the structures into the ground) with rainwater run-off from the proposed academy clubhouse roof discharging to the porous sub-base construction beneath the 3G artificial turf pitch.

110. The Council’s Drainage and Flood Risk Engineer has advised that following a review of the Flood Risk Assessment, drainage statement and calculations, the information submitted is compliant with policy CS9 of the Woking Core Strategy (2012) and the NPPF and no objection to the application is raised on drainage and flood risk grounds subject to recommended conditions 22, 23 and 24.

CONCLUSION – THE PLANNING BALANCE

111. The NPPF sets out that it is the Government’s clear expectation that there is a presumption in favour of development and growth except where this would compromise key sustainable development principles and be contrary to local planning policies, unless material considerations indicate otherwise. The role of the planning system is to contribute to the achievement of sustainable development. This often involves balancing the economic, social and environmental aspects of a proposal. In addition where a proposal comprises inappropriate development within the Green Belt a balancing exercise is required to establish whether ‘Very special circumstances’ exist that clearly outweigh the harm to the Green Belt by reason of inappropriateness and any other harm.

112. The proposed development is inappropriate development within the Green Belt by reason of the built form of the proposed academy clubhouse failing to preserve the openness of the Green Belt. It is concluded that, subject to recommended conditions, no other planning harm would arise as a result of the proposal.

113. ‘Very special circumstances’ will not exist unless the harm to the Green Belt is clearly outweighed by other considerations. The following were assessed as forming part of the VSC case as detailed in the very special circumstances section of this report:

VSC1 - Limited height and siting of academy clubhouse VSC2 - Function of academy clubhouse VSC3 - Green Belt appropriateness of other development

114. Local Planning Authorities are also required to positively plan to provide opportunities for outdoor sport and recreation within the Green Belt (NPPF, paragraph 81). Whilst the proposed academy clubhouse would fail to preserve the openness of the Green Belt this harm is considered to be relatively limited in the wider context of the application site, by reason of the siting and limited height of the proposed building, and is considered to be clearly outweighed by the benefits of the proposal as a whole in providing enhanced sporting facilities which would be made available for the use of community sporting teams and to the educational institution of Woking College. The

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function of the academy clubhouse and the Green Belt appropriateness of the other development also weigh, in the balance, towards the grant of planning permission.

115. The recommendation has been made in compliance with the requirement of the

National Planning Policy Framework (2012) to foster the delivery of sustainable development in a positive and proactive manner.

116. Furthermore it is considered that, subject to recommended conditions, the proposal is acceptable in terms of design and impact upon character, ecology and biodiversity (including habitats and protected species), external lighting, noise, impact upon neighbouring residential amenity, arboricultural implications, highways and movement (including car parking and alternative modes of transport) and flood risk and SuDS.

117. The proposal is therefore considered to be an acceptable form of development that complies with policies CS1, CS6, CS7, CS9, CS17, CS18, CS19, CS21, CS24 and CS25 of the Woking Core Strategy (2012), policies DM2, DM3, DM7 and DM13 of the Development Management Policies DPD (2016), Supplementary Planning Documents ‘Design (2015)’, ‘Outlook, Amenity, Privacy and Daylight (2008)’ and ‘Parking Standards (2006)’, sections 4, 7, 8, 9, 10 and 11 of the National Planning Policy Framework 2012 and the National Planning Practice Guidance (NPPG). It is therefore recommended that planning permission is granted subject to conditions as set out below.

Local finance considerations

118. The proposed development is Nil rated under the Council’s Community Infrastructure Levy (CIL) Charging Schedule (2015).

BACKGROUND PAPERS1. Site Notices (Major Development & Departure from Development Plan - dated

05.08.2015 and 16.02.2017)2. Site visit photographs 3. Letters of representation 4. Consultation responses from County Highway Authority (x2)5. Consultation responses from Arboricultural Officer (x2)6. Consultation responses from Sport England (x3)7. Consultation responses from Drainage & Flood Risk Engineer (x3)8. Consultation response from Lead Local Flood Authority (SCC)9. Consultation response from Environmental Health service10. Consultation responses from Surrey Wildlife Trust (x2)11. Consultation responses from Natural England (x2)

RECOMMENDATION

Grant planning permission subject to recommended conditions.

Time Limit

1. The development for which permission is hereby granted must be commenced not later than the expiration of three years beginning with the date of this permission.

