Springfield Stadium, Janvrin Road, St. Helier: Planning Application (P/2014/0509): Determination of Minister

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A decision made 23 June 2014:

Decision Reference: MD-PE-2014-0057			Application Number: P/2014/0509 (If applicable)
Decision Summary Title :	Springfield Stadium, Janvrin Road, St. Helier		Date of Decision Summary:		23 June 2014
Decision Summary Author:	Senior Planner		Decision Summary: Public or Exempt? (State clauses from Code of Practice booklet)		Public
Type of Report: Oral or Written?	Oral and written		Person Giving Oral Report:		Senior Planner
Written Report Title :	Department of the Environment Report and Update Report		Date of Written Report:		12 May 2014 and 03 June 2014
Written Report Author:	Senior Planner		Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: Springfield Stadium, Janvrin Road, , St. Helier, Jersey, JE2 4LF Remove existing play area. Create new play area. Alterations to football pitch surface, light fittings and erection of new fences. AMENDED DESCRIPTION to include modification of car parking areas and relocation of proposed play area.
Decision(s): The Minister approved the planning application P/2014/0509 subject to the conditions set out in the Reason for Decision section below. This decision follows the original Ministerial Public Meeting on Monday 16 June 2014 at which the application was deferred to conduct a detailed site visit as well as to consider possible amendments to the application from the Applicant regarding the play areas, car parking and landscaping. A site visit was conducted on 20 June 2014 by the Minister for Planning and Environment to discuss these possible amendments to the application and to further consider neighbours’ concerns. In attendance at this site visit was also the Planning Case Officer, Applicant and Agent, Deputy Mezec, Deputy Southern and certain neighbours. Following the formal submission of the amended plans from the Applicant and having conducted the site visit, the Minister determined to approve the planning application P/2014/0509 subject to the conditions set out in the Reason for Decision section below.
Reason(s) for Decision: The proposed development is considered to be acceptable having due regard to all of the material considerations raised. In particular, the development has been assessed against Policies SC03 and SC04 of the 2011 Island Plan, in which proposals for community facilities will be permitted as long as they are within the Built Up Area and within an existing community facility which this proposal is. The proposal would result in some loss of open space. Policy SCO4 states that the Minister will protect existing open space provision and the loss of open space will not be permitted except where it can be demonstrated that one of the 4 listed criteria are met. In this instance the 3G pitch can be used for a wide variety of community, soccer school, and schools use as well as for the Football Club and for the forthcoming Island Games. This offers a significantly greater community and Island benefit than existing. As such, the proposal is considered in accordance with Policy SCO4 of the Island Plan 2011. In addition, the representations raised to the scheme on the grounds of noise and disturbance, car parking, increased traffic, light pollution, landscaping and hours of use have been assessed. However, it is considered that the proposal accords with the terms of Policy GD1 of the 2011 Island Plan, in that subject to planning conditions it does not have an unreasonable impact on neighbouring properties or on the parking facilities and highways network. The following conditions are to be included in the Decision Notice: 1. The use of the 3G playing pitch hereby permitted shall only operate between the hours of 10:00 until 22:00 Monday to Friday, between 10:00 and 19:00 on Saturday's and between 10:00 and 17:00 on Sunday's. 2. Before installation, details of any floodlighting/external lighting on the site must be submitted to and approved by the Minister for Planning and Environment. This must include: a) The photometric data for the specified light fitting; b) A site plan showing the lux plot layout of all horizontal and vertical surfaces of the designed lighting layout across the site; and, c) A wall elevation/section showing the proposed mounting height and aiming position of each luminaire. 3. The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment, a scheme of landscaping to show additional landscaping and trees from existing. For clarification, the green landscaped area shall include the area marked in white on the approved 'General Arrangement Layout Plan' between the proposed car parking area to the southern part of the site and the southern entrance from Oxford Road, as well as landscaping behind the spectator area to the south of the pitch. The landscape plan shall provide details of the following; i) all existing trees, hedgerows and other plants, walls, fences and other features which it is proposed to retain on the site and on adjoining land within the same ownership; ii) the position of all new trees and/or shrubs, this must include the species of plant(s)/tree(s) to be planted, their size, number and spacing and the means to be used to support and protect them; iii) other landscape treatments to be carried out or features to be created, for example, any excavation works, surfacing treatments, or means of enclosure; iv) the measures to be taken to protect existing trees and shrubs; and, v) the arrangements to be made for the maintenance of the landscaped areas. 