Agenda item

Members considered the following three planning application reports collectively:-

 

Item No.	Ward	Description of Application
32.1 (page 11)	Copers Cope	(13/02555/DET) - Details of appearance, means of access, landscaping, layout and scale relating to the 48 detached houses pursuant to Condition 1 of outline permission ref. 11/02140/OUT (granted for 3 detached buildings for use as indoor cricket training centre/multi-function sports/leisure facility, health and fitness centre and conference centre.  Spectator stand for 2000-3000 people.  Car parking.  All weather/floodlit pitches.  48 detached houses) AMENDED PLANS RECEIVED  at Kent County Cricket Ground, Worsley Bridge Road, Beckenham.
32.2 (page 23)	Copers Cope	(13/02556/DET) - Details of appearance, means of access, landscaping, layout and scale relating to the cricket ground development pursuant to Condition 1 of outline permission ref. 11/02140/OUT (granted for 3 detached buildings for use as indoor cricket training centre/multi-function sports/leisure facility, health and fitness centre and conference centre.  Spectator stand for 2000-3000 people.  Car parking.  All weather/floodlit pitches.  48 detached houses)  at Kent County Cricket Ground, Worsley Bridge Road, Beckenham.
32.3 (page 33)	Copers Cope	(13/02711/DET) - Permanent spectator stand (capacity 2,048 seats) and associated landscaping including remodelling of earth mound at Kent County Cricket Ground, Worsley Bridge Road, Beckenham.

 

Oral representations in support of the applications were received from Mr Jamie Clifford, Chief Executive of Kent County Cricket Club (KCCC) and Mr Stuart Slatter (planning agent) as set out below:-.

 

Mr Clifford informed Members that he had been Chief Executive of KCCC for four years and had worked for the Club for nearly 12 years.

 

Worsley Bridge Road cricket ground had been vacant during the last year with only one member of staff to maintain the site.  Despite great efforts, the facilities currently offered had proved to be inadequate and this had prompted fears about the future viability of the site as a suitable home for Kent County Cricket Club. These fears were coupled with local concerns about site deterioration and vandalism.

 

The proposed development would vastly improve the current facilities and in light of the proposals, the Club had entered into a 20-year lease with The Leander Group to remain on site and enjoy first class cricket again from summer 2015.

 

The proposed development consisted of a range of sporting facilities that would be of huge advantage to the Borough.

 

The proposed indoor sports hall would accommodate a variety of different sports including netball, badminton and basketball as well as cricket. The outdoor multi-use games pitches would also permit tennis and football to be played. In addition, a sports medicine centre would be established to include physiotherapy and pilates. It was anticipated that a large number of local community groups and sports clubs would use all the facilities provided throughout the year.

 

In addition, the spectator stand would enable the Club to host regular high profile fixtures at the ground.

 

The facilities would be constructed to the highest specification and built using state of the art construction technologies to ensure they withstood increased demand.

 

Once operational it was anticipated that the site would employ up to approximately 20 full and part-time employees.

 

The enabling development at KCCC would breathe new life into the cricket ground and Beckenham as a whole. The new state-of-the-art sporting facilities would be available to the local community by late 2014 and would ensure that first class cricket returned to Beckenham.

 

Mr Slatter reported that the principle of development was established through the outline consent previously approved by the Committee.  Since that time great efforts had been made with officers and immediate neighbours to bring forward a high quality and well considered development.  Comments and concerns raised throughout the process had been responded to in a positive manner.

 

A metal mesh screen had been incorporated around the three new buildings as a climbing frame for plants and greenery adding interest and a soft green layer and texture to the façade.  The mesh screen was designed to reflect the silhouette of Worsley Bridge Road, bridging the divide between the existing buildings and those proposed.

 

The residential proposals were brought forward by Linden Homes who were recently awarded Housebuilder and Sustainable Housebuilder of the Year Awards.  The housing scheme comprised a traditional design and a palette of high quality materials.  Best use of levels on site had been made to ensure that there was no detrimental impact on neighbours.

 

The proposals had prompted a significant amount of support.  Copers Cope Area Residents Association and the Palgrave Estate fully supported the proposals and a total of 25 individual letters of support for the combined development had also been received.

 

In response to a question from Councillor Ince, Mr Clifford could not say specifically how much activity (other than cricket) would be generated if the development was granted permission.  However, KCCC had signed a new 20 year lease to remain on the site and a concerted effort would be made to ensure regular provision of activities and fixtures.  It was vitally important that members of the public used the facilities on a year round basis.

 

Councillor Bosshard questioned the strength of the applicant's business plan as he was concerned to note that since outline permission had been granted 18 months ago, staff at the Club had been reduced to just one person.  Mr Clifford explained that as a developer could not be found, the decision had to be taken to reduce staff to the point where the Club was just functioning at a basic level.  Following the reduction of staff, the Club’s situation had suddenly improved when a viable project was found.  It was anticipated that the new facilities such as the physiotherapy unit, would lead the Club to the point of viability and the profits would then underpin the remainder of the operation.

 

Mr Slatter confirmed that the 48 houses had been re-sited and the height of those backing onto Ashfield Close had been reduced.

 

Councillor Mellor referred to the proposed stand to accommodate 2-3,000 spectators and questioned the adequacy of car parking provision.  Mr Clifford commented that over 200 spaces were available on site and that Beckenham also had the advantage of an excellent public transport system. The stand would be a permanent non-covered open construction comprising 14 rows.

 

The applicant had written to the Council in response to Sport England's objection to the spectator stand confirming that the application adhered to English Cricket Board standards. The relocation of the stand resulted in a reduction of footprint and brought it further from the boundary of the land area.

 

Councillor Manning referred to the change of layout for the housing scheme which resulted in a loss of open aspect for residents in Worsley Bridge Road.  Mr Slatter reported that the south western corner had required detailed consideration.  There were no residential properties immediately to the south but the eastern end of the scheme would leave an open aspect for neighbours living close by.

 

Although Ward Member for Copers Cope, Councillor Mellor said he accepted without question that the applications before Members were for consideration of details only, he did report that a further objection had been raised by a resident who was concerned that the overall land area had been reduced since outline permission had been granted. 

 

Referring to application 5.1, Councillor Mellor could find no reason to refuse the application on planning merits.  The standard of housing was good and the impact on metropolitan open land had been investigated and approved.  He therefore moved that permission be granted as recommended with the addition of a further condition to ensure that the two trees removed from Worsley Bridge Road be replaced.

 

In relation to application 5.2, Councillor Mellor raised some concern in regard to car parking for 2-3000 people.  Part of Worsley Bridge Road was situated in a controlled parking zone and a large influx of cars may cause conflict with residents and create disturbance.  Trusting that the applicants would deal appropriately with car parking issues, Councillor Mellor moved that permission be granted.

 

Accepting assurances from the applicant that the stand was designed to reap profits for the good of the community and the Borough, Councillor Mellor moved that permission be granted for application 5.3.

 

Councillor Arthur commented on the importance of KCCC to the Borough.  He did not consider car parking to be an issue as provision was available elsewhere and public transport was good.  The applicant had listened to concerns of residents and responded positively to them.  Councillor Arthur second the motions to grant permission on all three applications. Councillor Mrs Manning agreed with Councillor Arthur and wished the Club well.  KCCC came under the auspices of the England Cricket Board and as a result of the development, she hoped more cricket matches would be directed to the ground.

 

The Chief Planner confirmed to Councillors Buttinger and Jackson that the net impact on the MOL (if indeed there was any), arising from the re-siting of the spectator stand, would be minimal by comparison with the outline planning permission.

 

Councillor Joel suggested that the recommendation for application 5.1 include a condition that certain windows in dwellings at plots 35 and 36 and the first floor window in the eastern elevation of the dwelling at plot 36 be obscure glazed and non-opening unless the parts that could be opened were more than 1.7 metresabove internal floor level.

 

Councillor Ince requested that the landscaping scheme include shrubs and trees around the perimeter of the stand to reduce its impact on MOL.

 

Following votes on all three applications Members made the following recommendations:-

 

Application 5.1

 

RESOLVED that PERMISSION BE GRANTED as recommended, subject to the conditions set out in the report with Condition 1 amended to read:-

‘1  Before the development hereby permitted is first occupied, the proposed stairwell windows in the dwellings at plots 35 and 36 and the first floor window in the eastern elevation of the dwelling at plot 36 shall be obscure glazed and non-opening unless the parts that can be opened are more than 1.7 metres above internal floor level in accordance with details to be submitted to and approved in writing by the Local Planning Authority and shall subsequently be permanently retained as such.

Reason:  In order to comply with Policy BE1 of the Unitary Development Plan and in the interest of the amenities of the adjacent properties.’

 

A further condition was also added as follows:-

4  The two trees to Worsley Bridge Road that are to be felled in order to implement the development hereby permitted, shall be replaced by trees of a size and species to be agreed in writing by the Local Planning Authority and in such positions as shall be agreed by the Authority in the first planting season following completion of the development.  Any trees which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species to those originally planted.

Reason:  In order to comply with Policy nE8 of the Unitary Development Plan and to secure a visually satisfactory setting for the development.

 

Application 5.2

 

RESOLVED that PERMISSION BE GRANTED as recommended, subject to the conditions set out in the report.

 

Application 5.3

 

RESOLVED that PERMISSION BE GRANTED SUBJECT TO THE PRIOR COMPLETION OF A LEGAL AGREEMENT as recommended and subject to the conditions set out in the report with Condition 2 amended to read:-

‘2  Details of a scheme of landscaping which shall include the materials of paved areas and other hard surfaces and the introduction of a planting screen to Copers Cope Road, shall be submitted to and approved in writing by the Local Planning Authority before the commencement of the development hereby permitted.  The approved scheme shall be implemented in the first planting season following the first occupation of the buildings or the substantial completion of the development, whichever is the sooner.  Any trees or plants which within a period of 5 years from the substantial completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species to those originally planted.

Reason:  In order to comply with Policy BE1 of the Unitary Development Plan and to secure a visually satisfactory setting for the development.’