Agenda item

PLANNING APPLICATION NO.12/1030/03 - Sandy Park Stadium, Sandy Park Way, Exeter, EX2 7NN

To consider the report of the Assistant Director City Development.

 

(Report circulated)

 

Minutes:

Councillor Owen declared a personal interest as his daughter lives in the current Match Day Access Strategy zone.

 

The Assistant Director City Development presented the application for the redevelopment to increase capacity from 10,750 to 20,600 by new and extended grandstands, additional parking, bus/coach drop off and additional conference centre facilities at Sandy Park Stadium, Sandy Park Way, Exeter.

 

Members were advised that the site comprised the rugby stadium situated at Sandy Park which was sandwiched between the A379 and the David Lloyd Centre to the north, the M5 and slip road to the east, Old Rydon Lane to the south and Sandy Park Farm to the west. Vehicular access to the site was via a junction on the A379 to the north-west of the site, with an emergency access, also used as coach/bus exit only, onto Old Rydon Lane. Pedestrian/cycle access to the site was principally obtained via a purpose built pedestrian/cycle bridge over the A379 from the north, secured as part of the original approval for the stadium, and via Old Rydon Lane from the south.

 

The Assistant Director City Development stated that the site had consent for an extension to the main stand, and additional new stands to increase the capacity to 13,956. This consent had not yet been implemented. This application sought to increase capacity from the current 10,744 to 20,600 in the form of an extension to the existing West stand and new permanent stands on the remaining three sides of the ground. The proposal also included increasing the Conference and Banqueting facilities from the existing capacity of 600/650 to 2,675. The parking would increase from 154 spaces to 395 spaces, with parking being limited to 254 spaces on match days to allow for TV cameras and crew and buses/coaches.

 

Members were updated on the issues including the visual prominence, sustainability and the transport issues. The Highways Authority and Highways Agency were now satisfied subject to appropriate conditions limiting increased capacity until such time as additional travel surveys and Junction 30 improvements had been carried out and a revised Match Day Access Strategy had been approved. The conference centre would be constructed to Breeam excellent standard.

 

Members were circulated with an update sheet advising that David Lloyd Leisure had retracted their objection; details of three additional letters of representation; minor design changes; revised consultation responses from the Highways Authority and Highways Agency with details of appropriate conditions and advising that the Section 106 was no longer required.

 

The recommendation was for approval, subject to the conditions as set out in the report and modified by the update sheet.

 

Councillor Henson, having given notice under Standing Order No.44, spoke on this item. He raised the following points:-

  • no objection in principle to Exeter Rugby Club’s expansion plans and the desire to play International Rugby
  • had concerns regarding the use of Old Rydon Lane; use would increase once the capacity increased
  • evening games were a big challenge; how to move spectators safely and quickly away from the ground, particularly if the capacity was to increase to over 20,000?
  • the barrier should be removed from the footbridge over the A379
  • understand expansion necessary but need to get it right.

 

Mr Richardson spoke against the application. He raised the following points:-

  • was a season ticket holder at Sandy Park and member of the Chiefs’ supporters club
  • concern regarding pedestrian safety along Old Rydon Lane to the Stadium
  • with all the development in the area, in excess of 1,600 homes, and with the new rail halt promised at Newcourt; the proposal would lead to the increase use of Old Rydon Lane to access the Stadium
  • the rail link from Exmouth to Digby Halt was already well used and could not cope at peak times
  • if the use of narrow public path along the side of the railway adjacent to Liberty Way increased this would be dangerous, as it was necessary at present to walk single file and there was also a flight of steep steps; using this path in poor light or darkness would be very hazardous.

 

In response to Members, Mr Richardson clarified that his main concerns was lack of an adequate footpath and inadequate lighting for spectators when leaving the Stadium via Old Rydon Lane.

 

Mr Rowe (applicant) spoke in support of the application. He raised the following points:-

  • thanked Exeter City Council Members and Officers for their support over the years
  • looking to increase the capacity to just over 20,000 to be able to take the club forward in England and Europe; and expand the Conference and Banqueting facilities to increase income
  • the Conference and Banqueting centre would be the largest centre of it’s kind in the South West; this facility was required to support the club
  • was a challenging time for the club
  • asked the Committee for their support.

 

In response to Members, Mr Rowe clarified that there was no Police presence required for matches; photo voltaic panels would be installed on the Southern Stand and conference centre; Sandy Park was a market leader in the facilities that it provided; last year had three sell outs, anticipated that the numbers would gradually increase as the club moved into Europe and that once the stadium was at maximum capacity he would envisage it would be full once or twice a year; and the expansion of the Conference and Banqueting facilities would create additional employment.