4. The car parking areas shown on the 'General Arrangement Layout Plan' hereby approved shall be used solely for the users of the facilities on the application site and shall not be leased out to other persons. For clarification purposes there shall be no car parking at any time directly adjacent to the rear of the spectator area to the south of the pitch, with the exception of the car parking spaces shown hatched in red on the approved 'General Arrangement Layout Plan'. Prior to the commencement of development a Management Plan showing how the car park will be operated to ensure the car parking is used only for users of the facilities on site and to show measures (including road markings) are provided to ensure car parking only takes place in the designated car parking spaces hatched in red on the approved 'General Arrangement Layout Plan'. The Management Plan shall be submitted to and approved in writing by the Minister for Planning and Environment. 5. Prior to the commencement of development, full details of the required cycle parking on the application site shall be provided to and approved by the Minister for Planning and Environment. 6. Notwithstanding any indications on the approved plans, prior to the commencement of development, full details (including visibility splays) of the proposed vehicle and pedestrian access from Janvrin Road into the newly created parking area in the north-east part of the application site as well as the proposed measures (which may include the use of bollards) to regulate the hardstanding area currently used for informal car parking to the road facing side of the grandstand, shall be submitted to and approved in writing by the Minister for Planning and Environment. 7. Notwithstanding any indications on the plans hereby approved, prior to the commencement of development, full details of a Sustainable Urban Drainage System which shall be the 'Grassguard Permeable Paving System' as submitted by the Applicant, for the car parking area to the north-east part of the application site shall be submitted to and approved in writing by the Minister for Planning and Environment. 8. INFORMATIVE: No development approved by this permission shall be commenced until a scheme for the disposal of foul and surface waters has been approved and implemented. 9. Notwithstanding any indications on the approved plans, prior to the commencement of development, full details of the drainage arrangements for the 3G pitch and spectator areas shall be submitted to and approved in writing by the Minister for Planning and Environment. 10. Notwithstanding any indications on the approved plans, all delivery and service vehicles delivering to the eastern part of the application site including the grandstand and cafe and Springfield Hall shall enter/exit from the south-eastern vehicle access from Janvrin Road and not use the north-eastern vehicle access from Janvrin Road. 11. Notwithstanding any indications on the approved plans, prior to the first use of the pitch, the Applicant shall submit a timetable/management plan to ensure that the pitch is used for community informal use at certain times of the week to be submitted to and approved in writing by the Minister for Planning and Environment. Reason(s) 1. To protect the amenities of occupiers of neighbouring properties, in accordance with Policy GD 1 of the Island Plan, 2011. 2. To ensure that the amenities of neighbours and the area, are not harmed through light pollution, in accordance with Policy GD 1 of the Island Plan, 2011. 3. To ensure that before development proceeds provision is made for a landscaping regime that will enhance the appearance of the development and help to assimilate it into the landscape, in accordance with Policy GD1 of the Island Plan, 2011. 4. To ensure satisfactory car parking provision is achieved on the application site for users of the facilities on site and to ensure sufficient manoeuvring space exists for vehicles. 5. To ensure a satisfactory level of cycle parking is provided on the application site. 6. In the interest of highway safety. 7. To ensure satisfactory drainage arrangements are achieved in the car parking area to the north-east of the application site. 9. To ensure satisfactory drainage arrangements for the pitch and spectator areas on the application site. 10. In the interests of highways safety. 11. To ensure the pitch facility is used by a variety of community users in compliance with Policy SCO4 of the 2011 Island Plan.
Resource Implications: None
Action required: Notify Agent, Applicant and all other interested parties
Signature: Deputy R C Duhamel		PLeg / AS Initials		Position: Minister for Planning and Environment
Date Signed:				Date of Decision (If different from Date Signed):