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):

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

Department of the Environment

Planning and Building Services

South Hill

St Helier, Jersey, JE2 4US

Tel: +44 (0)1534 445508

Fax: +44 (0)1534 445528

Department of the Environment

Report for Planning Applications Panel

Site Visit

1. Application Number

P/2014/0509

2. Site Address	Springfield Stadium, Janvrin Road, St. Helier, JE2 4LF.

3. Applicant	Mr N McLinton Education, Sport And Culture

4. Description	Remove existing playarea. Create new playarea to west of site. Alterations to football pitch surface, light fittings and erection of new fences.

5. Type	Major Application

6. Date Validated	25/03/2014

7. Zones & Constraints	Built-Up Area Town of St. Helier Protected Open Space Primary Route Network Retail expansion Area
Summary	Springfield Park serves as the main football centre within the Island and as such is an important facility. Coupled with this the proposed use would increase community and schools use. This offers important benefits, although these need to be balanced against the loss of some of the open space as well as the visual and noise impact of the expansion of the existing sports facilities. As a result of the extension of the car park to the north-east part of the site as well as the provision of tarmac spectator areas around the pitch, some of the designated open space will be lost. This loss of open space is clearly an important matter to take account of as shown by the depth of objection to this proposal. The proposed development will intensify the existing football development and use on the site and as a result will change the character of Springfield Park from its original concept of a football pitch within a landscaped park and more towards the football use being predominant, albeit retaining the park and retaining the vast majority of the open space. This recommendation is an on-balance recommendation and has come about through much consideration as to achieving the correct balance between promoting the expansion of the football facilities as the centre of football in Jersey for the benefit of the Island against the resultant change in character of Springfield. It should also be noted that when Springfield was first developed the Town Park did not exist. Since the Town Park’s inception it does now provide an alternative recreation area not far away. 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. The site is located within the Built up Area on an existing sports and leisure site which currently has a large grandstand, floodlights and other ancillary features. Any new development would be seen in the context of this sports facility and would thus not be in its nature out of keeping with the existing use. The proposed development would however intensify the existing use (including the spectator areas and 3.2m high fencing around the pitch) and whilst this is a positive in some ways this would have a resultant impact on the surrounding area. Policy GD1 of the Island Plan 2011 is relevant in this instance regarding the evaluation of the impact of the proposed development on the landscape and street scene. It is considered that the proposal will cause some visual harm to the surrounding environment and area, but that due to its context within an existing sports facility in the Built up Area that this harm would not be serious harm requiring a refusal under Policy GD1. With regard to car parking on the site, a balance needs to be found on sites such as this within central areas of St Helier to provide sufficient parking whilst not encouraging commuter parking. It is considered that this proposal is acceptable in this regard and removes the existing Permit Holders commuter car parking from the site and extends the existing car park to the north-east to provide sufficient car parking for the users of the facilities whilst being in a sustainable location for pedestrians and cyclists visiting the site also.
Department Recommendation	Approval

8. Site Description & Existing Use	Springfield sports stadium is located close to the centre of St Helier, to the south of Springfield Road and to the west of Janvrin Road with its two main vehicle accesses from this road. The site is surrounded by a mix of uses but is mainly residential in character with some commercial uses such as a garage to the north and hotels to the west. Springfield has a variety of uses mainly based around a leisure use with its sports centre, football pitch and associated grandstand and a 5 a-side pitch as well as a Nursery in Springfield Hall and ancillary offices and car parking. Several residential properties to the south of the site also benefit from vehicle and pedestrian access to their properties from the south-east access in the application site from Janvrin Road.