 

During discussion, Members raised the following points:-

  • Exeter Rugby Club had moved into European Rugby quicker than had been envisaged
  • a lot of work had gone into the original application to get it right
  • concerns over the lack of lighting on Old Rydon Lane and Apple Lane; this could cause safety issues
  • the barrier on the footbridge caused spectators leaving a match to back up across the bridge causing safety issues; it should be removed
  • concern over the use of Old Rydon Lane for picking up and dropping off of spectators
  • would the new residential development in Newcourt have the same match day restrictions that apply in Digby and surrounding areas?
  • Local Ward Members should be consulted on the Match Day Access Strategy before it was agreed.

 

Mr Hulland, Transportation Studies Manager, Devon County Council, clarified that plans would be made to remove the barrier on the footbridge over the A379 within the next couple of months.  When the Newcourt Rail halt was built the lighting of the access to this halt would need to be looked at, although street lighting in this area could form part of any further residential planning applications on the Newcourt development. The Match Day Access Strategy would evolve as evidence emerged from additional travel surveys. The original consent in 2004 enabled match day parking restrictions to cover an area of 1.5km from the Stadium which would include Newcourt.

 

The Assistant Director City Development clarified that a stadium capacity exceeding 11,700 spectators could not be in force until a Match Day Access Strategy had been agreed with the Local Planning Authority. Members concerns regarding the adequate lighting of Old Rydon Lane and Apple Lane and the use of the emergency access on Old Rydon Lane for dropping off and picking up would be taken forward with the relevant bodies. The Local Ward Members could be consulted on the Match Day Access Strategy before agreed.

 

RESOLVED that planning permission for the redevelopment to increase capacity from 10,750 to 20,600 by three new grandstands, additional parking, bus/coach drop off and extension to west stand including conference centre to south stand be approved subject to the following conditions:-

 

1)

C05  -  Time Limit - Commencement

 

2)

C15  -  Compliance with Drawings

 

3)

C17  -  Submission of Materials

 

4)

C12  -  Drainage Details

 

5)

C35  -  Landscape Scheme

 

6)

C37  -  Replacement Planting

 

7)

Unless otherwise agreed the playing area and spectator facilities in the main stadium shall only be used for the purposes of playing rugby or other sporting activities. The site shall not be used for public performance of musical events.

Reason: To enable the Local Planning Authority to retain control over the use.

 

8)

The designated disabled parking areas shown on the approved drawings shall be retained at all times.

Reason: To ensure that adequate provision is made for disabled parking.

 

9)

No development shall take place on site until a full investigation of the site has taken place to determine the extent of, and risk posed by, any contamination of the land and the results, together with any remedial works necessary, have been agreed in writing by the Local Planning Authority. The buildings shall not be occupied until the approved remedial works have been implemented and a remediation statement submitted to the Local Planning Authority detailing what contamination has been found and how it has been dealt with together with confirmation that no unacceptable risks remain.

Reason:  In the interests of the amenity of the occupants of the building(s) hereby approved.

 

10)

The access from the site to Old Rydon Lane shall only be used by emergency or maintenance vehicles, and not as general means of access to or from the stadium and conference facilities.

Reason: In the interests of highway safety.

 

11)

A Construction and Demolition Environmental Management Plan (CEMP) shall be submitted to and agreed in writing by the Local Planning Authority prior to the commencement of development, and adhered to during the construction period. This should include details of the monitoring and mitigation measures to control the environmental impact of the development during the construction and demolition phases, including site traffic and emissions of noise and dust. This should include details of the phasing and timing of work and measures that will minimise the impact of construction traffic on the local road network, including parking. The CEMP should contain a procedure for handling and investigation complaints as well as provision for regular meetings with appropriate representatives from the Local Authorities during the development, in order to discuss forthcoming work and its environmental impact.

Reason: To minimise the potential for disruption during the construction process.

 

12)

Construction/demolition work shall not take place outside the following times; 8am to 6pm (Mondays to Fridays); 8am to 1pm (Saturdays); nor at any time on Sundays, Bank or Public Holidays.

Reason: In the interest of residential amenity.

 

13)

Capacity of the stadium exceeding 11,700 spectators shall not be utilised until a Match Day Access Strategy for crowds exceeding this figure has been submitted to and approved in writing by the Local Planning Authority. The scope and content of the Match Day Access Strategy shall be agreed with the Local Planning Authority in consultation with the Local Highway Authority and the Highways Agency (on behalf of the Secretary of State for Transport) and contain detailed provisions for the purposes of securing compliance with the approved measures together with its review and amendment as necessary. The Match Day Access Strategy shall incorporate the commitments for such a Strategy as set out in the existing Section 106 Agreements dated 9th September 2004 and 20th November 2009. Thereafter the stadium shall only be used and operated in accordance with the approved Match Day Access Strategy.

