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V27-154 : W12847/3 - LAND OFF LOWESTOFT ROAD, BLUNDESTON

W1719/9 - RUGBY UNION FOOTBALL GROUND, GUNTON PARK, OLD LANE, LOWESTOFT

Application for change of use of land for laying out of sports fields, parking and associated works and erection of clubhouse and floodlighting, and application for erection of 66 dwellings with associated works.

The report of the Director of Planning and Building Control was a thorough, 40-page document on the above applications, and so the Director did not intend to go through the applications in detail again in his presentation. He wished to point out the key issues of the applications, and also advised that Blundeston and Flixton Parish Council had changed their recommendation to refusal of the applications.

The first point the Director wished to make was that although in principle the applications were against planning policy, Planning Policy Guidance Note No. 1 stated that permission could be granted for a development which departed from a Development Plan if other material considerations indicated that it should proceed. Therefore if members considered the provision of enhanced sporting facilities to be a significant material justification for departure, they should refer the applications to Planning and Transportation Committee with a recommendation of approval. Should that Committee approve that recommendation, the matter would then be considered by the Government Office of the Eastern Region.

Concerning the proposed housing development, Policy H7 stated that residential development consolidating a built up area was acceptable. Only the loss of sporting and recreation facilities could detract from this, but these were proposed to be replaced. The Director also pointed out paragraph 5.7 of his report which stated that there was no established need for the new housing, and permission to develop on the site could only be justified on the basis of the provision of improved sporting facilities being a "material consideration".

The Director also pointed out that the two applications were inseparable. There was no question of approving the residential development unless the sporting facilities were replaced.

Concerning objections, the overwhelming majority of householders notified concerning the proposed new Rugby Club site had objected. Members would therefore need to decide whether the benefits to the community as a whole outweighed the disbenefits to the immediate neighbours. Coming to the proposed housing development, the Director advised that again most of the surrounding residents had submitted objections. The proposed layout was shown. Density was relatively low, and bungalows would be placed in more sensitive areas.

Turning to traffic implications, there were bad junctions on the A12 with Corton Long Lane and Blundeston Road. A traffic impact assessment had been carried out, which showed that the development would not generate sufficient additional traffic to require significant alterations to these junctions.

The Director summarised by saying that what was being offered was a new sporting facility involving two additional pitches, one of which would be an all weather pitch, better facilities for vehicles and a better clubhouse facility than on the present site. If members felt that this would be a good amenity for Lowestoft, they should recommend approval. However, the applications would affect local communities. The Director recommended that the applications be referred to Planning and Transportation Committee with a recommendation of approval subject to, inter alia, several conditions set out in his report.

Members asked questions of the officers present, then the debate began.

Members were concerned that application W1719/9 was against Local Plan policy, and as there was no demand for housing on the site the Local Plan designation of it should not change. Indeed, it might be a dangerous precedent to put housing on a sports ground to fund a project. Members were also concerned at safety on the A12, and questioned the result of the Traffic Impact Assessment that no junction improvements were necessary. Other comments were that the new Club site could lead to a ribbon development linking Blundeston to Parkhill, that removal of hedges was undesirable, that alternative sites for the new Rugby Club existed, that there would be access and parking problems at the site of application W12847/3 and that the new Clubhouse would have impact on neighbouring properties. Members felt the applications were not of significant material consideration to warrant a change of Local Plan policy, and a vote of refusal was carried.

Under Standing Order 4.18 (h) (i) the Chairman moved that the applications be referred to Planning and Transportation Committee with a recommendation of refusal, by virtue of the fact that such major applications should be given wider consideration. The Chairman was supported by the four further members necessary to pass the resolution.

RESOLVED

That applications W12847/3 and W1719/9 be referred by motion to the Planning and Transportation Committee with a recommendation of refusal.


Volume 27 Minute 154

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