9. Proposed Development	To change the existing grass football pitch to an artificial 3G pitch, this would be for use by the football club as well as for community and school use and would be used as part of the forthcoming Island Games. The proposed hours of use of the 3G pitch are 10:00 am start (09:00 on Saturday) until 22:00 weekday’s (except 23:00 on Wednesday’s, 19:00 on Saturday’s and 17:00 on Sunday’s). There are no existing planning conditions restricting the hours of operation of the sports facilities including the pitch on the application site. The Agent on behalf of the Applicant has informed the Department that the sports centre currently operates to the hours listed above with the exception that the sport centre opens at 06:30 weekday’s and opens 09:00 at the weekend. The proposal is also to change the existing light fittings to the floodlights and to construct new tarmac standing areas around the west, north and south side of the pitch. (no terracing in the form of steps to these standing areas is proposed) To the rear of the spectator areas would be a 3.2m high green mesh fence to prevent contamination of the 3G pitch as well as for security reasons and to stop the ball. Beyond this fencing would be a further tarmac area. The car park to the north-east part of the site would be extended to provide a total of 45 marked out parking spaces. As a result of this extension of the car park, the existing play area to the north-east of the pitch would be relocated to the south-west part of the site (which is currently a grassed area with an informally marked out mini football pitch) adjacent to the existing enclosed 5 a-side football pitch. The eastern part of the existing children’s play area would become car parking and the existing western part of this play area (to the north of the existing pitch) would become a grassed area. In total the proposed car parking on the application site would consist of: 45 parking spaces to the north-east part of the site 5 parking spaces to the east of the grandstand facing onto Janvrin Road 15 parking spaces to the east of the pitch (3 of these spaces are under the existing canopy of Springfield Hall) 23 parking spaces to the south of the pitch This equals in total 88 proposed parking spaces. Following negotiation with the Department to reduce the number of permit holders parking on site, the Applicant has confirmed that of these 88 parking spaces, 8 would be for Permit Holders and the remaining 80 parking spaces would be for users of the facilities on the application site only. The existing car parking consists of: An unspecified number of parking spaces informally parked in the north-east part of the site (please note this parking area has never received planning permission for parking but has existed for more than 8 years and therefore is immune from planning enforcement) 5 parking spaces to the east of the grandstand facing onto Janvrin Road 19 parking spaces to the east of the pitch (4 of these spaces are under the existing canopy of Springfield Hall) 49 parking spaces to the south of the pitch Giving a total of 73 existing parking spaces plus the informal parking area to the north-east part of the site. Please note: Outside the application site to the north, the Applicant operates a 43 space car park for use by Permit Holders

10. Relevant Planning History	D/1984/0001 - Proposed vehicle car park and access link between Co-op Food Centre and Springfield Grounds and formation of one-way vehicle system – Approved - 31/05/1985 P/1995/0275 - Demolish remaining car hire shed and RJA and H.S. headquarters. Lay new re-orientated pitch and construct new grandstand with ancillary sports facilities and offices. New landscaping and planting layout with associated site works and boundary walling with railings – Approved - 19/04/1995 which included the following conditions: 8. Condition: Space for the parking of 125cars shall be provided within the site, thereafter maintained and used for no other purpose, to the satisfaction of the Planning and Environment Committee. 9. Condition: The areas shown on plan No. 1375/18A to be laid out for car parking shall be used solely for the benefit of the site and shall not be leased out to other persons without the express consent of the Planning and Environment Committee. 11. Condition: That the use of the all weather court in the south-west corner of the site shall not extend beyond 9:00p.m. D/1995/0508 - Construct new football pitch (phase 2) – Approved - 29/06/1995 D/1995/0562 - Construct new grandstand (Phase IV). REVISED PLANS; Revised layout to catering and bar facilities – Approved - 11/12/1997 D/1995/0577 - Construct new external works and landscaping with floodlights (Phase III) – Approved - 01/08/1995 P/1995/1624 - Demolish existing community hall and construct new community hall – Approved - 18/01/1996 D/1996/0157 - Demolish existing community hall and build new community hall. REVISED PLANS: Internal fitting out at ground floor level to form creche and activity rooms. External enclosed play area to crèche – Approved - 16/12/1997 P/1998/0820 - Provision of temporary car park – Refused - 27/07/1998 P/2000/1562 - RETROSPECTIVE: Use of south west corner of Springfield site as temporary car park until 31st December 2000 – Refused - 13/11/2000 SP/2004/2029 - Erect 7m high ball stop fencing to section of west boundary – Approved - 05/11/2004 P/2011/0160 - Change of use of 2 No. areas of the site to car parking. AMENDED PLAN RECEIVED: Incorporation of play area into existing parking area together with the delineation of parking area into 44 spaces. FURTHER AMENDED PLANS RECEIVED: Incorporation of play area into existing parking area to create 49 car parking spaces - Withdrawn - 15/08/2011

11. Consultations

Parish of St Helier in its letter dated 09 April 2014 state:

‘The Committee are concerned that car parking availability is being reduced. Exact number of lost spaces is not clearly identified.
Is not supportive of the loss of green space even if it is for playground facilities which exist.
If car parking is lost due to requirements for pitch improvements some of the private spaces should be taken back to compensate.
The applicant should explore ways of improving the safety of the entry/exit for the cycle route at the Val Plaisant junction’.

Highways section of TTS in its letter dated 25 April 2014 state that: ‘The proposed arrangement is acceptable. There are no proposed changes to the vehicular accesses onto the public highway. The Department has no objection’.

Drainage section of TTS in its letter dated 14 May 2014 state that: ‘The department has no objection in principle. The existing site has been provided with a separated foul and surface sewers in Janvrin Road apart from the grounds mans shed to the west of the site that drains to a tight tank/cess pool. The site has been provided with a specific ground water drainage system to the public surface water sewer in Oxford Road’.

Environmental Health Team of H&SS in its letter dated 03 April 2014 state: ‘The lighting units provided in the scheme must be erected and directed so as to avoid/prevent nuisance to residential or other accommodation in close proximity to the proposed scheme. To that end the scheme must comply with the Institution of lighting professional guidance’.

The States Police (crime reduction) were consulted, but no response has been received as yet. Will be reported to Panel when received.

All consultations are attached with the background papers

12. Representations

7 letters of objection have been received including from the Constable of St Helier. The Constable raises the following issues:

Major concern about the relocation of the play area and that the area occupied by it is to be given over to car parking.
Loss of open space
Springfield ‘park’ over the years has seen a series of incursions into the open space, such as the ball court area, significant areas of car parking and now this latest proposal.
If ESC is so short of car parking it should take back the 43 spaces which were originally intended for use by Springfield users but which have for many years been used as a cash cow to provide income from private non-residential parking.
The original vision for Springfield as a public park available for picnics, informal ball games, sunbathing etc and including generous provision of trees, benches and floral areas has been almost completely forgotten by the Department.
Any existing trees removed as part of the development should be replaced.

The letters of objection raise the following points:

Loss of open green space
Springfield management seem obsessed with increasing car parking. There is already enough car parking.
Understand that there is insufficient parking for bona-fide users of the sports complex. This is certainly due to the alienation of parking spaces for permit reserved parking which is a lucrative source of income.
Loss of amenity to adjacent residents
Existing problems of noise from the 5 a-side football cage. The relocated play area would cause anti-social noise problems in the evenings from youths. Greater noise and disturbance as a result.
Increased traffic. Parking in the area is already poor and any increase in traffic will just add to the existing problems.
Increased light pollution
The public opening hours until 10 pm should require additional security to restrict noise and disturbance
Removal of trees would increase noise issues
Existing parking problems including people parking anywhere they can and queues into the site.
Proposed hours of use too much

A petition with 36 names against the development has been received.

The Agent on behalf of the Applicant has confirmed the following:

The 3G pitch would be for use by the JFA as well as school use, soccer schools in the holiday period, community development and JFA’s own programmes. The JFA and ESC are keen to keep the 10pm closing time.
A 3.2 m high fence is a requirement of the English FA at this height to prevent the surface from contamination, as well as to stop the ball and prevent people climbing over.
The pitch and surrounding land drainage is currently taken to 4 soakaways located in the four corners of the pitch. Proposing to keep this system which is in effect already a suds (sustainable urban drainage system) as it allows water to be percolated back through a filtration layer.
The spectator areas need to be tarmac as required by the English FA and cannot be an uneven surface; however these areas are relatively small and are sloped towards the pitch to provide banking for spectators. Paviours laid on the proposed 1:6 gradient will tend to slide downhill and would be uneven.
Happy to provide a suds drainage system to the north-east new car park.
Significant reduction in permit holders car parking from existing of 23 spaces. This is considered a major concession by ESC.
•Do not intend to provide a sandpit as would be difficult to maintain and would become contaminated.
The proposed fence around the pitch would be a nylon coated steel fence in a green colour.
The parking to the south of the site is to be used for both staff and permit holders.

All letters of representation and responses are attached with the background papers

13. Planning Assessment
a) Overarching policy constraints	Policy SCO3 – Community facilities Proposals for the development of new or additional community facilities or for the extension and/or alteration of existing community premises will be permitted provided that the proposal is: 1. Within the grounds of existing community facilities, or 2. Within the Built-up Area The proposed development is partially for the use of the pitch for the community and schools etc and therefore could be seen as a community facility. Policy SCO3 refers to a community use as one which provides an open and flexible space that can be used for a variety of functions including sports halls. It is arguable if the proposed use is a community use according to this definition. But in any case, the proposed use is considered desirable and is extending an existing leisure/community use within the Built up area within St Helier which is broadly to be encouraged in sustainability terms. Policy SCO4 – Protection 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 which are as follows: 1. Its loss will have no serious impact on the adequacy, quality and accessibility of provision of the type of open space affected by the proposal; 2. Alternative replacement provision of the same or better extent, quality and accessibility of open space can be provided; 3. The proposal will be of greater community or Island benefit than the existing open space resource; 4. Its loss would not seriously harm the character and appearance of the locality. As a result of the proposed relocation of the play area with the extension of the car park to the north-east part of the site, some of the designated open space will be lost. This partial loss of open space needs to be balanced against the gain achieved through the provision of the 3G pitch to replace the existing grass pitch. The 3G pitch will allow the sports facility to be used for more hours than the existing situation (please see proposed usage timetable submitted by the Agent) and the pitch will be to a higher quality than existing. 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 particularly for the footballing community than existing and the open space in general. It should also be noted that when Springfield was first developed the Town Park did not exist. Since the Town Park’s inception it does now provide an alternative recreation area not far away. It is considered in this instance that the benefits from the proposal outweighs the partial loss of open space and as mentioned above will have a greater community and Island benefit than existing. As such, the proposal is considered in accordance with Policy SCO4. Policy GD1 – General development considerations Policy GD1 states that development proposals will not be permitted unless certain criteria are met including: 1. contributing towards a more sustainable form and pattern of development, 2. does not seriously harm the Island’s natural and historic environment 3. does not seriously harm the amenities of neighbouring uses. It is considered that the proposed development is in accordance with Policy GD1 as the development contributes to a sustainable form of development with its more efficient use of the existing sports facility in this central location within close proximity to residents, schools and bus routes and being easily accessible to pedestrians and cyclists. The proposal is not considered to cause serious harm to the environment or to the amenities of neighbouring uses, issues which are considered in more detail in the assessment section below. Policy GD7 – Design quality Policy GD7 states that a high quality of design will be sought in all developments and sets out 7 criteria that need to be adequately addressed and appropriately responded to, including regarding scale, form and massing, the relationship to existing buildings and form and character and incorporation of features to design out crime. It is considered that the proposed development is in accordance with Policy GD7 as outlined in the assessment section below. Strategic Policies Policy SP2 – Efficient use of resources Development should make the most efficient and effective use of land, energy, water resources and buildings to help deliver a more sustainable form and pattern of development and to respond to climate change. Policy SP7 – Better by design All development must be of high design quality that maintains and enhances the character and appearance of the area of Jersey on which it is located. Transport Policies Policy SP6 – Reducing dependence on the car Policy SP6 states that applications for development such as for leisure use must be able to demonstrate that they will reduce dependence on the private car by providing for more environmentally friendly modes of transport and sets out 6 criteria which must be demonstrated to have met including accessible to pedestrians, cyclists and public transport and does not lead to an unacceptable increase in vehicular traffic. Paragraph 8.135 of the Transport section of the Island Plan clarifies that ‘the aim in the central area is to restrain commuter trips but not essential business trips. Levels of on-site parking for new developments need to provide for the reasonable operational needs of businesses but not provide a level of parking that encourages commuting by car’. It is clear from the above quotation that a balance needs to be found within central areas of St Helier to providing sufficient parking whilst not encouraging commuter parking. The proposed development would provide ancillary car parking for the users of the facilities on site including the play area and pitch. This proposed parking is not strictly public parking as provided at Minden Place and the like and therefore Policy TT10 on off-street public parking is not applicable. Whilst Policy TT11 on Private car parks in St Helier is also not applicable in this instance as it is not a new private car park in its own right but is ancillary parking to the main use as a leisure use. Policy TT4 – Cycle parking This policy seeks to encourage cycle use and states that cycle parking provision will be required in all new developments. Considering the development’s public use it is considered essential that sufficient cycle parking is provided on site and therefore a condition is recommended to provide sufficient cycle parking on site. Waste Management policies Policy WM1 – Waste management and new development The Minister will encourage the minimisation of waste generated as part of the construction activity and an increase in the recycling, re-use and recovery of resources. Policy LWM3 – Surface water drainage facilities The Minister will expect proposals for new development and redevelopment to incorporate Sustainable Drainage Systems (suds) into the overall design wherever practicable. The Applicant has agreed following negotiation with the Department that the proposed parking area to the north-east of the site will have a Suds system and has accepted a condition to this effect. A condition is recommended for further details for the drainage on the pitch and spectator standing areas.

