Agenda item

Consideration was given to planning application 24/1628/FUL  Land South Of Marsh House Avenue Northfield School Site, Marsh House Avenue, Billingham.

 

Planning permission was sought for the reconfiguration of existing playing fields for the creation of a sports hub to include a pavilion building, all weather pitches, ball courts, athletics track, grass pitches, active track, hardstanding for new car parking, erection of a 3 metre high acoustic fence to the rear of 49 – 71 Neasham Avenue (trees and hedges to be retained and gapped up) and associated external infrastructure/landscaping.

 

The principle of development was considered acceptable, and it was not considered that the development would result in any significant conflict with the policies of the Local Plan and there were no technical reasons why the proposed scheme was unacceptable in planning terms that would justify a refusal of the application.

 

As Stockton Borough Council was both the applicant and landowner and the proposed development exceeded the threshold of development as set within the council Scheme of Delegation it was required to be referred to planning committee for determination.

 

The consultees that had been notified and any comments that had been received were detailed within the main report.

 

Neighbours were notified and any comments received were detailed within the main report.

 

The planning policies and material planning considerations that were relevant to the consideration of the application were contained within the main report.

 

The Planning Officers report concluded that the application be approved with conditions and reasons as specified within the main report.

 

The main topics discussed were as follows

 

- The facilities provided would be of a standard to host non league football. 

 

- There was to be an athletics ‘Mini Track’ with sprint, jump straights and throwing events.

 

- There had been much engagement with England Athletics and local clubs with an athletics provision meeting.

 

- Discussion was had around how and who would manage the facility with final details of usage agreements to be finalised.

 

- The facility would be used for the good of the community and any surplus revenue would be put back into grass roots football within the local authority area.

 

- Officers assured Members that in terms of flood zones and the small amount of surface water which was currently present would be tackled during landscaping.

 

- The active track element of the facility would have a 1.5 metre fence and 2 secure access points which would be restricted to 1 metre wide and when the facility was closed the gates would be locked which would mitigate against current issues with youths on offroad bikes.

 

A vote took place and the application was approved.

 

RESOLVED that planning application 24/1628/FUL be approved subject to the following conditions and informatives below;

 

01 Time Limit

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

02 Approved Plans

The development hereby approved shall be in accordance with the following approved plan(s);

 

 

Plan Reference Number                                         Date Received

116404-NPS-XX-ZZ-D-A-0900-A3-C03              12 September 2024

116404-NPS-XX-ZZ-D-A-0120-A3-C01              12 September 2024

15287-NPS-ZZ-XX-D-A-0300-A3-C03                 12 September 2024

115287-NPS-Z1-XX-D-A-0600-A3-C03               12 September 2024

115287-NPS-Z1-XX-D-A-0320-A3-C03               12 September 2024

G-213844 02                                                             13 March 2025

HEN0018-00-E700_2                                             13 March 2025

HLS9538                                                                   13 March 2025

BGH-XX-XX-DR-S-1083 P4                                   13 March 2025

BGH-XX-XX-DR-S-1082 P4                                   13 March 2025

BGH-XX-XX-DR-S-1084 P4                                   13 March 2025

BGH-XX-XX-DR-S-1081 P4                                   13 March 2025

2494_03 L                                                                 13 March 2025

FIG 2 Site Plan Project No. XP85                         13 March 2025

116404-NPS-ZZ-XX-D-A-0300 C09                     20 March 2025

116404-NPS-ZZ-XX-D-A-9300 C05                     28 March 2025

 

03 Operation of the Facility

The active trail and all weather pitches shall not be open outside the hours as detailed below:

 

Monday to Friday 0900-2300.

Saturdays and Sunday 0800 – 2030

Bank holiday 0900 – 2030.

 

The Pavillion shall close no later than 30 minutes after the times stated above

The grass pitches shall not be used for arranged football fixtures or activities outside the hours of 09:00 – 18:00.

 

All external lighting shall be turned off on or before the closure of the facilities

The Public Announcement system shall not be used for any form of general entertainment or music.

 

04 Acoustic Fence /Landscaping

Prior to the creation of the grass playing pitches a landscaping scheme to prevent noise from ball strike against the fence shall be submitted and approved in writing by the local planning authority.

 

The acoustic fence as shown on submitted plan 116404-NPS-ZZ-XX-D-A-9300 C05 and the landscaping shall be installed prior to bringing the grass pitches into use.

 

Should noise levels exceed the level specified in the submitted J005029-7933-CW-04 dated 29th August 2024 or addendum ref J005029-8153-CW-01 dated 4 March, 2025, details of any additional mitigation and a programme for implementation shall be submitted and approved in writing by the local planning authority. The agreed final mitigation shall be retained for the lifetime of the development.

 

05 Ecology and mitigation

The development hereby approved shall only be undertaken on site in accordance with the recommendations and mitigation as detailed in Section 6.0 of the submitted Ecological Appraisal 2494-E1-01 by Appletons dated 11th April 2024 and mitigation in Section 4.2 of the updated Bat Activity Report dated November 2024

 

06 Ecology Survey

If work does not commence within 2 years from the date of the submitted ecology survey, a maximum of three months before works commencing on site a suitably qualified ecologist shall undertake a checking survey to ensure that no protected species or their habitat are present on site. The results of the survey shall be submitted and approved in writing by the local planning authority and identify any additional or revised mitigation measures required.

 

07 Habitat and wildlife

As detailed in BS 3998:2010, prior to work commencing, the trees and their surroundings should be assessed for the presence of protected species , some of which are subject to season-specific legislation. Any works should be planned so as to limit their potential adverse impact on wildlife generally. The timing of works should take account of the seasonal cycles of the species of fauna and flora concerned (including the nesting habits of birds and the egg-laying habits of insects).

 

08 Biodiversity Net Gain;

The development hereby permitted shall be carried out in accordance with the submitted Landscape and Habitat Creation Gain Plan (ref 2494_03 Rev L) to ensure that there is a minimum 10% net gain in biodiversity within a 30 year period as a result of the development and the Plan shall be implemented in full.

 

No development shall commence until a Biodiversity Monitoring Plan to ensure that there is a minimum 10% net gain in biodiversity within a 30 year period as a result of the development has been submitted to and agreed in writing by the Local Planning Authority. The Biodiversity Management Plan shall include 30 year objectives, management responsibilities, maintenance schedules and a methodology to ensure the submission of monitoring reports.

 

Monitoring reports will be submitted to the Council during years 2,5, 7, 10, 20 and 30 from commencement of development unless otherwise stated in the Biodiversity Management Plan, demonstrating how the BNG is progressing towards achieving its objectives, evidence of arrangements and any rectifying measures needed.

 

09 Dust Emissions Assessment

Prior to the commencement of work a dust impact assessment shall be undertaken by a competent person in accordance with IAQM ‘Guidance on the assessment of dust from demolition and construction’. The assessment should cover dust associated with demolition, earthworks, construction and track out and suitable mitigation measures from section 8 of the IAQM guidance should be determined from the risk-based assessment within the guidance. The mitigation measures should be agreed in writing with the Local Planning Authority prior to any works taking place and should be in place for the duration of construction work.

 

10 Construction Noise Report

Should Piling work be undertaken a noise report should be undertaken by a noise consultant and should be submitted to and approved in writing by the Local Planning Authority prior to any construction work commencing. As part of the noise report the existing ambient noise levels at the nearest residential properties should be obtained and the noise levels of each proposed construction activity to be undertaken should be calculated to the nearest residential properties. The assessment and impact of the construction noise should be undertaken in accordance with the ABC method and table E.1 of BS5228 where the ambient noise level should be rounded to the nearest 5dB to determine the appropriate threshold value. Suitable mitigation measures should be implemented where the construction noise is predicted to exceed the appropriate threshold value.

 

11 Noise disturbance from New Plant

The rating level of sound emitted from any fixed plant shall not exceed background sound levels by more than 5dB (A) between the hours of 0700-2300 (taken as a 1-hour LA90 at the nearest sound sensitive premises) and shall not exceed the background sound level between 2300-0700 (taken as a 15 minute LA90 at the nearest sound sensitive premises). All measurements shall be made in accordance with the methodology of BS4142: 2014 (Methods for rating and assessing industrial and commercial sound) and/or its subsequent amendments. Where access to the nearest sound sensitive property is not possible, measurements shall be undertaken at an appropriate location and corrected to establish the noise levels at the nearest sound sensitive property.

Any deviations from the LA90 time interval stipulated above shall be agreed in writing with the Local Planning Authority.

12 Odour nuisance

Before development commences on the pavilion details of a ventilation and fume extraction system, including a full technical specification by a suitably qualified technical professional person, specifying the position of ventilation, fume or flue outlet points and the type of filtration or other odour treatment which shall be installed and used at the premises in pursuance of this permission shall be submitted to and approved in writing by the Local Planning Authority and shall be installed before the development is brought into use and thereafter be retained in full accordance with the approved details. The approved ventilation and extract system shall be operated and maintained in accordance with the manufacturer’s recommendations, including the frequency of replacement of any filters.

 

13 Light Intrusion

Prior to installation, details of the lighting for the active track stall be submitted and approved in writing by the Local Planning Authority. The lights shall be installed in accordance with the approved details.

 

The Lighting to the remainder of the site shall be installed in accordance with the submitted Lighting Assessment (Stage 2 preliminary issue Version PO5) dated 9th August 2024.

 

The lighting provided shall be arranged so as not to shine directly towards any dwelling. The light fittings shall be shielded to prevent light spillage beyond the boundary of the property.

 

14 Discharge of Surface Water

The development hereby approved shall not be commenced on site, until a scheme for 'the implementation, maintenance and management of a Sustainable Surface Water Drainage Scheme has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details, the scheme shall include but not be restricted to providing the following details;

 

I. Detailed design of the surface water management system; (for each phase of the development).

II. CCTV survey of existing culverted watercourse

III. A build programme and timetable for the provision of the critical surface water drainage infrastructure;

IV. A management plan detailing how surface water runoff from the site will be managed during the construction phase;

V. Details of adoption responsibilities

 

15 Flood Risk Assessment

The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) and Surface Water Management Report Revision H dated 10th March 2025 and the following mitigation measures detailed within the FRA;

 

o Surface Water discharge into the existing culverted watercourse to be restricted to 13.2 l/s for the whole development

o Storage volumes of 1562m3 to be provided

 

The mitigation measures shall be fully implemented prior to the occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any period as may subsequently be agreed, in writing, by the local planning authority.

