New training ground latest: Great news!!

As we know, Rovers are trying to secure a new training ground at Hortham Lane and have made a request to the South Gloucestershire Council to remove 2 conditions of the previous planning applications that was made back in the 1990's and again in 2001 by Bristol Rugby.

Rovers have been waiting for the decision on these 2 conditions and today the answer is on on the South Glos site. And its great news for us! We should hopefully hear soon from the club. But until then, here is the details provided on the South Glos site

CIRCULATED SCHEDULE NO. 49/16 – 9 DECEMBER 2016
App No.: PT16/4965/RVC
Applicant: Bristol Rovers Football Club Limited
Site: Colony Farm Hortham Lane Almondsbury Bristol South Gloucestershire BS32 4JW
Date Reg: 8th September 2016
Proposal: Erection of clubhouse, floodlights and store. Construction of vehicular and pedestrian
access and car park. Removal of conditions 7 and 13 attached to planning permission PT01/2726/F dated 13.11.01, (which relate to building opening hours and the personal, non-professional and specific users of the site by Bristol Combination Trustees.)
Parish: Almondsbury Parish Council
Map Ref: 362555 184471
Ward: Almondsbury
Application Category: Major
Target Date: 6th December 2016

THE PROPOSAL

1.1) The land at Colony Farm was originally granted planning permission for the erection of a clubhouse, store, floodlights and construction of new access, as well as the change of use of 11.3 ha of land from agriculture to sports playing fields back in 1993. Since then there have been a number of renewals of this consent, however officers can confirm that the development has commenced, together with the discharge of all pre- commencement planning conditions and therefore benefits from an extant planning permission, approved in November 2001.

1.2) The current application, submitted under Section 73 of the Town and Country Planning Act 1990 (as amended), seeks permission to remove two conditions attached to the 2001 planning permission as the applicant proposes to complete the development of the site in order to host training facilities for Bristol Rovers Football Club (BRFC). The applicant considers that the two planning conditions in question no longer meet the required tests for planning conditions, as outlined in Paragraph 206 of the National Planning Policy Framework and the applicant states that they 'unreasonably limit the
development on the site and are no longer required to fulfil their original purposes.’

1.3) The two conditions attached to PT01/2726/F subject to this S.73 application state:
Condition 7:
During school term time, the buildings hereby authorised shall not be available for use before 6pm each weekday without the written consent of the Council. During school holidays this restriction does not apply.
Reason:
In the interests of highway safety, and to accord with Policy RP1 of the adopted Northavon Rural Areas Local Plan; and Policy T12 of the South Gloucestershire Local Plan (Deposit Draft).
Condition 13:
This permission shall enure solely for the benefit of the applicant for training purposes as well as for other bodies for non-professional matches and for under 18’s and for members of the Bristol Combination Trustees and shall be used for no other purposes without written consent of the Council.
Reason:
Any such alteration will need to be assessed in terms of the impact upon the openness of the Green Belt, highway safety and residential amenities to accord with policies RP1 and RP34 of the adopted Rural Areas Local Plan; and policies GB1, T12 and LC5 of the South Gloucestershire Local Plan
(deposit draft).

RELEVANT PLANNING HISTORY

P89/1122- Use of land for playing fields. Refused 8.6.89

P92/2482- Change of use of 11.3 hectares of land from agriculture to sports playing fields. Permission granted 11.5.93

P92/2483- Erection of Clubhouse, store and floodlights pedestrian access and car park. Permission granted 12.5.93

P97/2404- Change of use of 11.3 ha from agriculture to sports playing fields (renewal of planning permission P92/2482 dated 11.5.93). Permission granted 14.1.98.

P97/2743- Erection of clubhouse, store and floodlights. Construction of vehicular and pedestrian access, and car park. Renewal of planning permission P92/2483 dated 12.5.93). Permission granted 9.4.98.

PT01/2726/F- Erection of clubhouse, store and floodlights; construction of vehicular and pedestrian access and car park. (Renewal of planning permission P97/27243 dated 9.4.98). Permission granted 13.11.01.

CONSULTATION RESPONSES

Almondsbury Parish Council:
The removal of the conditions will affect local residents and we want the conditions to remain.

Sport England:
A grassroots football club have been using the site since 2008/09. The club, Coalpit Heath Youth, would welcome an opportunity to discuss with BRFC access arrangements. Sport England seek to protect the site for community use and recommend that condition no.13 is amended to seek a community use agreement.

SGC Transportation DC:
It is confirmed that conditions 7 and 13 are no longer required for reasons relating to highway safety and therefore I have no objection to their removal subject to the remaining existing highway conditions being attached to any new consent.

SGC Environmental Protection:
No objection to the removal of the condition 7 and 13 but would recommend that any flood lighting which is installed does not give rise to light pollution or nuisance or impact on residential amenity.

Local Residents:
Objections:
Three letters of objection have been received from local residents, citing the following concerns:
Distraction to motorways users from floodlight.
Interference with Air Ambulance use at Almondsbury.
Increased traffic on Hortham Lane, a residential road.
Increased noise and hours of operation from the clubhouse.
Increase intensity of use of the site leading to noise and disturbance from floodlighting.
Support:
Twenty three letters of support for the application have been received, some from local residents, some from further afield:
A more efficient use of the land.
Sport England comments are questionable as Community Use. Agreements are designed solely for educational establishments to provide space for community team.
These improved quality sporting facilities will help young people and the local community.
An enhancement to a run down area as the site will be upgraded.
The proposals will help the young get involved with sport.
There will be no impact on traffic in the peak hours.
There will be no noise impact due to the existing noise levels from the motorway.
Proposal will create jobs.
The club support many educational and sporting groups in the community.
No visual impact.

ANALYSIS OF PROPOSAL

5.2) Condition 7:
During school term time, the buildings hereby authorised shall not be available for use before 6pm each weekday without the written consent of the Council. During school holidays this restriction does not apply.
Reason:
In the interests of highway safety, and to accord with Policy RP1 of the adopted Northavon Rural Areas Local Plan; and Policy T12 of the South Gloucestershire Local Plan (Deposit Draft).

The reason for imposing this condition relates solely to transport issues. The condition is designed to avoid heavy use of the adjacent highways during the evening peak hour in order to avoid congestion. Since the condition was imposed, a change in national policy – NPPF paragraph 37- states that a planning authority cannot refuse a development on highway grounds unless its impact is severe. A more stringent test than at the time the condition was imposed. Moreover, since the condition was imposed in 2001, there have been significant improvements to the local highway network due to the residential development of the adjacent Hortham Hospital site, which include a new signal controlled junction with Hortham Lane and the A38. In view of these changes, the Highway Authority (SGC Transport DC) does not have any objection to the removal of the condition. For these reasons therefore it is considered acceptable to remove Condition 7 from PT01/2726/F, as the impact of the development in transportation and highway safety terms before 6pm weekdays is not considered to be severe.

Condition 13:
This permission shall enure solely for the benefit of the applicant for training purposes as well as for other bodies for non-professional matches and for under 18’s and for members of the Bristol Combination Trustees and shall be used for no other purposes without written consent of the Council.
Reason:
Any such alteration will need to be assessed in terms of the impact upon the openness of the Green Belt, highway safety and residential amenities to accord with policies RP1 and RP34 of the adopted Rural Areas Local Plan; and policies GB1, T12 and LC5 of the South Gloucestershire Local Plan (deposit draft).

This condition therefore limits the users of the site to those set out in the condition. In order to fully understand the purpose of this condition, officers have considered the origins of it. The 2001 committee report stated, under the heading ‘Residential Amenity’ that the previous approvals were made personal to the applicant to ensure that the facilities were used for training purposes and non-professional matches in order to ensure that any changes to this were assessed in terms of residential amenity and traffic impact. The previous 1997 (renewed) permission for the clubhouse on this site included the same condition, with the officer report stating that the restriction to training only and use by the Bristol Rugby Club Combination Trustees and non- professional matches for under 18s would limit the intensity of use of the site. Further the formal reason for the condition is stated to be because the site is not within an area where the development proposed would normally be allowed and consent has been granted solely having regard to the particular circumstances of the case. The original 1993 planning permission was for a training ground for Bristol Rugby Club and the officer report stated that this was needed because it was not possible to floodlight their existing training ground at the Memorial and Combination Ground. Hence the equivalent condition limited the permission to the benefit of the applicant for training purposes only, with the reason being due to the particular circumstance of the case. Further planning history relating to the site concerns the Combination Rugby Ground, Gloucester Rd North, Filton. When planning permission was granted for the redevelopment of the site for warehouse and distribution uses together with the provision of two playing fields on 11 ha of land (P97/2267), the committee report stated that part of the justification for permitting the loss of playing fields on the Combination ground was that the applicant had secured planning permission for replacement pitches at Colony Farm. When the associated S 106 was eventually signed in 2004, whilst there was reference to this, there was no specific obligation for Colony Farm to remain in use by the Combination Trustees/ Bristol Rugby Club. The applicant for the current S 73 application has stated that the Colony Farm pitches were never used by the Rugby Clubs, who moved to alternative facilities. Indeed, the Combination Ground at Bonnington Walk, Horfield was recently granted planning permission for a new clubhouse and upgraded pitches and facilities. Officers have considered the comments from Sport England who are concerned that the site is currently used by Coalpit Heath Football Club, a grassroots amateur community club. Sport England have recommended a condition requiring commitment to providing continuing accessibility to this community club. Sport England usually recommend such a Community Use Agreement (CUA) in the case of educational establishments where there is an underuse of the facilities outside school hours. This is not the case in this instance. Whilst it is acknowledged that a non – professional football team have been using the site, the site was not originally developed for this club and there is no planning condition requiring it to be retained for this club, which is located some 4km away, severed by the M5 motorway and not accessible other than by the private car. There is therefore not considered to be an overriding planning reason for seeking to ensure that the site continues to be available to Coalpit Heath Club. In addition, it is noted that the site, although used by a community football team was private and closed off to use by the general public. Officers consider however than an Informative would be appropriate to draw the matter to the attention of the applicant and request that the possibility of some measure of shared use is explored. Officers consider having regard to the planning history above, that there is no continuing overriding reason to limit the use of the site to the previous applicant and Bristol Combination Trustees. The reasons for the condition relate to transport, Green Belt and residential amenity. The transport issue has fallen away (see comments above relating to Condition 7), and as the development is appropriate Green Belt development, Green Belt policy would not be breached by the use of the site for the same, outdoor recreational purposes by a different organisation. With regard to residential amenity, and the concern over potential increase intensity of use of the site leading to noise and disturbance, it is acknowledged that there is likely to be increased intensity of use of the site compared to its current use by Coalpit Heath FC. However the original planning permission for the sports use of the site was for a centre of excellence for the Rugby Combination Clubs, which would have been more intense than the current level of use. However this is not considered likely to be significantly detrimental to the amenity of the adjacent residents, the closest being adjacent to the western boundary of the site, as the clubhouse and car park are located within the centre of the site, some 80m from the nearest dwelling. Moreover, it is considered that the site is currently underused and a greater level of use will constitute and efficient use of the site. It is acknowledged however, that the applicant, Bristol Rovers FC, who intend to use the pitches for training, are a professional club who draw many 1000s of fans to home matches. It is therefore considered necessary to ensure that the permission is limited to preclude this taking place at the site, as this would significantly change the character of the planning permission, having regard to the reasons for imposing the condition: Green Belt, residential amenity and transport.

The following new condition is therefore considered appropriate:
The site the subject of this application (within the red line) shall be not be used for first team professional league or cup matches nor shall it be used for games/matches for which there is ticketed / paid admission.

Other issues raised by Local Residents
The three letters of objection from local residents raised the following other issues not already dealt with:
Distraction to motorway users from floodlights and disturbance to residential amenity from floodlights. Officers can confirm that the pitch floodlighting details have already been approved by officers discharging conditions on the previous extant consents relating to this site. The current application does not affect the floodlighting condition, which will remain on the decision notice, albeit updated to acknowledge the previous approval of details, but still requiring the ongoing obligation to only install lighting in accordance with approved details. In addition, any floodlighting for the car park will need the approval of the LPA. With regard to the perceived interference with Air Ambulance use at Almondsbury, officers can confirm that this site is on the other side of the M4 motorway, and will not be affected due to the provision of a 500m long Final Approach and Take Off area for the helicopters to take off and land safely. With regard to concerns over increased noise and hours of operation from the clubhouse, officers can confirm that the hours of operation limitations on the clubhouse attached to the existing planning permission will be repeated in the new planning permission the subject of this application.

CONCLUSION
6.1) In accordance with Section 38(6) of the Planning and Compulsory Purchase Act 2004, Local Planning Authorities are required to determine applications in accordance with the policies of the Development Plan, unless material considerations indicate otherwise.

6.2) The recommendation to grant permission has been taken having regard to the policies and proposals in the South Gloucestershire Local Plan (Adopted) January 2006 and the South Gloucestershire Local Plan Core Strategy (Adopted) December 2013 set out above, and to all the relevant material considerations set out in the report.

RECOMMENDATION

7.1) Permission be granted for the removal of condition 13 and the removal of condition 7 attached to planning permission PT01/2726/F.

CONDITIONS
1. Only such roofing and external facing materials approved in writing by the local Planning Authority shall be used in the construction of the building hereby authorised.
Reason: To ensure the satisfactory appearance of the development, in the interests of visual amenity and to accord with Policy CS1 of the adopted South Gloucestershire Local Plan: Core Strategy.

2. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out during the first planting and seeding seasons following the first use of the buildings or the completion of the development, whichever is the sooner; and any trees or plants which die, are removed or become seriously damaged or diseased within 5 years of planting shall be replace in the next planting season with others of similar size and species, unless the Council gives written consent to any variation.
Reason: To protect the character and appearance of the area to accord with policy L1 of the adopted South Gloucestershire Local Plan and Policy CS1 of the adopted South Gloucestershire Local Plan: Core Strategy.

3. None of the buildings shall be used until the associated car parking areas have been drained and surfaced and the parking facilities provided in accordance with the Council’s standards, and the facilities so provided shall not be used thereafter for any purpose other than the parking of vehicles. No materials shall be imported into the site for use in the construction of the parking and access facilities without the prior written agreement of the Council.
Reason: To ensure the satisfactory provision of parking facilities and in the interests of highway safety and the amenity of the area, and to accord with Policy T12 of the adopted South Gloucestershire Local Plan.

4. No external lighting shall be installed within the car park without the prior written consent of the Local Planning Authority.
Reason 1: In the interests of highway safety, and to accord with Policy T12 of the adopted South Gloucestershire Local Plan.
Reason 2: In the interests of the visual appearance of the area, and the openness of the Green Belt to comply with Policies L1 and GB1 of the adopted South Gloucestershire Local Plan and Policies CS1 and CS5 of the adopted South Gloucestershire Local Plan: Core Strategy.

5. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (as amended) and the The Town and Country Planning (General Permitted Development) (England) Order 2015 ( or any order revoking and re-enacting those Orders with or without modification) the premises shall not be used for any purpose other than that hereby authorised.
Reason: The use of the premises for any other purpose will require further consideration to assess the impact on highway safety and residential amenity; to comply with Policy T12 and LC5 of the adopted South Gloucestershire Local Plan and Policy CS1 of the adopted South Gloucestershire Local Plan: Core Strategy.

6. The Clubhouse building hereby approved shall be used solely in conjunction with the surrounding land as sports fields and shall not be severed or sold off to form a separate unit.
Reason: Any such changes will need to be assessed in terms of the impact on the openness of the Green Belt, highway safety and residential amenity. To accord with Policies T12 and LC5 of the adopted South Gloucestershire Local Plan and Policies CS1 and CS5 of the adopted South Gloucestershire Local Plan: Core Strategy.

7. The pitch floodlights shall be implemented only in accordance with the details that have previously been approved under application P97/2404 by the Local Planning Authority.
Reason: In the interests of visual and residential amenity and to accord with Policies L1 and LC5 of the adopted South Gloucestershire Local Plan and Policies CS1 and CS5 of the adopted South Gloucestershire Local Plan: Core Strategy.

8. Cycle parking facilities shall be implemented prior to the first use of the clubhouse hereby approved in accordance with the details that have been previously approved by the Local Planning Authority.
Reason: To ensure satisfactory cycle parking provision, in accordance with Policy T6 of the adopted South Gloucestershire Local Plan.

9. The opening hours of the clubhouse bar facilities hereby approved shall be restricted to 6pm to 12pm midnight on Mondays to Fridays, and 8pm to midnight at weekends only.
Reason: in the interests of residential amenity and to accord with Policy LC5 of the adopted South Gloucestershire Local Plan and Policy CS1 of the adopted South Gloucestershire Local Plan: Core Strategy.

10. Prior to the first use of the clubhouse hereby approved, a 2 metre wide footway on Hortham Lane linking from the existing footpath network on the west side of the Woodlands Lane junction, continuing along the site frontage to the main entrance, shall be implemented in accordance with a scheme to be first submitted to and agreed in writing by the Local Planning Authority.
Reason: To ensure the satisfactory provision of pedestrian facilities to the site, in accordance with Policies T12 and LC5 of the adopted South Gloucestershire Local Plan.

11. The site the subject of this application (within the red line) shall not be used for first team professional league or cup matches nor shall it be used for games/matches for which there is ticketed / paid admission.
Reason: Any such alteration would need to be assessed in terms of the openness of the Green Belt, highway safety and residential amenity, in accordance with Policies T12 and LC5 of the adopted South Gloucestershire Local Plan and Policies CS1 and CS5 or the adopted South Gloucestershire Local Plan: Core Strategy.


So there you go guys!!!!




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Nice to see the locals supporting the project in numbers, three letters of objections and twenty three in favour and while I don't mind people making sensible objections it is nice to see that some people can see past the end of their noses

 

That should shut some of the doom and gloom fookers up on Gaschat

 

Bristol Post finally reports this story today the 20th December - 11 days after this thread was made - and they treat it as 'breaking news'