Minutes:
118.1 Item 7A
Application DC/23/01323
Proposal HYBRID APPLICATION – for the project known as Stowmarket Health, Education and Leisure Facilities (SHELF) comprising the two components described below:
FULL APPLICATION for: Works of demolition and construction to provide a new shared sports pavilion to replace the existing building, a new sports hall, enhance existing/deliver new outdoor recreational facilities, and relocated play area along with the provision of associated parking, amended vehicular access, lighting, means of enclosure, landscaping, highway improvements and other associated works.
OUTLINE APPLICATION for: Construction of a mixed-use community Wellbeing Hub.
Site Location Chilton Sports Club, Chilton Way, Stowmarket, IP14 1SZ
118.2 The Case Officer introduced the application to the committee, which was for a hybrid application being made by Mid Suffolk District Council, including the contents of the tabled papers and the amended officer recommendation.
118.3 The Case Officer went on to outline the details of the full application component of the proposal including: the overall proposed SHELF scheme and uses of the development, the location of the site, the existing and proposed layout of the site, the proposed project work packages, the proposed tree removal and replanting and landscaping scheme, the visibility of the proposed pavilion from surrounding areas and the impact on the landscape, the proposed parking plans, the various proposed access points to the site and potential traffic impact including estimated vehicle movements at the site, the proposed pedestrian crossing points, the level of potential harm to surrounding residential amenity, the hours of use of the site, the demolition and replacement of the existing clubhouse, the design and layout of the proposed new pavilion including the roof detail and installation of solar PV panels, and the dimensions and height of the proposed buildings in comparison to existing buildings.
118.4 The Case Officer then provided details to the Committee of the outline application component of the proposed including: the proposed wellbeing hub, the potential uses of the hub and services to the community, the potential biodiversity net gain, and the connectivity plans including location of cycle and footpaths and public transport links.
118.5 The Case officer concluded the presentation with details of the overall planning balance, and the officer recommendation of approval subject to the amendment contained within the tabled papers.
118.6 The Case Officer responded to questions from Members on issues including: confirmation of the site opening times, the boundary of the adjacent housing site, the proposed surface of the overflow parking area, any proposals for installation of signage for the car parking area, proposed plans to prevent vehicles parking on surrounding verges, access for coaches and larger vehicles, the location of the drop off areas, on site storage arrangements for ground maintenance equipment, the possibility to extend the existing electric vehicle charging area in the car park, the proposed energy efficiency of the buildings and how this could affect the pitch of the roof, the provision of baby changing facilities, the specification of the lifts to enable access for a wheelchair user and companion, and the accessibility of the changing rooms.
118.7 The Case Officer responded to further questions from Members on issues including the access to the car parking area on the adjacent on school site, the location of the sports hall within the site, the proposed number of Electric Vehicle charging points, the proposed plans for the nursery and whether these would be impacted by the wellbeing hub, the landscaping of the play area, the provision of accessible play equipment, the timescales for tree planting and avoidance of soil disturbance, the potential for integration of the adjacent Sixth Form College building and the wellbeing hub, battery storage plans for the solar pv panels, access to the site and whether any comment had been received from Suffolk County Council Highways regarding the details in the late papers, the current location of the nursery, and the connectivity to the adjacent new primary school.
118.8 A break was taken from 11:28am until 11:36am.
118.9 Members considered the representation from Fiona Duhamel, Director for Economic Development and Regeneration, who spoke on behalf of the Applicant.
118.10The Applicant, and Nathan Swift of Saunders Boston Architects, responded to questions from Members on issues including: any consideration given to provision of solar thermal energy, the surface of the overflow car park, accessibility considerations and installation of street furniture across the site, provision and adequacy of accessible changing and showering facilities, drainage plans for the overflow car park and outdoor gym area, any consideration given to the provision of a specific area for dog walking, and the cycle path provision.
118.11Members considered the representations from Tony Bush and John Phoenix who spoke as supporters.
118.12The Supporter responded to questions from Members regarding the operating hours of the site, and vehicles parking on the surrounding verges. The Case Officer provided confirmation to Members of the operating hours detailed on the original application form.
118.13Members considered the representation from Councillor Terence Carter who spoke as a Ward Member.
118.14The Case Officer provided clarification to Members regarding the surface of the pitch, parking provision for coaches, and the play area including provision of adaptive equipment, and confirmed the proposed conditions.
118.15Members debated the application on issues including: the suitability of the car park surface area, the condition relating to the surface of the pitch, the plans for removal and replanting of trees, and the importance of the discharge of conditions.
118.16Councillor Hadingham proposed that the application be approved as detailed in the Officer recommendation.
118.17Councillor Matthissen seconded the proposal.
118.18The Case Officer provided to clarification to Members regarding the conditions relating to the operating hours of the site.
118.19Members continued to debate the application on issues including: an additional condition relating to event management at the site, the responsibility of maintenance of the equipment on site, and the benefits of the proposal to the local community.
118.20The Area Planning Manager confirmed the additional conditions.
118.21The Proposer and Seconder accepted the additional conditions.
By a unanimous vote
It was RESOLVED:
That authority be delegated to the Chief Planning Officer to review coach parking space for the pavilion, and site hours of operation.
And
Subject to first securing, to the satisfaction of the Chief Planning Officer:
(i) Amended drawings showing an alternative and safe access arrangement to that presently proposed for the planned new car park off Gainsborough Road that does not require the demolition of the existing sixth form building or the DfE has confirmed in writing its approval of the demolition of the said building; and,
(ii) A signed S106 Agreement from the applicant committing to pay Suffolk County Council a contribution of £17,500 (index linked) to provide a Traffic Regulation Order and physical works for parking restrictions on roads adjacent to the development, should the need arise due to evidence that on-street parking issues occur as a result of the development within an agreed period (typically 5 years from full operation of the development); and,
(iii) Confirmation by the applicant that a Service Level Agreement (SLA) has been signed to provide suitable off-site ad-hoc parking to supplement on-site parking provision and that such spaces will be available as part of the package 1 works.
The Chief Planning Officer be authorised to GRANT FULL planning permission for Works of demolition and construction to provide a new shared sports pavilion to replace the existing building, a new sports hall, enhance existing /deliver new outdoor recreational facilities, and relocated play area along with the provision of associated parking, amended vehicular access, lighting, means of enclosure, landscaping, highway improvements and other associated works with appropriate conditions: and,
The Chief Planning Officer be authorised to GRANT OUTLINE planning permission for the construction of a mixed-use community wellbeing hub with appropriate condition
Conditions as follows:
Full application
1. 2 years to commence
2. Approved drawings except where further detail required by other conditions
3. Notwithstanding thee submitted detail in respect of the proposed car park accessed from Gainsborough Road further detail for an enlarged car park comprising at least 60 additional spaces shall be submitted to the lpa for its consideration. Where the lpa confirms in writing the submitted details to be acceptable those works shall then be implemented as required by condition 4.
4. All parking including those additional parking areas required by condition 3 are constructed as approved, completed and available for use before any other Package 2 works or buildings come into beneficial use. + levels ev charging to meet the SGfP2023 requirement as a minimum
5. Delivery of connectivity features
6. Adjusted levels of disabled parking provision
7. Materials
8. Notwithstanding the detail submitted showing 68 individual trees as replacing the 68 lost to accommodate the approved development details showing 104 replacement trees an extra heavy standard specification shall be submitted to the lpa for its consideration. Where the lpa confirms in writing the submitted details to be acceptable the approved trees shall then be implemented as required by condition 7.
9. No tree shown as being removed to accommodate any part of the development hereby approved shall be felled or lopped unless and until the applicant/developer has entered into a binding contract to build the element of the SHELF project that directly impacts that tree/s. As the implementation of SHELF is envisaged to occur in three work packages (phases) it is therefore exp that not all the trees identified as requiring removal will be removed at the same time. Consequently all such trees shall be protected as if they are subject to condition 8 until the need to remove them is triggered. To avoid any confusion the applicant shall agree in writing with the lpa which trees to be removed relate to which element f the SHELF package. This is particularly important for the Pavilion, Sports Hall and Wellbeing Hub.
10. Tree protection
11. Implementation in accordance with ecological appraisal recommendations
12. BNG Plan Implementation of full mitigation strategy with review mechanism and facility to enhance to meet predicted level of BNG at the time of submission.
13. Biodiversity Enhancement Layout
14. Wildlife sensitive lighting design scheme
15. Tree, Landscaping and Ecological Management Plan to include advanced planting programme along with implementation timescales and ongoing management regime.
16. Details of how felled trees are to be recycled.
17. Notwithstanding such detail as shall have been submitted Full landscaping plans
18. Materials
19. Energy Statement
20. Further EV charging details
21. Control on opening hours of Pavilion and use of terraces
22. Events Plan
23. Control on hours of use of pitches and outdoor sports facilities
24. Control on Floodlighting times
25. Details of all external plant, including any roof plant enclosures and/or lift housing
26. Air source heat pump details and noise attenuation details
27. Details of lockable car park/s barrier/s and locking regime and times
28. Details of notices asking users to eave the premises and car parks quietly in the interest of neighbourliness
29. As advised by LHA
30. As advised by LLFA
31. Grampian condition in respect of crossings (signal-controlled Chilton Way and uncontrolled Gainsborough Road)
32. As reasonably (in the opinion of the CPO) required by Env Health and where not covered by other conditions
33. Floodlighting details and external lighting details
34. Details of noise attenuation panels for sports areas where these are to be used in place of kick boards. Kick boards are not permitted.
35. As advised by Sports England
36. Refuse collection arrangements
37. Details of litter and dog bins (Chilton Fields)
38. Details of new play equipment and re-use of existing equipment (Chilton fields)
39. Demolition Strategy
40. Parish Town Council Liaison Scheme
41. Submission and updating of build programme and phasing plan
42. Construction Management Plan (to include details of piling if required)
43. As may be reasonably required and agreed by the Planning Committee or by the Chief Planning Officer
Outline
44. All Reserved Matters submission/s within 5 years of the date of the outline pp
45. RM to include full drainage details, on-site parking & EV charging details demonstrating compliance with relevant parking standards, materials, energy and water conservation measures
46. Illustrative Drawing do not form part of the application or permission
47. Implementation within 3 years from the date of approval of the last RM
48. Controls on Uses to preclude unrestricted Class E use and hours + use of terrace
49. Grampian condition in respect of crossing and footway improvements
50. As relevant from FULL
51. As may be reasonably required and agreed by the Planning Committee or by the Chief Planning Officer
And the following conditions as agreed by Committee
· Signage for overflow parking to be agreed
· Planting scheme for play area to be agreed
· Advance tree planting and protection
· Construction management plan to include compaction protection in planting areas
· Review whether rubber crumb is most appropriate surface prior to installation
· All weather solution for overflow car parking to be agreed
· Event plan condition to allow additional exceptional hours
Supporting documents: