Agenda item
19/01605/FUL - Clacton County High School
The change of use of 1.83 hectares of existing open space land to school playing fields and erection of 2.1m high weldmesh metal fencing along the western boundary of the application site and 2 x 2.1m high pedestrian gates and 1 x 2.1 m vehicular gate (from points A to B as shown on drawing L1463), and demolition of ground maintenance building, and removal of a container at Clacton Leisure Centre, Vista Road, Clacton On Sea.
19/01606/FUL – Tendring Enterprise Centre
The change of use of 1.37 hectares of existing school playing fields to open space land, erection of 2.1m high metal fencing along the southern boundary of the application site (from points A to E as shown on drawing L1462), part removal of existing bund and provision of field access for pedestrians at Tendring Educational College, Jaywick Lane, Clacton On Sea.
19/01605/FUL
19/01606/FUL
Minutes:
Councillor Codling has earlier in the meeting declared a non-pecuniary interest in application 19/01606 insofar as he was a Ward Member for Bluehouse.
The Committee was informed that these two planning applications were linked and were necessary in order to secure a school site of adequate size to allow for the expansion of Clacton High School Academy. Essex County Council required confirmation that a school site of adequate size could be created by increasing the size of the campus. The applications were before the Planning Committee due to Tendring District Council’s interest in the two parcels of land in question.
It was reported that the proposals included the following:
- Change of use of land at Clacton Leisure Centre from public open space to school
playing fields in order to facilitate the creation of additional school playing fields at Clacton High School Academy, which would enable planned expansion of the school, and address deficiencies in school places (Planning Reference 19/01605/FUL); and as a land swap deal
- Change of use of school playing fields to public open space at Tendring Education College in order to facilitate the creation of replacement new public open space at Rush Green Playing fields, leaving adequate school grounds (19/01606/FUL).
Members were made aware that further mitigation measures included the following:
- A financial contribution by Essex County Council of approximately £910,000 for refurbishments and improvements to Clacton Leisure Centre and the recreation ground, including the refurbishment of the Artificial Grass Pitch and Cricket Nets and improvements to the Clacton Leisure Centre parking area; and
- A Joint User Agreement between Essex County Council and Tendring District Council (TDC) in order to ensure the area of land being disposed of would be available to the public for formal booking outside of school hours and also outlining TDC’s commitment to allow the school to continue utilising the all-weather playing pitch at Clacton Leisure Centre.
The Committee had before it the published Officer report containing the key planning issues, relevant planning policies, planning history, any response from consultees, written representations received and recommendations of approval.
At the meeting, an oral presentation was made by the Council’s Planning Officer (ML) in respect of the application.
Mr Peter Biggs, the agent acting on behalf of the applicant, spoke in support of the applications.
Following discussion by the Committee, it was moved by Councillor Bray, seconded by Councillor Placey and unanimously RESOLVED that the Acting Assistant Director (Planning) (or equivalent authorised officer) be authorised to grant planning permission for the developments, subject to:
19/01605/FUL - Clacton County High School Walton Road Clacton-On-Sea Essex CO15 6DZ
The following conditions:
Conditions and Reasons:
1) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason - To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990, as amended by the Planning and Compulsory Purchase Act 2004.
2) The development hereby permitted shall be carried out in accordance with the following approved plans; L-1458, L1463, 70-001 P1, PS/CCHS/LP/101 and 4.2 Rev C.
Reason - For the avoidance of doubt and in the interests of proper planning.
3) The tree planting shown on the approved landscaping drawing no's. 70-001 P1 shall be carried out during the first planting and seeding season (October - March inclusive) following the commencement of the development or in such other phased arrangement as may be agreed in writing by the Local Planning Authority. Any trees which, within a period of 5 years of being planted die, are removed or seriously damaged or seriously diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority agrees in writing to a variation of the previously approved details.
Reason - In the interests of visual amenity and the character of the area.
4) Following commencement of the development hereby permitted the site shown on the approved Site Plan (Drawing No: L1458) shall be laid out for a senior football pitch with dimensions of 100 x 64 metres for the duration of each football season unless otherwise agreed in writing with the Local Planning Authority after consultation with Sport England.
Reason - To ensure the satisfactory quantity, quality and accessibility of compensatory provision which secures a continuity of use and to accord with Development Plan Policy.
5) Within 3 months of commencement of development a schedule of playing field maintenance for the site shown on the approved Site Plan (Drawing No: L1458) including a programme for implementation shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The approved schedule and implementation programme shall be complied with in full.
Reason - To ensure the satisfactory quantity, quality and accessibility of compensatory provision which secures a continuity of use and to accord with Development Plan Policy.
6) Within 6 months of commencement of development a community use agreement prepared in consultation with Sport England shall be submitted to and approved in writing by the Local Planning Authority and a copy of the completed approved agreement shall be been provided to the Local Planning Authority. The agreement shall apply to the football pitch transferred to Clacton County High School as a minimum and include details of hours of use, access by non-educational establishment users, management responsibilities and a mechanism for review, and anything else which the Local Planning Authority in consultation with Sport England considers necessary in order to secure the effective community use of the facilities. The football pitch shall not be used at any time other than in strict compliance with the approved agreement.
Reason - To secure well managed safe community access to the football pitch and to accord with Development Plan Policy.
7) Within 12 months of commencement of development (unless otherwise agreed in writing with the Local Planning Authority after consultation with Sport England):
a) A detailed assessment of ground conditions of the land proposed for the relocated cricket square (as shown on Drawing number 4.2 -12 December 2019) shall be undertaken (including drainage and topography) to identify constraints which could affect playing field quality; and
b) Based on the results of this assessment to be carried out pursuant to (a) above of this condition, a detailed specification to ensure that the new cricket square will be provided to an acceptable quality; and
c) A programme for the implementation of the detailed specification shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The works shall be carried out in accordance with the approved specification and implementation programme.
Alternatively, subject to it being satisfactorily demonstrated to the Local Planning Authority after consultation with Sport England that there is insufficient demand for the relocated cricket square, within 12 months of commencement of development (unless otherwise agreed in writing with the Local Planning Authority after consultation with Sport England), details of the siting, design and layout of a non-turf cricket pitch on the land proposed for the relocated cricket square (as shown on Drawing number 4.2 -12 December 2019) shall be submitted to and approved in writing by the Local Planning Authority [after consultation with Sport England] together with a programme for the implementation of the non-turf cricket pitch. The non-turf cricket pitch shall not be constructed other than in accordance with the approved details and implementation programme.
Reason - To ensure that the development is fit for purpose and sustainable and that site surveys are undertaken for new or replacement playing fields and that any ground condition constraints can be and are mitigated to ensure provision of an adequate quality playing field and to accord with Development Plan Policy.
8) Within 3 months of commencement of development a schedule of playing field maintenance for the Primary Cricket Square outfield area (as shown on Drawing number 4.2 Rev C -12 December 2019) including a programme for implementation shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The approved schedule and implementation programme shall be complied with in full.
Reason - To ensure the satisfactory quantity, quality and accessibility of compensatory provision which secures a continuity of use and to accord with Development Plan Policy.
9) Within 6 months of commencement of development, details of the siting, design and layout of the 3G artificial grass pitch proposed on the Clacton Leisure Centre site including a programme for implementation shall be submitted and approved, in consultation with Sport England, in accordance with the following specification:
- Design and Layout: The 3G artificial grass pitch design and layout (including the surfacing, line marking, goal storage recesses, fencing and spectator areas) should accord with Football Association guidance contained in the FA’s Guide to 3G
Football Turf Pitch Design Principles and Layouts;
- Dimensions: The overall area of the 3G artificial grass pitch shall be 106m x 70m and the football pitch line markings should be agreed with the Football Foundation and Essex County FA;
- FIFA Quality Accreditation: The pitch will need to be designed to meet the FIFA Quality standard http://quality.fifa.com/en/Football-Turf/Install-Football-Turf/Certification/ and will need to be tested on completion;
- Floodlighting: The proposed floodlighting will need to meet BS 12193 Class 2 and have an average maintained lux reading of at least 200 to accord with recommendations for full size 3G artificial grass pitches. The floodlighting design will need to accord with the FA’s Guide to Floodlighting. The 3G artificial grass pitch shall not be constructed other than in accordance with the approved siting, design and layout details and implementation programme.