 

16 Northumbrian Water – drainage:

Development shall be implemented in line with the drainage scheme contained within the submitted document entitled “Below Ground Drainage Layout Overall rev. P3” dated “November 2024”. The Drainage scheme shall ensure that foul flows discharge to the public combined sewer onsite and ensure that surface water discharges to the existing culverted watercourse.

 

17 Archaeology

No development shall commence on the activity trail until fencing has been erected around the area indicated in drawing Fig 2 Site Plan (Site Plan, Project No. XP85, received by the Local Planning Authority on 12/03/2025), and notices prohibiting works within the fenced off area are attached to the fencing; this area shall hereafter be known as the Archaeological Exclusion Zone (AEZ). No works, including tree planting, material storage, or other construction related activities, shall take place within the AEZ unless approved in writing by the Local Planning Authority.

 

18 Community Use Agreement

Prior to bringing the facility into operation a community use agreement prepared in consultation with Sport England shall be submitted to and approved in writing by the Local Planning Authority. The agreement shall apply to the artificial grass pitches, MUGAs, grass pitches and athletics track and include details of pricing policy, hours of use, management responsibilities and a mechanism for review. The development shall not be used otherwise than in strict compliance with the approved agreement.

 

19 Access Paths

Prior to the commencement of development on the active track, details of access paths to the active track, along with detail of its markings and lighting shall be submitted to and approved in writing the Local Planning Authority following consultation with Sport England.

 

20 Energy Statement

Prior to the erection of any buildings, an Energy Statement shall be submitted to and approved in writing by the Local Planning Authority. The statement shall identify the predicted energy consumption, the associated CO2 emissions and how the energy hierarchy has been applied to the development, including an investigation into the feasibility and viability of connection to decentralised energy networks for heat and power and the achievement of a “Very Good” BREEAM (or equivalent) rating for the scheme. The statement shall set out the feasibility and viability of achieving a minimum 10% reduction in CO2 emissions from the development, over and above current Building Regulations Part L requirements, or a minimum of 10% of the total predicted energy requirements of the development will be generated from renewable energy sources. Development shall be carried out thereafter in a manner that incorporates any feasible and viable measures identified.

 

21 Construction Management Plan

Prior to the commencement of development, a Construction Management Plan shall be submitted and agreed in writing with the Local Planning Authority and shall provide details of the routing of all HGVs movements associated with the construction phases and to effectively control dust emissions from the site works, this shall address earth moving activities, archaeological exclusions zones, control and treatment of stock piles, parking for use during construction and measures to protect any existing footpaths and verges, vehicle movements, wheel cleansing, sheeting of vehicles, offsite dust/odour monitoring and communication with local residents. Work shall be undertaken in accordance with the agreed details.

 

22 Construction working Hours

No construction/building works or deliveries associated with the construction phase of the development shall be carried out except between the hours of 8.00am and 6.00pm on Mondays to Fridays and between 9.00am and 1.00pm on Saturdays. There shall be no construction activity including demolition on Sundays or on Bank Holidays.

 

23 Unexpected land Contamination

In the event that unexpected contamination is found at any time when carrying out the approved development, it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken, in accordance with best practice guidance, the details of which are to be agreed in writing with the Local Planning Authority in advance. Where remediation is shown to be necessary a remediation scheme must be prepared and submitted to the Local Planning Authority for approval in writing in advance.

 

INFORMATIVE OF REASON FOR PLANNING APPROVAL

 

Informative: Working Practices

The Local Planning Authority has worked in a positive and proactive manner and sought solutions to problems arising in dealing with the planning application by seeking a revised scheme to overcome issues and by the identification and imposition of appropriate planning conditions.

 

Informative: Sport England

Guidance on preparing Community Use Agreements is available from Sport England. http://www.sportengland.org/planningapplications/

For artificial grass pitches it is recommended that you seek guidance from the Football Association/England Hockey/Rugby Football Union on pitch construction when determining the community use hours the artificial pitch can accommodate

 

Informative: Environment Agency Permit

The Environmental Permitting (England and Wales) Regulations 2016 require a permit or exemption to be obtained for any activities which will take place:

on or within 8 metres of a main river (16 metres if tidal)

on or within 8 metres of a flood defence structure or culverted main river (16 metres if tidal)

on or within 16 metres of a sea defence

involving quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert

on the floodplain of a main river if the activity could affect flood flow or storage and potential impacts are not controlled by a planning permission

For further guidance please visit https://www.gov.uk/guidance/flood-risk-activities-environmental-permits or contact our National Customer Contact Centre on 03708 506 506 (Monday to Friday, 8am to 6pm) or by emailing enquiries@environment-agency.gov.uk.