b) Scale Form, Siting & Design	The proposed development needs to be considered against Policy GD7 – Design Quality and Policy GD1 – General Development Considerations. These Policies set out that a high quality of design will be sought within developments and that the development should not cause a serious harm to the natural and historic environment and to neighbouring uses. It is considered that the 3G pitch in itself will have a limited impact on the surrounding area and will be to an acceptable design. The spectator area will be seen within the context of the pitch and sports complex and is considered to be of an acceptable design. The main concern is regarding the 3.2m high fence around 3 sides of the pitch. This fence would be green in colour and of a mesh design which would allow for views through. The Applicant states that this height of fence is essential to the use of the pitch and without this height of fence the pitch would not meet FA requirements. A 2m high fence would reduce the impact of the fence. It is considered though, on balance, due to the essential nature of the fence at this height that the fence would be acceptable and is fairly common at this height or higher around sports pitches in the Island such as at Grouville School.

c) Impact on the Landscape/Street	The site is located within the Built up Area on an existing sports and leisure site which currently has a large grandstand, floodlights and other ancillary features. Any new development would be seen in the context of this sports facility and would thus not be in its nature out of keeping with the existing use. The proposed development would though intensify the existing use (including the spectator areas and 3.2m high fencing around the pitch) and this would have a resultant impact on the surrounding area. Policy GD1 of the Island Plan 2011 is relevant in this instance regarding the evaluation of the impact of the proposed development on the landscape and street scene. It is considered that the proposal will cause some visual harm to the surrounding environment and area, but that due to its context within an existing sports facility in the Built up Area that this harm would not be serious harm as set out in Policy GD1. In addition there are other benefits from this proposed development in terms of Policy GD1 such as the development contributes to a sustainable form of development with its more efficient use of the existing sports facility in this central location within close proximity to residents, schools and bus routes and being easily accessible to pedestrians and cyclists. There would be a loss of open space as a result of this proposal with the parking area in the north-east being extended into part of the existing play area and the tarmac spectator areas extending into existing green banking. Policy SC04 is relevant regarding the protection of open space. Despite this partial loss of the open space, it is considered that there are benefits which outweigh this loss: as the proposed 3G pitch will increase the usage, accessibility and quality of the pitch facility over existing by allowing for the pitch to be used for longer hours and of a high standard of pitch surface than existing. As such, the proposal is considered in accordance with Policy SCO4.

d) Impact on Neighbours	The issue of visual impact on neighbours has been considered above. It is considered that there will be not be an unacceptable loss of privacy to neighbouring properties from the proposed development. Objections have been raised from adjacent residents regarding the relocation of the play area amid concerns about noise and disturbance and anti-social behaviour from youths in the evening in the play area. In terms of noise from the play area from children during the daytime this is not considered unacceptable bearing in mind its central built up nature and existing leisure use. The issue to neighbours appears to be more about noise and anti-social behaviour from youths during the evening. This issue will be regulated to a degree by the use of the pitch until 10pm in the evening which will provide natural surveillance and staff will be needed on the application site to manage the pitch use until 10pm and they will be able to deal with any problems at that time. After 10 pm this issue becomes more difficult to police and ESC will need to organise a management plan for the security of the site after this time. The States Police have been consulted on this issue and as yet no response has been received. But will be reported to Panel Members when the response has been received. The pitch is proposed to be used until 10pm which will have a knock on effect in terms of noise from people playing football and in terms of floodlight use. It is considered though that subject to an hours of use condition restricting the use until 10pm that the use of the pitch would not be unacceptable on this existing sports complex within the Built up Area in which lower amenity standards may be expected than in the countryside and which has no existing planning conditions restricting its hours of use on the application site.

e) Access, Car Parking & Highways Considerations	The proposed development utilises the existing parking areas whilst extending and marking out spaces in the car park in the north-east of the site. Following negotiation with the Agent to remove the permit holders parking on site, the Applicant has confirmed that the whole of the application site (with the exception of 8 parking spaces to the south part of the site) is intended to be available for users of the facilities on site and not for permit holders such as for commuters. It is though considered that the whole site should be used for parking for people using the facilities on site and therefore a condition is recommended to this end to ensure that the parking spaces are not leased out as per Condition 9 on Permit P/1995/0275. A condition is recommended to ensure adequate cycle parking is provided on site. A condition is also recommended regarding the access arrangements from Janvrin Road into the proposed car park in the north-east of the site as this has never been formalised.

f) Foul Sewage & Surface Water Disposal	The proposed drainage is considered acceptable subject to a condition for further details confirming the drainage on the pitch and spectator standing areas. The proposed parking area to the north-east of the site will have a Suds system and a condition is recommended to ensure this is achieved.

g) Landscaping	A condition is recommended to ensure a landscape plan is submitted for approval to ensure suitable landscaping is provided on site and any trees removed are replaced.

h) Planning Obligations	N/A

i) Other Matters	N/A

14. Conclusion

Springfield Park serves as the main football centre within the Island and as such is an important facility. Coupled with this the proposed use would increase community and schools use. This offers important benefits, although these need to be balanced against the loss of some of the open space as well as the visual and noise impact of the expansion of the existing sports facilities.

As a result of the extension of the car park to the north-east part of the site as well as the provision of tarmac spectator areas around the pitch, some of the designated open space will be lost. This loss of open space is clearly an important matter to take account of as shown by the depth of objection to this proposal.

The proposed development will intensify the existing football development and use on the site and as a result will change the character of Springfield Park from its original concept of a football pitch within a landscaped park and more towards the football use being predominant, albeit retaining the park and retaining the vast majority of the open space.

This recommendation is an on-balance recommendation and has come about through much consideration as to achieving the correct balance between promoting the expansion of the football facilities as the centre of football in Jersey for the benefit of the Island against the resultant change in character of Springfield.

It should also be noted that when Springfield was first developed the Town Park did not exist. Since the Town Park’s inception it does now provide an alternative recreation area not far away.

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.

The site is located within the Built up Area on an existing sports and leisure site which currently has a large grandstand, floodlights and other ancillary features. Any new development would be seen in the context of this sports facility and would thus not be in its nature out of keeping with the existing use.

The proposed development would however intensify the existing use (including the spectator areas and 3.2m high fencing around the pitch) and whilst this is a positive in some ways this would have a resultant impact on the surrounding area.

Policy GD1 of the Island Plan 2011 is relevant in this instance regarding the evaluation of the impact of the proposed development on the landscape and street scene. It is considered that the proposal will cause some visual harm to the surrounding environment and area, but that due to its context within an existing sports facility in the Built up Area that this harm would not be serious harm requiring a refusal under Policy GD1.

With regard to car parking on the site, a balance needs to be found on sites such as this within central areas of St Helier to provide sufficient parking whilst not encouraging commuter parking. It is considered that this proposal is acceptable in this regard and removes the existing Permit Holders car parking from the site and extends the existing car park to the north-east to provide sufficient car parking for the users of the facilities whilst being in a sustainable location for pedestrians and cyclists visiting the site also.

15. Department Recommendation	APPROVAL

16. Conditions	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 which 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. 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 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 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 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 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 developement 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, 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. 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 NE 4 and BE 6/ NE 6/ NE 7 (delete as appropriate) of the Island Plan, 2011. 4. To ensure satisfactory car parking provision is achieved on the application site for users of the facilties on site. 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.

17. Reason for Approval	The proposed development is considered to be acceptable having due regard 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.

18. Background Papers	1:2500 Location Plan Consultation responses Letters of objection and petition Responses from agent including Indicative pitch use timetable