Reason - To ensure the satisfactory quantity, quality and accessibility of compensatory provision within an acceptable timescale and to accord with Development Plan Policy.
10) Within 6 months of commencement of development, details of the siting, design and layout of the cricket practice net system proposed on the Vista Road Recreation Ground including a programme for implementation shall be submitted and approved, in consultation with Sport England, in accordance with the following specification:
- Design and Layout: The cricket practice net system should accord with England &
Wales Cricket Board’s Guidance Notes for the Provision and Installation of Non-
Turf Cricket Pitches and Net Cage Facilities and with England & Wales Cricket
Board’s Performance Standards for Non-Turf Cricket Pitches Intended for Outdoor
Use;
- Quantity: A minimum of 2 cricket practice pitches shall be provided;
- ECB Approved System: The cricket practice net system will need to be an ECB approved non-turf pitch system (details on the ECB’s website https://www.ecb.co.uk/be-involved/club-support/club-facility-management/surfacetypes)
- Security Fencing: Details of security fencing to enclose the cricket practice net system will need to be provided. The cricket practice net system shall not be constructed other than in accordance with the approved siting, design and layout details and implementation programme.
Reason - To ensure the satisfactory quantity, quality and accessibility of compensatory provision within an acceptable timescale and to accord with Development Plan Policy.
19/01606/FUL - Tendring Education Centre, Jaywick Lane, Clacton-On-Sea, Essex, CO16 8BE
The following conditions:
Conditions and Reasons:
1) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason - To comply with the requirements of Section 91 of the Town and Country Planning Act 1990, as amended by the Planning and Compulsory Purchase Act 2004.
2) The development hereby permitted shall be carried out in accordance with the following approved plans;
Reason - For the avoidance of doubt and in the interests of proper planning.
3) The tree planting shown on the approved landscaping drawing no's. 70-001 P1 shall be carried out during the first planting and seeding season (October - March inclusive) following the commencement of the development or in such other phased arrangement as may be agreed in writing by the Local Planning Authority. Any trees which, within a period of 5 years of being planted die, are removed or seriously damaged or seriously diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority agrees in writing to a variation of the previously approved details.
Reason - In the interests of visual amenity and the character of the area.
4) Within 3 months of commencement of development, a schedule of playing field maintenance, based on the maintenance works programme set out in section 5.1 of the approved Equivalent Quality Assessment Report (January 2020), for the site shown on Drawing number 3.2 Revision B -12 December 2019, including a programme for implementation shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The approved schedule and implementation programme shall be complied with in full.
Reason - To ensure the satisfactory quantity, quality and accessibility of compensatory provision which secures a continuity of use and to accord with Development Plan Policy.
5) Within 3 months of commencement of development, a line marking plan for the artificial grass pitch on the Tendring Education Centre site together with an implementation programme shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The approved line marking plan and implementation programme shall be complied with in full.
Reason - To ensure the satisfactory quantity, quality and accessibility of compensatory provision which secures a continuity of use and to accord with Development Plan Policy.
6) Within 6 months of commencement of development, the pedestrian access enhancement works shown on Drawing number 3.2 Revision B -12 December 2019, including the improved footpath, new steps and removed earth bund shall be implemented in full.
Reason - To ensure the satisfactory quantity, quality and accessibility of compensatory provision.
Supporting documents:
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