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Reason: To accord with the provisions of Section 91(1) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

Approved Plans & Documents

2. The development hereby permitted shall be carried out in accordance with the following approved plans and documents numbered/titled:

P/1302/06 Rev G (Masterplan), dated 03.01.17 and received by the Local Planning Authority on 05.01.2017.

P/1302/07 Rev A (Changing Rooms), dated 19.12.14 and received by the Local Planning Authority on 03.06.2015.

P/1302/10 Rev B (3G Pitch Layout), dated 02.02.15 and received by the Local Planning Authority on 03.06.2015.

P/1302/11 Rev B (3G Pitch Elevations), dated 02.02.15 and received by the Local Planning Authority on 03.06.2015.

P/1302/12 Rev B (3G Pitch Layout), dated 02.02.15 and received by the Local Planning Authority on 12.06.2015.

P/1302/13 Rev C (Fencing Details), dated 26.02.15 and received by the Local Planning Authority on 03.06.2015.

P/1302/14 Rev C (Car Parking & MUGA), dated 14.02.17 and received by the Local Planning Authority on 27.02.2017.

P/1302/15 Rev F (Landscaping), dated 14.02.17 and received by the Local Planning Authority on 27.02.2017.

P/1302/15 Rev B (Academy Clubhouse), dated 02.02.15 and received by the Local Planning Authority on 03.06.2015.

P/1302/20 Rev A (Site Location), dated 05.05.15 and received by the Local Planning Authority on 03.06.2015.

P/1302/22 Rev C (Playing Field Areas), dated 08.09.15 and received by the Local Planning Authority on 22.11.2015.

P/1302/24 Rev B (Landscaping Bunds & Planting), dated 24.08.16 and received by the Local Planning Authority on 25.08.2016.

UKS11123/4 (External Floodlighting), dated 27.02.17 and received by the Local Planning Authority on 27.02.2017.

Updated Ecological Assessment by Grassroots Ecology (Ref: 1005), dated October 2015 and received by the Local Planning Authority on 02.12.2015.

Response to further consultation comments (Ref: 1005) from Grassroots Ecology, dated 13th April 2016 and received by the Local Planning Authority on 13.04.2016.

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Arboricultural Report by APArboriculture (Ref: APA/AP/2015/017 B), dated 26th November 2015 and received by the Local Planning Authority on 02.12.2015.

Transport Statement by Russell Giles Partnership Ltd (Ref: CRPL/15/2986/TS01), Issue 2, dated February 2016 and received by the Local Planning Authority on 12.04.2016.

Flood Risk Assessment by Hydrock Consultants Ltd (Ref: R/C151118/001.06) Issue 6, dated 16th November 2016 (with Appendices A-C) and received by the Local Planning Authority on 14.12.2016.

Reason: For the avoidance of doubt and in the interests of proper planning.

Material Details

3. ++ Notwithstanding the material details annotated on the approved plans/documents listed within this notice nor within the submitted application form, prior to the commencement of any above ground works to construct the academy clubhouse building hereby permitted details and/or samples and a written specification of the materials to be used in the external elevations of this building shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter permanently retained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To protect the character, appearance and visual amenities of the area in accordance with Policy CS21 of the Woking Core Strategy 2012, Supplementary Planning Document ‘Design (2015)’ and the provisions of the National Planning Policy Framework (2012).

4. ++ Notwithstanding the material details annotated on the approved plans/documents listed within this notice nor within the submitted application form, prior to the installation of either the 8No. lighting columns or the sports amenity fencing hereby permitted details of the RAL colours of these elements shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter permanently retained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To protect the character, appearance and visual amenities of the area in accordance with Policy CS21 of the Woking Core Strategy 2012, Supplementary Planning Document ‘Design (2015)’ and the provisions of the National Planning Policy Framework (2012).

5. ++ Notwithstanding the details outlined on the approved plans listed within this notice, prior to the commencement of any above ground works to construct the development hereby permitted full details and/or samples of the materials to be used for the ‘hard’ landscape works (including the car parking area and any new footways) shall be submitted to and approved in writing by the Local Planning Authority. These details shall include hard surfacing materials. The works shall be carried out in accordance with the approved details and permanently retained thereafter.

Reason: To protect the character, appearance and visual amenities of the area in accordance with Policy CS21 of the Woking Core Strategy 2012, Supplementary

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Planning Document ‘Design (2015)’ and the provisions of the National Planning Policy Framework (2012).

Lighting Hours/ Use/ Residenital Amenity

6. The 8No. floodlighting columns hereby permitted shall not be illuminated in any form between the hours of 22:00 and 08:00 hours except up to a maximum of 10 (ten) individual occasions per calendar year when illumination is permitted until 22:45 hours at the latest. A written record of occasions of illumination beyond 22:00 hours (including date, reason and duration of illumination beyond 22:00 hours) shall be permanently maintained and made available for inspection by the Local Planning Authority upon request within a period of three working days.

Reason: To protect the environment and amenities of the occupants of neighbouring properties in accordance with Policy CS21 of the Woking Core Strategy (2012), policies DM3 and DM7 of the Development Management Policies DPD (2016) and the provisions of the National Planning Policy Framework (2012).

7. The outdoor sport and outdoor recreation facilities hereby permitted shall not be used for the provision of outdoor sport and outdoor recreation between the hours of 22:00 and 08:00 hours except up to a maximum of 10 (ten) individual occasions per calendar year when outdoor sport and outdoor recreation is permitted until 22:45 hours at the latest. A written record of occasions of outdoor sport and outdoor recreation beyond 22:00 hours (including date, reason and duration) shall be permanently maintained and made available for inspection by the Local Planning Authority upon request within a period of three working days.


8. ++ Notwithstanding the submitted details, prior to the installation of any further external lighting (excluding the 8No. 15 metre high floodlighting columns) details shall be submitted to and approved in writing by the Local Planning Authority (demonstrating compliance with the recommendations of the Institute of Lighting Engineers ‘Guidance Notes for Reduction of Light Pollution’ and the provisions of BS 5489 Part 9). The external lighting as approved shall be permanently maintained in accordance with these standards thereafter.


9. Notwithstanding the provisions of The Town and Country Planning (Use Classes) Order 1987 (as amended) nor the provisions of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any orders amending or re-enacting those orders) the academy clubhouse hereby permitted shall be used only for purposes ancillary and incidental to the provision of outdoor sport and outdoor recreation on the application site and for no other purpose without the prior written permission of the Local Planning Authority.

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Reason: To restrict the use of the premises to one which is compatible with the surrounding area and to safeguard the amenities of the adjoining premises in accordance with policies CS18 and CS21 of the Woking Core Strategy (2012) and the core principles of the National Planning Policy Framework (2012).

10. ++ No fixed plant and equipment associated with air moving equipment, compressors, generators or plant or similar equipment shall be installed on the academy clubhouse building hereby permitted until details, including acoustic specifications, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter permanently retained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To protect the environment and amenities of the occupants of neighbouring properties in accordance with Policy CS21 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

Arboriculture and Landscaping

11. Tree protective measures shall be carried out in strict accordance with the Arboricultural Report provided by AP Arboriculture dated 26th November 2015 (Ref: APA/AP/2015/017 Rev B). A pre-commencement site meeting shall be held between the Council's Arboricultural Officer, the project Arboricultural consultant and Project Manager whereupon any arboricultural supervision can be agreed and any changes to tree protection details can be amended and agreed. No works or demolition shall take place until the tree protective measures have been implemented. Any deviation from the works prescribed or methods agreed in the report will require prior written approval from the Local Planning Authority. The works shall be carried out as approved and the tree protection shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition nor shall any fires be started, no tipping, refuelling, disposal of solvents or cement mixing carried out and ground levels within those areas shall not be altered, nor shall any excavation or vehicular access be made, without the prior written consent of the Local Planning Authority.

Reason: To ensure the retention and protection of trees on and adjacent to the site in the interests of the visual amenities of the locality and the appearance of the development in accordance with policy CS21 of the Woking Core Strategy (2012), policy DM2 of the Development Management Policies DPD (2016) and the core principles of the National Planning Policy Framework (2012).

12. ++ (Notwithstanding the details outlined on the approved plans/documents listed within this notice nor within the submitted application form), prior to the commencement of any above ground works to construct the development hereby permitted a detailed landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority which specifies species, planting sizes, spaces and numbers of trees/shrubs and hedges to be planted. Provision shall be made for the planting of a minimum of 35No. replacement trees in order to mitigate the tree removal hereby permitted. All landscaping shall be carried out in accordance with the approved scheme within the first planting season (November-March) following the completion of the development and maintained thereafter. Any retained or newly planted trees, shrubs or hedges which die, become seriously damaged or diseased or are removed or destroyed within a period of 5 years from the date of planting shall be

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replaced during the next planting season with specimens of the same size and species unless otherwise first agreed in writing by the Local Planning Authority.

Reason: In the interests of the visual amenities of the area and in accordance with policy CS21 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

Ecology and Biodiversity

13. ++ Prior to the commencement of the development hereby permitted details of the measures for the enhancement and mitigation of biodiversity on the site, in accordance with the recommended actions within Section 4 (Impacts, Recommendations and Mitigation) of the Updated Ecological Assessment dated October 2015, and a timetable for their provision on the site, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be undertaken in full in accordance with the biodiversity enhancements and timescales specified, and thereafter permanently retained.

Reason: To ensure adequate protection of protected species and in the interests of biodiversity in accordance with policy CS7 of the Woking Core Strategy (2012), Circular 06/05 Biodiversity and Geological Conservation and the provisions of the National Planning Policy Framework (2012).

14. The development hereby permitted shall be undertaken wholly in accordance with the siting, manufacturer details and orientation of floodlighting columns (including the provision of overspill limiting side shields to columns M4 and M8), lamp types and illuminance levels as shown on the approved plan numbered/titled ‘UKS11123/4’ (External Floodlighting), dated 27.02.2017. The development shall be thereafter permanently maintained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To ensure adequate protection of protected species and in the interests of biodiversity and to protect the general residential amenity and character and appearance of the area and Green Belt in accordance with policies CS7 and CS21 of the Woking Core Strategy (2012), policies DM3 and DM7 of the Development Management Policies DPD (2016), Circular 06/05 Biodiversity and Geological Conservation and the provisions of the National Planning Policy Framework (2012).

15. ++ Any scrub, hedgerow and tree clearance must be undertaken outside of the bird breeding season (March to August inclusive) unless the applicant has first carried out a survey of such vegetation which shows that there are no nesting species within the relevant parts of the application site and any such survey results have been submitted to and approved in writing by the Local Planning Authority. The development shall be undertaken in full in accordance with the approved details.

Reason: To prevent birds being injured or killed during site clearance works and to comply policy with CS7 of the Woking Core Strategy (2012), Circular 06/05 Biodiversity and Geological Conservation and the policies in the provisions of the National Planning Policy Framework (2012).

16. ++ The Tree Protective fencing shown within the Arboricultural Report provided by AP Arboriculture dated 26th November 2015 (Ref: APA/AP/2015/017 Rev B) shall be retained to the western edge of the area of less managed grassland to the south-east of the application site until all equipment, machinery and surplus materials have been removed from the application site. Nothing shall be stored or placed in this area

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fenced in accordance with this condition nor shall any excavation or vehicular access be made, without the prior written consent of the Local Planning Authority. Furthermore prior to the commencement of any mitigating tree planting within this area of less managed grassland a method of precautionary working for tree planting shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be undertaken in full in accordance with the approved details.

Reason: To prevent reptiles being injured or killed during site works and to comply with Policy CS7 of the Woking Core Strategy (2012), Circular 06/05 Biodiversity and Geological Conservation and the provisions within the National Planning Policy Framework (2012).

Highways and Transport

17. ++ No development shall commence until a Construction Transport Management Plan (CTMP), to include details of:(a) parking for vehicles of site personnel, operatives and visitors(b) loading and unloading of plant and materials(c) storage of plant and materials(d) programme of works (including measures for traffic management)

(e) HGV deliveries and hours of operation(f) measures to prevent the deposit of materials on the highway(g) on-site turning for construction vehicleshas been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.

Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users in accordance with the objectives of National Planning Policy Framework (2012) and policy CS18 of the Woking Core Strategy (2012).

18. ++ Prior to the first beneficial use of any part of the development hereby permitted no vehicle shall access the site from Rydens Way unless and until the proposed modified access to Rydens Way has been constructed and provided with visibility zones in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. Thereafter the visibility zones shall be kept permanently clear of any obstruction above 1.05m high. The works shall be carried out in accordance with the approved details prior to the first beneficial use of any part of the development hereby permitted and permanently retained thereafter.


19. ++ Prior to the first beneficial use of any part of the development hereby permitted space shall be laid out within the site in accordance with the approved plans listed within this notice for vehicles and cycles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the vehicle parking and turning and cycle storage areas shall be permanently retained and maintained for their designated purposes.

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20. Prior to the first beneficial use of any part of the development hereby permitted a pedestrian inter-visibility splay measuring 2.0m by 2.0m shall be provided on each side of the access to Rydens Way, the depth measured from the back of the footway (or verge) and the widths outwards from the edges of the access. No obstruction to visibility between 0.6m and 2.0m in height above ground level shall be erected within the area of such splays. The works shall be permanently retained thereafter.

Reason: In order that the development should reduce reliance upon the private car and meet the objectives of National Planning Policy Framework (2012) paragraphs 17 & 36 and policy CS18 of the Woking Core Strategy (2012).

21. ++ Prior to the first beneficial use of any part of the development hereby permitted schemes to:a) provide white line give way markings and additional signage to the cycle lane running along the southern frontage of the site on either side of the access to the siteandb) provide a footway access to the site from the southern footway of Rydens Way, to the northern footway of Rydens Way. shall be submitted to and approved in writing by the Local Planning Authority. The agreed works shall be carried out in accordance with the approved details prior to the first beneficial use of any part of the development hereby permitted and permanently retained thereafter.

Reason: In order that the development should reduce reliance upon the private car and meet the objectives of National Planning Policy Framework (2012) paragraphs 17 & 36 and policy CS18 of the Woking Core Strategy (2012).

Drainage and Flood Risk

22. ++ No development shall commence until construction drawings of the surface water drainage network, associated sustainable drainage components, flow control mechanisms and a construction method statement have been submitted to and approved in writing by the Local Planning Authority. The scheme shall then be constructed in accordance with the approved drawings, method statement and Micro drainage calculations prior to the first beneficial use of the development hereby permitted. No alteration to the approved drainage scheme shall occur without the prior written approval of the Local Planning Authority.

Reason: To ensure that the development achieves a high standard of sustainability and to comply with policies CS9 and CS16 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

23. ++ Prior to the first beneficial use of the development hereby permitted details of the maintenance and management of the sustainable drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The approved maintenance and management of the sustainable drainage scheme shall be implemented prior to the first beneficial use of the development hereby permitted and shall thereafter be permanently managed and maintained in accordance with the approved details. The Local Planning Authority shall be granted access to inspect the

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sustainable drainage scheme for the lifetime of the development. The details of the maintenance and management of the sustainable drainage scheme to be submitted for approval shall include:

i. a timetable for its implementation,ii. Details of SuDS features and connecting drainage structures and maintenance requirement for each aspectiii. A table to allow the recording of each inspection and maintenance activity, as well as allowing any faults to be recorded and actions taken to rectify issues; andiv. a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.

Reason: To ensure that the development achieves a high standard of sustainability, continues to be maintained as agreed for the lifetime of the development and to comply with policies CS9 and CS16 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

24. ++ Prior to the first beneficial use of the development hereby permitted a verification report, (appended with substantiating evidence (including photographs) demonstrating the approved construction details and specifications have been implemented in accordance with the surface water drainage scheme), shall be submitted to and approved in writing by the Local Planning Authority. The verification report shall include photographs of excavations and soil profiles/horizons, any installation of any surface water structure and Control mechanism.

Reason: To ensure that the development achieves a high standard of sustainability and to comply with policies CS9 and CS16 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

Sport England

25. The new playing fields and pitches shall be constructed and laid out in accordance with the approved plans listed within this notice and with the standards and methodologies set out within the guidance note "Natural Turf for Sport" (Sport England, 2011), and shall be made available for use before first use of the 3G AGP facility hereby permitted.

Reason: To ensure the quality of pitches is satisfactory and they are available for use before development of the 3G AGP in accordance with policies CS17 and CS19 of the Woking Core Strategy (2012), policy DM3 of the Development Management Policies DPD (2016), the provisions of the National Planning Policy Framework (2012) and Sport England’s Playing Fields Policy - ‘A Sporting Future for the Playing Fields of England’.

26. ++ Use of the development shall not commence until a community use agreement prepared in consultation with Sport England has been submitted to and approved in writing by the Local Planning Authority, and a copy of the completed approved agreement has been provided to the Local Planning Authority. The agreement shall apply to the 3G AGP facility and ancillary facilities and include details of pricing policy, hours of use, access by non-educational establishment users, management responsibilities and a mechanism for review. The development shall not be used otherwise than in strict compliance with the approved agreement.

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Reason: To secure well managed safe community access to the sport facility/facilities, to ensure sufficient benefit to the development of sport in accordance with policies CS17 and CS19 of the Woking Core Strategy (2012), policy DM3 of the Development Management Policies DPD (2016), the provisions of the National Planning Policy Framework (2012) and Sport England’s Playing Fields Policy - ‘A Sporting Future for the Playing Fields of England’.

27. ++ No development shall commence until further details of the design of the clubhouse/pavilion and fencing surrounding the 3G AGP have been submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The 3G AGP facility shall not be constructed other than in accordance with the approved details.

Reason: To ensure the development is fit for purpose and sustainable in accordance with policies CS17 and CS19 of the Woking Core Strategy (2012), policy DM3 of the Development Management Policies DPD (2016), the provisions of the National Planning Policy Framework (2012) and Sport England’s Playing Fields Policy - ‘A Sporting Future for the Playing Fields of England’.

28. ++ Before the 3G AGP facility is first brought into use, a Management and Maintenance Scheme for the facility including management responsibilities, a maintenance schedule and a mechanism for review shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. This should include a sustainable and viable business plan which sets aside funding in the form of a sinking fund to pay for the replacement of the artificial surface at the expiration of its lifespan (approximately 8-10 years). The measures set out in the approved scheme shall be complied with in full, with effect from commencement of first use of the 3G AGP facility hereby permitted.

Reason: To ensure that the new facility is capable of being managed and maintained in a manner which is fit for purpose, sustainable and to ensure sufficient benefit of the development to sport in accordance with policies CS17 and CS19 of the Woking Core Strategy (2012), policy DM3 of the Development Management Policies DPD (2016), the provisions of the National Planning Policy Framework (2012) and Sport England’s Playing Fields Policy - ‘A Sporting Future for the Playing Fields of England’.

Informatives

1. The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with the requirements of paragraph 186-187 of the National Planning Policy Framework 2012. Amended plans and additional information were requested, and accepted, during the application process.

2. The applicants attention is specifically drawn to the conditions above marked ++. These condition(s) require the submission of details, information, drawings, etc. to the Local Planning Authority PRIOR TO THE RELEVANT TRIGGER POINT. Failure to observe these requirements will result in a contravention of the terms of the permission and the Local Planning Authority may serve Breach of Condition Notices to secure compliance. You are advised that sufficient time needs to be given when submitting details in response to conditions, to allow the Authority to consider the details and discharge the condition. A period of between five and eight weeks should be allowed for.

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3. The applicant is advised that Council officers may undertake inspections without prior warning to check compliance with approved plans and to establish that all planning conditions are being complied with in full. Inspections may be undertaken both during and after construction.

4. The applicant is advised that, under the Control of Pollution Act 1974, construction and site enabling works which will be audible at the site boundaries are restricted to the following hours:- 08.00 – 18.00 Monday to Friday 08.00 – 13.00 Saturday and not at all on Sundays and Bank/Public Holidays.

5. The permission hereby granted shall not be construed as authority to carry out any works on the highway or any works that may affect a drainage channel/culvert or water course. The applicant is advised that a permit and, potentially, a Section 278 agreement must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. All works on the highway will require a permit and an application will need to submitted to the County Council's Street Works Team up to 3 months in advance of the intended start date, depending on the scale of the works proposed and the classification of the road. Please seehttp://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme. The applicant is also advised that Consent may be required under Section 23 of the Land Drainage Act 1991. Please see www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/floodingadvice.

6. The applicant is advised that as part of the detailed design of the highway works required by the above condition(s), the County Highway Authority may require necessary accommodation works to street lights, road signs, road markings, highway drainage, surface covers, street trees, highway verges, highway surfaces, surface edge restraints and any other street furniture/equipment.

7. With regard to condition 26 the applicant is advised that guidance on preparing Community Use Agreements is available from Sport England; please see www.sportengland.org. For artificial grass pitches it is recommended the applicant seek guidance from the Football Association/England Hockey/Rugby Football Union on pitch construction when determining the community use hours the 3G artificial pitch can accommodate.

8. With regard to condition 27 the applicant is advised that the design and layout of the 3G AGP and ancillary facilities should comply with the relevant industry Technical Design Guidance, including guidance published by Sport England, National Governing Bodies for Sport. Particular attention is drawn to: The FA Guide to Football Turf Pitch Design Principles and Layouts and Sport England’s Clubhouse design guide: http://www.sportengland.org/facilitiesplanning/tools-guidance/design-and-cost-guidance/clubhouses/

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http://www.sportengland.org/facilitiesplanning/tools-guidance/design-and-cost-guidance/clubhouses/

http://www.sportengland.org/facilitiesplanning/tools-guidance/design-and-cost-guidance/clubhouses/

http://www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/floodingadvice

http://www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/floodingadvice

http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-

Date post:	01-Feb-2018
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