Reason: In the interests of highway safety, the efficient operation of the Local and Strategic Road Network, and to safeguard the amenities of neighbouring residents.

 

14)

Prior to occupation of the development hereby permitted, cycle parking shall be provided in accordance with details previously submitted to and approved in writing by the Local Planning Authority, and the cycle parking shall be maintained at all times thereafter.

Reason: To ensure that cycle parking is provided, in accordance with Local Plan policy T3, to encourage travel by sustainable means.

 

15)

The four staff flats shown on the second floor of the south west stand on drawing no 1032 PL02.42 Rev B shall only be occupied by staff members associated with the operation and running of the rugby club and associated facilities.

Reason: The said accommodation lacks the provision of adequate private external amenity space to meet the standards set out in the Council's adopted Residential Design SPD. However, it forms an intrinsic part of the overall proposal and is considered acceptable on that basis provided occupation is only limited to staff associated with the development.

 

16)

The level of noise emitted from all fixed plant and equipment on the site shall not exceed a rating noise level of 38 dB (07:00hrs to 23:00hrs) and 29 dB (23:00hrs to 07:00hrs) at the western boundary of the site, and 47 dB (07:00hrs to 23:00hrs) and 32 dB (23:00hrs to 07:00hrs) at the southern boundary of the site (measured in accordance with BS4142:1997). The developer shall demonstrate, by measurement and confirmation in writing to the Local Planning Authority, compliance with this level prior to the expanded facilities being brought into use, and as requested by the LPA thereafter.

Reason: In the interest of minimising noise pollution to protect the residential amenity of the occupants of nearby properties.

 

17)

A comprehensive Travel Plan will be developed for all elements of the development which are ancillary to the operation of the Stadium, hereby permitted. The acceptability of the Travel Plan will need to be agreed in writing by the Local Planning Authority (who shall consult with the Local Highway Authority and the Highways Agency (on behalf of the Secretary of State for Transport)), in advance of occupation of the development.

The Travel Plan will need to be prepared in line with prevailing policy and best practice and shall include as a minimum:

·         The identification of targets for trip reduction and modal shift

·         The methods to be employed to meet these targets

·         The mechanisms for monitoring and review

·         The mechanisms for reporting

·         The fail safe measures to be applied in the event that targets are not met

·         The mechanisms for mitigation

·         Implementation of the travel plan to an agreed timescale or timetable and its operation thereafter

·         Mechanisms to secure variations to the Travel Plan following monitoring and reviews

A review of the targets shall be undertaken within 3 months of occupation of the development, and on an annual basis thereafter, at the time of submission of the Annual Travel Plan Report. Thereafter the development shall be operated in accordance with the approved Travel Plan.

Reason: In order that the development promotes public transport, walking and cycling, and limits the reliance on the private car.

 

18)

Capacity of the stadium exceeding 15,000 spectators shall not be utilised until such time as the improvements to Junction 30 of the M5, as identified on attached drawing no. A10021-08 have been completed in accordance with the Local Planning Authority’s approval (who shall consult with the Local Highway Authority and Highways Agency on behalf of the Secretary of State for Transport).

Reason: In the interests of highway safety and the efficient operation of the Strategic Road Network.

 

19)

Prior to the commencement of the development an assessment of the impact of all external lighting associated with the development shall be submitted to and approved in writing by the Local Planning Authority. The assessment shall consider the impact of all external lighting (including hours of use) on nearby receptors as agreed in writing by the Local Planning Authority.

Reason: To ensure that potential light pollution is minimised in the interests of the residential amenity of the occupants of surrounding properties.

 

20)

Prior to the implementation of any revised floodlighting scheme associated with the construction of the increased stadium capacity hereby approved a lighting assessment of the proposed flood lighting shall be submitted to and approved in writing by the Local Planning Authority.

Reason:  To ensure that potential light pollution is minimised in the interests of the residential amenity of the occupants of surrounding properties.

 

21)

The development hereby approved shall be implemented in accordance with the submitted Energy and Sustainability Strategy Rev F dated 11th October 2012 including a plant room that is compatible with future connection to a District Heating Network, and installation of photo voltaic panels to meet the requirement of Core Strategy policy CP14. However, notwithstanding the contents of that document the South stand, South Stand conference centre and East and North stands shall be constructed to BREEAM 2011 Excellent standard. A copy of the final BREEAM assessment for each of these elements shall be submitted to the Local Planning Authority prior to them being brought into use.

Reason: To ensure that the scheme is developed in such a way as to reduce reliance on non-renewable energy sources and maximise energy efficiency in the interest of sustainable development in accordance with Core Strategy Policies CP14 and CP15.

 

(Report circulated)

 

Supporting documents: