SITE DESIGNATIONS

Relevant site designations:

District and Local Open Spaces – Streatham Vale Park Gypsy and Travellers Site - The Lonesome Depot, Leonard Road, Gypsy And Travellers Site Smoke Control Area

LAND USE DETAILS

Site area 2.21 Hectares (22,108.4 sqm)

Use Class Use Description

Existing D2 (Assembly and Leisure) Streatham Vale Park

Proposed D2 (Assembly and Leisure) Streatham Vale Park

ADDRESS: Streatham Vale Park, Abercairn Road, London SW16

Application Number: 17/02331/RG4 Case Officer: Rositsa Malinova

Ward: Streatham South Date Received: 15.05.2017

Proposal: Replacement of existing playground with multifunctional pitch and BMX track, including floodlights.

Drawing numbers: BD535.EX03.03; BD535.PL03.01 rev A – Proposed Plan, Elevation and Site Map; BD535.PL03.01 – Tree Types; BD535.PL03.01 – Proposed Area for trees; BD535.PL03.01 rev. A – proposed lighting; BD535.EX01.01 – Existing Bins; BD535.PL03.01 – Proposed Bins; BD535.PL03.01 – Proposed CGI’s;

Documents: Design and Access Statement, Barnes Design; Statement 1, Barnes Design; Business Plan – Streatham Vale Park, SYCT; Streatham Vale Park Management Staff and Partnerships Structure, SYCT; Bat Survey – Preliminary Roost Assessment, Arbtech Consulting, 31.08.2017; Lambeth Grounds maintenance Specification for parks.

RECOMMENDATION: Grant Conditional Planning Permission

Applicant: Ms Angie Foram Streatham Youth and Community Trust 16-16A Wellfield Road Streatham

Agent: Ms Cora Mann Barnes Design The Mitre Studios 98 Charlmont Road London

EXECUTIVE SUMMARY The application seeks full planning permission for a multifunctional playground including sports pitches and a BMX track in Streatham Vale Park. The proposal also includes the removal of six existing flood lights and two park lights, and the replacement of them with eight new flood lights; the removal of two existing trees, and the replacement of them with four new trees; and the provision of new seating and 20 new cycle parking spaces. Streatham Vale Park is a public park, however it is not Metropolitan Open Land or a Registered Park. It contains a community centre, tennis courts and various play areas. The area subject to this application is located at the north-western section of the park only - it shares a boundary with residential properties along Bennett’s Close and Abercairn Road, and adjoins an area occupied by the Travellers Site on Lonesome Way. This area was previously used as an adventure playground, which has subsequently been disassembled, and as an “amenity grass” area (i.e. a lawn area available to the wider community for recreational and leisure use). The area which was previously used as an adventure playground is currently in poor condition and is fenced off from public access. The proposal would bring this fenced area back into public use, and would provide formal sporting areas, improved lighting and an increase in cycle parking spaces. Officers have been mindful of the impact of the proposed lighting for the multifunctional playground (comprising a net increase of two floodlights) on bats. The park is not known to be sensitive for bat (bats are not likely to roots in the park, but they could use the site for commuting), however the applicant provided a bat survey, which concluded that the development would not result in impact on bats, and recommended mitigating measures such as bat boxes and detailed light plans to avoid light spill. This strategy was independently reviewed by the Council’s Parks and Open Space Officer, who advised that the strategy would be acceptable. Officers are therefore satisfied there would be no unacceptable impact on bats. Officers have also been mindful of the potential impacts of the proposed multifunctional playground on the amenity of adjoining residential properties. To ensure all impacts are appropriately mitigated, officers recommend conditions controlling noise and potential for light spill. In relation to potential transport impacts, the Council’s Transport Officer has confirmed that the proposal would not result in unacceptable transport impact, given that it is expected that most users would be arriving on foot or public transport. Officer acknowledge that the proposal would result in a small “amenity grass” area, which is currently available for the general use of the public, being converted into a formal sports area. However the provision of such facilities are entirely consistent with Policy EN1 of the Lambeth Local Plan 2015. This application is one of two applications for Streatham Vale Park. A separate application under LBL reference 17/02044/FUL was submitted, which proposes the removal of six existing park lights and the replacement of them with 21 new park lights; and the creation of a new path from the eastern Abercairn Road Entrance and the community centre. Members are advised that the two applications have been assessed separately on their own merits, however the potential cumulative impact of the proposed floodlights from both applications has been assessed together. Officers consider that the proposal would be in general compliance with the Development Plan for the Borough. There are no material considerations of sufficient weight that would dictate that the application should be refused. Officers are therefore recommending approval of the scheme in accordance with the presumption in favour of sustainable development conferred upon Local Planning Authorities by the National Planning Policy Framework (NPPF), subject to the Conditions and Informatives detailed at Sections 10 and 11 of this report of this report.

OFFICER’S REPORT

Reason for referral to PAC: The application is reported to the Planning Applications Committee in accordance with section 1(iii) of the Committee’s terms of reference due to the site having an area exceeding 1 hectare.

1 SITE AND SURROUNDINGS 1.1 The Site 1.1.1 The application site is Streatham Vale Park, which is a public park that contains a community

centre, tennis courts, lawn areas and various play areas. The proposed development is located in the north-west section of the park only. Figure 1 below shows the boundary of Streatham Vale Park in red and the extent of the proposed development bordered in yellow. The section of the park subject to this application currently comprises an area which is fenced off from public use, but which was formerly used as an adventure playground, and an “amenity grass” area (i.e. a lawn area available to the wider community for recreational and leisure use). The community centre is located centrally within the park run by Streatham Youth and Community Trust.

1.1.2 There are four entrances into the park – two off Abercairn Road and two off Lonesome Way.

Pathways lead from these entrances around the perimeter of the park and between the playground and play areas.

Figure 1 – Site context, source: Google maps, 2017.

1.2 The Surrounds

1.2.1 The surrounding area is predominantly residential in character. The section of the site where the works are proposed (see Figure 1 above) adjoins the rear gardens of properties along Bennett’s Close to the north, the rear gardens of the properties along Abercairn Road to the east, and a Travellers Site on Lonesome Way to the west.

1.2.2 The site is not in a Conservation Area and does not house any listed buildings. Streatham Vale Park is subject to a Local Views designation under Policy Q25 (from Streatham Common to Rosehill, Pollards Hill and Morden).

1.2.3 The application site is located in Flood Zone 1 (low probability). This zone comprises land assessed as having 1 in 1000 annual probability of fluvial or tidal flooding (<0.1%).

1.2.4 The site falls within an area of moderate public transport accessibility level (PTAL score of 3). 2 PROPOSAL 2.1 This application seeks full planning permission for the replacement of the former adventure

playground and a lawn area (an “amenity grass” area) with a multifunctional sports pitch and a BMX track, including floodlights, replacement trees and 20 new cycle parking spaces.

Figure 2 - Proposed site plan

2.2 The proposed multifunctional sports pitch would be made from artificial grass. It would mainly be used for football and would have four sets of fixed football nets that could be used as three smaller pitches or one larger pitch. Overall it would be 27m wide and 51.5m long, however the three smaller pitches which would be 15m wide and 27m long. The three pitches would be able to be separated by pitch divider nets, providing 2m of space surrounding the pitches which would allow access between the pitches during the games.

2.3 To the rear (north) of the proposed multifunctional sports pitch, the proposal includes a new

BMX track with mild bumps. There would be two grass strips on either side. To the west of the multifunctional sports pitch, the proposal also includes fixed seating (benches) and new cycling racks comprising 10 racks, capable of accommodating 20 bikes.

2.4 The proposal includes the removal of six existing flood lights and two park lights, and installation

of eight new flood lights. The proposal also includes the removal of two existing trees (one hazel and one ash tree), and the planting of four new trees (species to be agreed).

Figure 3 – Proposed sports playground, view from north.

3 RELEVANT PLANNING HISTORY

3.1 AR/WA/1061/A/TP - Application permitted – Decision date: 06.05.1958 The erection of a bowls and tennis pavilion and a games room at Streatham Vale Park, Streatham Vale, Wandsworth.

3.2 DC/AC/1MW/MCG/25356 - Application permitted – Decision date: 31.05.1972. The use of the Pavilion at Streatham Vale Park, Streatham Vale, Lambeth as a pre-school playgroup.

3.3 31797/1 - Application permitted – Decision date: 02.03.1979. The erection of new fencing and gates and the provision of access lighting and floodlighting to children’s play centre at Streatham Vale Park, Abercairn Road, Lambeth. Planning permission subject to restriction on hours of use.

3.4 31797/2 - Application permitted – Decision date: 24.11.1982. Erection of a temporary building at Streatham Vale Park and its use as a One O’Clock Club.

3.5 1812/82/31797/3A - Application permitted – Decision date: 08.12.1982. The enclosure of the veranda.

3.6 0121/85/31797 - Application permitted – Decision date: 27.02.1985. The use, for a limited period of 5 years, of the playground/ball games area, on a part time basis for motor cycle training activities and the provision of 2 temporary single storey buildings for use in connection therewith.

3.7 0699/85/31797 - Application permitted – Decision date: 04.04.1985. The erection of a temporary single storey building for a limited period of 3 years for use in connection with the approved motor cycle safety training activities.

3.8 91/1138/31797 - Application permitted - Decision date: 12.05.1992. Erection of a toilet block for the use of the adjoining one o’clock club and the playbuilding. Application permitted 12.05.1992.

3.9 92/03031/PLANAP - Application Permitted - Decision date: 12.05.1992 Relocation of childrens play area including erection of play structures and including the erection of a 1.8m fence. (Regd Plan Nos. 31797/92/3031, Applicant's plan Nos SVP/AP/1).

3.10 06/00949/RG3 - Application permitted – Decision date: 10.05.2006. Erection of an open canopy structure with seats in the northern corner of the Park, together with a stone pathway, to provide a meeting point. Application permitted 10.05.2006.

3.11 16/06746/LDCP – Application withdrawn 23.01.2017. Application for a Certificate of Lawful Development (Proposed) with respect to the use of the proposed area of the park to be the Adventure Playground and One O'clock Club that operates from the 'The Hut'. Erection of 1.9m high fences along lines shown on the location plan and potential future erection of play equipment, within the fences area which may exceed 2m in height

3.12 17/02044/FUL – The application is pending consideration at the time of writing this report. Removal of 6 existing park lights and installation of 21 new park lights together with a new pathway from the eastern entrance off Abercairn Park towards the middle of the park

4 CONSULATIONS 4.1 Adjoining owners/occupiers 4.1.1 Public consultation was undertaken in accordance with statutory and Council requirements.

This included letters to neighbours, site notices and a press advert. 4.1.2 The council received no letters in response, and no comments were submitted online on the

Council’s website. 4.2 Amenity Groups

4.2.1 Streatham Society - No Response.

4.2.2 Friends of Palace Road Nature Garden - No Response.

4.2.3 Streatham Action - No Response.

4.2.4 London Borough of Merton - No Response. 4.3 Statutory and Other Consultees 4.3.1 Comments were received from a number of external and internal organisations. These are

summarised in the material below: 4.3.2 LBL Urban Design

Streatham Vale Park is a public park which is not within a conservation area, nor is it in close proximity to any other heritage assets. The proposal to erect a multifunctional sports pitch, floodlights and a BMX track does not raise any concerns on conservation or design grounds. No objections.

4.3.3 LBL Parks and Open Space

The Parks and Open Space Officer noted there would be the loss of an “amenity grass” space as a result of the new multifunctional playground, however The Parks and Open Space Officer advised that the loss of this grass space could be mitigated by an appropriate Landscaping Plan. The Parks and Open Space Officer noted that Streatham Vale Park is not of high sensitivity for bat roosts (e.g. bats are unlikely to settle in the park) or for bat foraging activity, and the park is already partially lit at night. However the officer advised that a bat survey should be provided for this application and the application (ref. 17/02044/FUL) proposing 21 new park lights. In response the applicants provided a bat survey, which was deemed acceptable by the Parks and Open Space officer. The results of the bat survey are further discussed in section 6.2 of this report. Advised that the management of the park, and more specifically the management and maintenance of the proposed multifunctional playground and floodlights would be acceptable. The Parks and Open Space officer’s comments are further discussed at section 6.2 of this report.

4.3.4 LBL Transport and Highways

The transport officer advised that the proposal would not have an unacceptable impact on the local free flow of traffic or road safety, given that it would be predominantly used by people from the local area, arriving on foot or by public transport. The officer did advise that the provision of on-site cycle parking should be increased. In response, the applicant revised the proposal, and the application now provides 10 cycle parking stands, capable of holding 20 bikes. The Transport Officer’s comments are further discussed at section 6.9 – 6.13 of this report.

4.3.5 LBL Flood Risk 4.3.6 The Flood Risk Officer has confirmed that, due to the nature of the proposed development a

Flood Risk Assessment would not be sought. The Flood Risk Officer advised that the drainage will stay the same and the flood risk is low.

4.3.7 Veolia – waste management Veolia advised that further information should be provided in regards to refuse or recycling storage & presentations arrangements submitted with this application. In response the applicants provided further information on the waste management together with plans showing the existing and proposed bins. This is further discussed at section 6.13 of this report.

4.3.8 EHST Light Pollution – the Council’s environmental health consultant.

The Council’s Environmental Health consultant raised no objections to the application, but did recommend that in order to protect the amenity of surrounding residential uses, that the hours of use for the pitches should be controlled, the scheme of lighting should be subject to verification and that a scheme of management for the sports pitches should be provided. These conditions are included in section 10 of this report.

5 POLICIES 5.1.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions

to be made in accordance with the development plan unless material considerations indicate otherwise. The development plan in Lambeth is the London Plan 2015 (as amended by Minor

Alterations to the London Plan (MALP) dated 14 March 2016), and the Lambeth Local Plan 2015.

5.1.2 The current planning application has been considered against all relevant national, regional and

local planning policies as well as any relevant guidance. Set out below are those policies most relevant to the application, however, consideration is made against the development plan as a whole.

5.2 The National Planning Policy Framework (2012) 5.2.1 The National Planning Policy Framework (NPPF) was published in 2012. This document sets

out the Government’s planning policies for England including the presumption in favour of sustainable development and is a material consideration in the determination of all applications.

5.2.2 It is noted that the application site is not designated as Metropolitan Open Land. As such, the proposal is not required to be assessed against Policy 7.17 of the London Plan (MALP, 2016) or paragraphs 79-92 of the NPPF.

5.3 The Lambeth Local Plan 2015 (LLP) 5.3.1 The key relevant policies from the Lambeth Local Plan 2015 (LLP) are:

· D2: Presumption in favour of sustainable development

· S1: Safeguarding existing community premises

· S2: New or improved community premises

· T1: Sustainable Travel

· T2: Walking

· T2: Cycling

· T6: Assessing impacts of development on transport capacity

· T7: Parking

· EN1: Open space and biodiversity

· EN7: Sustainable waste management

· Q1: Inclusive environments

· Q2: Amenity

· Q3: Community safety

· Q5: Local distinctiveness

· Q6: Urban design: public realm

· Q9: Landscaping

· Q10: Trees

· PN4: Streatham 5.3.2 The following Lambeth Supplementary Planning Documents (SPD) and Guidance Documents

are also considered relevant:

· Lambeth Refuse and Recycling Storage Design Guide (2013)

· Lambeth Waste and Recycling Storage and Collection Requirements – Technical Specification for Architects and Developers (2013)

6 ASSESSMENT

The main planning issues arising from this application are: Land Use

· Acceptability of the proposed multifunctional playground on site– Section 6.1 Open Space and Design

· Open Space and Biodiversity – Section 6.2

· Trees and Landscaping – Section 6.3

· Proposed design – Section 6.4 Amenity impacts

· Light spill – Section 6.5

· Outlook, Daylight, Sunlight and Overshadowing – Section 6.6

· Loss of Privacy – Section 6.7

· Noise – Section 6.8 Accessibility and Transport

· Access and Public Transport Accessibility – Section 6.9

· Trip Generation – Section 6.10

· Car Parking – Section 6.11

· Cycle Parking – Section 6.12

· Waste Management – Section 6.13 6.1 Acceptability of the proposed multifunctional playground on site 6.1.1 Policy S1 (a) of the Lambeth Local Plan 2015 states that the Council will support and encourage

the most effective use of community premises to address different and changing priorities and needs in the borough, in accordance with agreed strategies where relevant.

6.1.2 Policy S2 (a) of the Lambeth Local Plan 2015 states that proposals for new or improved premises including for sports, recreation and other community uses will be supported where they meet certain criteria. These criteria with an officer response are discussed in the table below. In summary it is officer assessment that each of these criteria are achieved:

S2 (a) policy criteria Officer’s response

(i) the site or buildings are appropriate for their intended use and accessible to the community; and

The proposal is for a high quality multifunctional playground that will be suitable for BMX riding, and football and other field sports; the proposal is therefore appropriate for its intended use. The multifunctional sports pitch will be fenced off, and to ensure the use of this pitch is accessible to the local community, a condition is recommended requiring the applicant to prepare and submit a Community Use Agreement for approval.

(ii) the location, nature and scale of the proposal, including hours of operation, do not unacceptably harm the amenities of the area through noise, disturbance, traffic generation, congestion, local parking or negative impacts on road safety; and

The proposal would not result in an unacceptable impact on the amenity of neighbouring residential properties. This is discussed in detail at sections 6.5-6.8 of this report.

(iii) buildings and facilities are designed to be flexible, adaptable and sited to maximise shared community use of premises, where practical.

The proposal is for a flexible use multifunctional sports playground. Although it is anticipated that it will primarily be used for football, it could be used for other sports and other community groups. The sports pitch is further adaptable as it can be used as one larger pitch or three smaller pitches, more suited for use by younger children.

6.1.3 It is also noted that paragraph 11.46 of Policy PN4 states that ‘’Streatham Vale Park and the adjacent travellers’ site are both significant features in the area but are in need of revitalisation.’’ The proposal would improve the currently neglected northern part of the park and it is therefore is acceptable in principle, subject to compliance with other local plan policies.

6.2 Open Space and Biodiversity 6.2.1 Policy EN1 of the Lambeth Local Plan 2015 states that the council will meet requirements for

open space by: (a) protecting and maintaining open spaces and their function. Development which would involve the loss of existing public or private open space will not be supported unless at least one of the following tests is met:

(i) Replacement open space of equivalent or better quality and quantity is provided within a suitable location in the local area. (ii) In the case of housing estate amenity areas, significant regeneration and community benefits would be achieved that could not be achieved in any other way, and appropriate compensatory provision for the loss of open space is made, including improvements to the quality of the remaining open space. (iii) It is for the provision of facilities directly related to the use of open space including ecology centres, indoor sports facilities, changing rooms, toilets or cafes as long as these are appropriate in scale and form to the size and character of the open space and acceptable in terms of impact on openness and do not harm the function and operation of the open space.

(b) preventing development which would result in loss, reduction area or significant harm to the nature conservation or biodiversity value of an open space… unless adequate mitigation or compensatory measures are included, (c) ensuring development proposals protect, enhance, create or manage conservation and biodiversity interests in accordance with local and London wide biodiversity plans, and (inter alia) (e) improve the quality of, and access to, existing open space, including the range of facilities and its biodiversity and nature conservation.

6.2.2 Streatham Vale Park is a public park, and it is not Metropolitan Open Land, therefore the tests set out in the NPPF do not apply to this site. It is also not a Registered Park and therefore it is not required to be assessed against Policy Q21 (Registered Parks and gardens) of the Lambeth Local Plan (2015).

6.2.3 The Council’s Parks and Open Space officer noted that the applicant has ambitious but positive plans to rejuvenate and improve the old Streatham Vale adventure playground site. The officer noted that the proposal concentrates on redeveloping the land that used to be occupied by the adventure playground, which is unused and poorly maintained, and advised that the Parks and Open Space team would be pleased to see this site given a better future, especially if it increases public use and community participation. The officer was not opposed to the redevelopment and change of use for the old adventure playground site, and advised that this would be of benefit to the whole park.

Loss of Open Space

6.2.4 In relation to the loss of open space, the new multifunctional playground and BMX track would encroach into an “amenity grass” area (i.e. a lawn area available to the wider community for recreational and leisure use). The “amenity grass” area to be lost is approximately 1182sqm in area; it is currently available for the users of the park to use freely, whereas the new multifunctional playground would not always be so freely available.

6.2.5 Policy EN1 part (a) (iii) of the Lambeth Local Plan 2015 states that such loses are acceptable where “it is for the provision of facilities directly related to the use of open space including ecology centres, indoor sports facilities, changing rooms, toilets or cafes…”. It is officer opinion that the proposed multifunctional playground is entirely consistent with the type of development

that is considered acceptable in parks at Policy EN1 of the Lambeth Local Plan 2015, and that there is no loss of open space that would be contrary to this policy. Local residents would benefit from an improved community facility.

Protected species: bats.

6.2.6 In relation to protected species, the Council’s Parks and Open Space officer advised that bats were a relevant consideration. The officer advised that Streatham Vale Park is not of high sensitivity for bat roosts or for bat foraging activity, as it is a park that is already partially lit at night, and does not have the diversity of habitats and features that are automatically attractive to bats to forage around.

6.2.7 Despite the application site not being of high sensitivity for bat roosts, the applicant responded to the Council’s Parks and Open Space officer’s comments by providing a Bat Survey – Preliminary Roosts Assessment, undertaken by Arbtech Consultant.

6.2.8 The Bat Survey confirmed that:

‘’The site provides very limited commuting and foraging resources for bats in general. A railway line passes through the area approximately 70m to the worst west of the survey site which is likely to be critical dark corridor for bats movement. Another small park is present approximately 130m to the south-west of the site, which could be used as a dark corridor for bat commuting and foraging. Larger areas of parkland (such as Mitcham common to the south), amenity grass and cemeteries are scattered further afield in the landscape, and if bats could access these from the survey site, possibly through gardens where it may be darker, they would be able to travel to a very wide area of suitable habitat.’’

6.2.9 The Bat Survey also advised that the existing trees within and around the site do not appear to have any suitable features for bat roosting, aside from a walnut tree (T1) in the north centre of the site and a horse chestnut (T2) to the south western boundary of the site. Officers note that both trees are not located in close proximity to the proposed multifunctional playground (as shown on the image below) and would therefore not be impacted by the proposed floodlights.

Figure 4 - Bat Survey Plan showing the existing trees

6.2.10 The Parks and Open Space officer reviewed the submitted Bat Survey and advised that the assessment and recommendations are comprehensive. These recommendations can be summarised as follows:

a) look at additional enhancements in the form of bat boxes, and b) ensure that any final detailed lighting plan takes into account the advice given by the

consultant as to minimising adverse effects on foraging bats.

6.2.11 The Parks and Open Space Officer advised that these recommendation should be incorporated in the development. Therefore officers recommend a condition to ensure the above. Park management

6.2.12 The Parks and Open Space officer advised that the park is currently managed by Lambeth Landscapes, and closes at dusk each night and opened by 7.30 am each morning by the Council’s own operations staff. For that reason, the existing path lights do not operate after dusk as this would encourage the public to linger in the park, or attempt to get in to use it.

6.2.13 The Parks and Open Space officer noted in conjunction with the application, that the park’s

management is being transferred to a local community trust which would take over its operational management. Officers reviewed the submitted business plan and management statement and advised that it adequately clarifies the arrangements for management and maintenance of the new additions to the park to be undertaken by the local community trust. The Parks and Open Space officer advised that the proposed arrangements are satisfactory and provide comfort that the future maintenance and upkeep of the floodlights, lighting and multifunctional playground and BMX track would be appropriate. Officers have recommended a set of conditions to control the hours of operation of the proposed multifunctional playground and floodlights, and also to ensure appropriate detailed management plan is in submitted for approval.

6.2.14 The current management plan details that there would be a booking system for the proposed multifunctional playground and the proposed floodlights would be switched on 5 minutes before bookings and switched off 5 minutes after. The management statement confirmed that the floodlights would be managed by the community trust, who will also cover the cost for these lights. Officers note that the transfer of the management of the park is not a planning consideration, it would be dealt separately and does not form part of this planning application.

6.3 Trees and Landscaping 6.3.1 Policy Q9 of the Lambeth Local Plan (2015) seeks to protect existing planting and landscape

features of value, and to maximise opportunities for greening. Policy Q10 seeks to protect existing trees and encourages the planning of additional trees.

6.3.2 The application proposes to remove two trees to allow space for the new multifunctional

playground, and to replace them with four new trees. The trees to be removed are a hazel tree and an ash tree (As shown on plan ref: BD535.PL03.01 – Tree Types.) and appear to be in good condition. Although officers would prefer that these trees are retained, it is accepted that their removal is required to ensure sufficient space for the multifunctional playground to be installed, and it is accepted that these trees are not protected (i.e. the applicant does not require planning permission or other consent to remove these trees). Officers acknowledge that the applicant has proposed to replace the removed trees with four new trees, and this would be in line with Policy Q10, which encourages the planning of additional trees. A condition is recommended to secure the planting of four new trees.

6.4 Proposed design and views 6.4.1 Policy Q5 relates to local distinctiveness and states that Lambeth’s local distinctiveness should

be sustained and reinforced through new development.

6.4.2 Policy Q25 of the Lambeth Local Plan (2015) states that the Council will resist harm to the significance of strategic views and will maintain a list of views of local interest and seek to protect their composition and character from harm.

6.4.3 The proposal would reflect the character and appearance of the surrounding area. The

proposed sports pitches would have artificial grass, which would have white coloured marking to indicate the football pitches. The proposed pitches would be surrounded by 4m high fence, and the Conservation Officer raised no objections to the proposed design. The proposed BMX track would consist of compacted topping track made of sand with grass strips on either side. The proposal would replace the existing rundown previously existing play area, which is has a negative contribution to the park. The replacement playground would be a positive response to the park.

6.4.4 The proposal would also have no impact on heritage assets. The Conservation officer advised

that Streatham Vale Park is a public park which is not within a conservation area, nor is it in close proximity to any other heritage assets. The Conservation officer confirmed the proposal to erect a multifunctional sports pitch, floodlights and a BMX track does not raise any concerns on conservation or design grounds.

6.4.5 The application site is located in an area covered by a local views designation from Streatham

Common to Rosehill, Pollards Hill and Morden. The proposal would only be visible from the surrounding properties and the addition of a sports pitch and flood lights would not restrict the views in this area, and it would not any impact on the protected local view, given that the proposed development would be lower than the existing trees.

6.4.6 Overall it is considered that the proposed design would be in compliance with policies Q5, Q21

and Q25 of the Lambeth Local Plan (2015). 6.5 Light Spill

6.5.1 The applicant proposes eight floodlights to light the multifunctional playground and two park lights to improve safety within the park. In addition, a separate application (LBL ref. 17/02044/FUL) proposes the installation of 21 new park lights, also to improve safety within the park at night.

6.5.2 Officers have been mindful of the potential for light spill from the proposed floodlights and the impacts that this could have on bats and the amenity of neighbouring residential properties. The Council’s Parks and Open Space officer advised that the proposal would not have an unacceptable impact on bats, as 1) bats are unlikely to roost in the park and 2) appropriate mitigating measures as proposed as follows.

a) Any new lighting, especially the proposed floodlighting to illuminate the new multifunctional playground, would need to be designed and maintained so that only the actual playing surface is lit after sunset, and there is no light leakage away from this defined zone.

b) The proposed type of lamp unit would need to be ecologically acceptable. The Parks and Open Space officer advised that any final designs and specifications for the lighting columns, the lighting units (hoods) and lamps should maximise the targeted direction of illumination and any light leakage away from the playing surface is suitably restricted.

6.5.3 A condition is recommended to secure the above measures.

6.5.4 In relation to impacts on residential amenity, the Council’s Environmental Health consultant reviewed the proposals and noted that the development would introduce multifunction sports pitches with associated floodlighting to extend the hours of operation. The pitches would be located close to the boundary with properties in Bennetts Close and therefore consideration needs to be given to disturbance that may be caused to these occupiers.

6.5.5 The Environmental Health consultant recommended that in order to ensure the development

does not cause excessive noise or disturbance that the hours of use for the pitches be controlled as follows: 09:00h to 22:00h – Monday to Friday, and 10:00 Hours to 18:00 Hours – weekends and Bank Holidays; and the scheme of lighting be subject to verification and that a scheme of management for the sports pitches be provided. In line with these comments, a set of conditions is recommended to secure details of the proposed lighting scheme and to control the hours of operation.

6.6 Outlook, Daylight, Sunlight and Overshadowing 6.6.1 Policy Q2 of the Lambeth Local Plan (2015) states that development will be supported if: (i)

visual amenity from adjoining sites and from the public realm is not unacceptably compromised; (iii) adequate outlooks are provided avoiding wherever possible any undue sense of enclosure or unacceptable levels of overlooking (or perceived overlooking); (iv) it would not have an unacceptable impact on levels of daylight and sunlight on the host building and adjoining property; and (vi) adequate outdoor amenity space is provided free from excessive overshadowing.

6.6.2 The proposed 4m high fence for the sport pitches would be located approximately 13.9m from

the boundary of the park and would not cause any unacceptable impacts on the neighbouring outlook, daylight, sunlight or overshadowing.

6.7 Loss of Privacy 6.7.1 Local Plan Policy Q2 states that development will be supported if (ii) acceptable standards of

privacy are provided without a diminution of the design quality; (iii) adequate outlooks are provided avoiding wherever possible any undue sense of enclosure or unacceptable levels of overlooking (or perceived overlooking).

6.7.2 The proposed multifunctional playground and BMX track would be replacing the previously

existing adventure park, which has been dismounted. The proposal would not have any platforms or high level view points, and it would therefore not result in additional overlooking to the neighbouring residential properties. Furthermore the proposal would retain all trees on the shared boundary with the north, which provide natural screening. The two trees proposed to be removed would be on the south side of the playground.

6.8 Noise 6.8.1 Policy Q2 of the Lambeth Local Plan 2015 states that development will be supported if (v) the

adverse impact of noise is reduced to an acceptable level through the use of attenuation, distance, screening, or internal layout/orientation.

6.8.2 The use of the proposed multifunctional playground and BMX track is likely to generate some

noise, however the type of noise is not expected to be above and beyond that normally expected in a public park. A condition is recommended to ensure the hours of operation do not extend into the late evening, to ensure the amenities of adjoining occupiers are adequately protected.

6.9 Access / Public Transport Accessibility

6.9.1 Policy T1 (a) of the Lambeth Local Plan 2015 states that the council will promote a sustainable pattern of development in the borough, minimising the need to travel and reducing dependence on the private car. Furthermore part (c) states that development that generates a significant number of trips will be required to be located in an area with an appropriate level of public transport accessibility.

6.9.2 The site has a Public Transport Accessibility Level (PTAL) score of 3, on a scale of 0-6 where 0 is the worst and 6 is classified as excellent. The site is therefore moderately well serviced by public transport, including:

- Bus Service 118 within a 2 minute walk of the site (5 buses per hour); - Bus Service 60 within a 2 minute walk of the site (5 buses per hour); - Bus Service 463 is a 6-7 minute walk of the site (3 buses per hour); - Streatham Common (Overground Rail) is approximately a 12 minute walk from the site.

6.9.3 There are four entrances via the four corners to Streatham Vale Park, with a series of footpaths leading to the associated play areas and other uses. No new vehicular access is proposed to the park. Pedestrian access is off Abercairn Road and Lonesome Way.

6.10 Trip Generation

6.10.1 Policy T6 of the Lambeth Local Plan 2015 states that planning applications will be supported where they do not have unacceptable transport impacts, including cumulative impacts on highways safety, traffic flows, congestion of the road network, on-street parking, footway space desire lines and pedestrian flows, and all other transport modes, including public transport and cycling.

6.10.2 The application was reviewed by the Council’s Transport officer who noted that the proposed

dimensions of the astro-turfed area (59m x 33m) and associated Football Pitch (length - 51.5m x width - 27m) point towards casual/fun use as opposed to full-scale matches which would attract teams from further afield which may be inclined to arrive by private car. A full-sized (11-a-side style) football pitch has dimensions of between 90-120m length and 45-90m width.

6.10.3 In addition to the 5-a-side goals pictured by the applicant in the Design/Access Statement, this indicates that “full scale” football matches will not take place at the proposed facility and therefore it would be predominantly used by people from a more local catchment area, arriving on foot or by one of the local bus services. It is noted that ten buses per hour serve the area within 2 minutes of the park.

6.10.4 It is also noted that the users of the proposed BMX track are expected to arrive on their bikes and not by private car.

6.10.5 Overall the transport officer’s comments are supported and Officers considered that the development would result in an unacceptable trip generation.

6.11 Car Parking 6.11.1 Policy T7 of the Lambeth Local Plan (2015) supports car free development, particularly in areas

where alternative modes of transport are available and where public accessibility is high. 6.11.2 The Transport Officer noted that the adjacent streets such as Lonesome Way have double-

yellow line parking restrictions, however other residential streets such as Abercairn Road and Leonard Road do not, and neither are they within any designated Controlled Parking Zones (CPZs). This means that visitors to the park can legally park on the public highway along those surrounding residential streets. This may impact on the availability of kerb-side parking spaces for those residents that do not have off-street parking by way of a footway crossover to a private driveway/hard-standing area.

6.11.3 However, the Transport officer advised that this would only be likely to have an impact if, for example there was a tournament/competition at the proposed facility, drawing in players from a wider catchment area. However the Transport Officer advised that the impact on the local residential streets would be ad-hoc and temporary, and unlikely to cause a severe impact. The Transport Officer’s comments are accepted and it is therefore considered that the proposal would not have an unacceptable impact on the local highway network.

6.12 Cycle Parking 6.12.1 Policy T3 states that Lambeth would require the provision of appropriate secure and covered

cycle parking facilities in accordance with the minimum standards set out in the London Plan

and will expect these standards to be exceeded. Policy Q13 sets the requirements of the cycle storage design.

6.12.2 The Transport officer noted that five new cycle parking stands are proposed, and noted that these are likely to be utilised by users of the multi-functional sports pitch, as BMX riders will want to use their bikes and not necessarily park them. However, the Transport officer suggested that this provision may not be sufficient and that it should be doubled. Following these comments, the applicant revised the proposal to include 10 cycle stands that can hold 20 bikes. The proposed stands would be horizontal ‘’Sheffield Stand’’ style, which is in line with the Transport officer’s comments.

6.13 Waste Management 6.13.1 Policy Q12 sets the Council’s requirements of the refuse/recycling storage. Policy Q12 sets the

council’s requirements for refuse/recycling storage. Further guidance is provided within the Council’s ‘Waste & Recycling Storage and Collection Requirements: Guidance for Architects and Developers’ (2013) and the Council’s Refuse and Recycling Storage Guide (2013).

6.13.2 There is an existing waste management plan for the site, and the applicant confirmed that the waste will be managed by the existing management company. The applicant confirmed that there are several waste bins located around the park which are emptied by Veolia as part of the contract with Lambeth. The bins get emptied twice a week. The proposed waste management would include regular waste bins to be located near the proposed playground. There would also be a bulk bin for general waste and a recycling bulk bin located in the park near the entrance of the playground. The facilities maintenance person on site would empty the regular bins 4 times a week into the bulk bin then they would have a weekly bulk bin collection with Veolia. The bulk bin would be locked but the recycling bin will be accessible for the community. This is considered acceptable and details of the proposed waste management will be secured via condition.

7 CONCLUSION 7.1 The application site is the North West section of Streatham Vale Park. 7.2 The proposal seeks to refurbish this part of the park and install a multifunctional playground

consisting of a sports pitch and a BMX track. The proposal also includes the removal of six existing flood lights, and the installation of eight new flood lights; the removal of two existing trees (one hazel and one ash tree), and the planting of four new trees (species to be agreed).

7.3 In regards to biodiversity and landscaping, there are two main considerations with the

application, (i) the loss of an “amenity grass” area and (ii) the potential impact of the proposed lights on bats and more specifically their flying routes. On the first issue, the loss of the “amenity grass” and its replacement with a sports field, is entirely consistent with the type of development allowed in parks under Policy EN1 (Open Space and Biodiversity) of the Lambeth Local Plan 2015. The Parks and Open space officer advised that any loss of the “amenity grass” can be mitigated via an adequate landscaping plan, which would be secured via condition if the application is granted permission. On the second issue (ii) It is noted that Streatham Vale Park is not of high sensitivity for bat roosts or for bat foraging activity, however the applicants have provided a bat survey to demonstrate there would be no impact on the existing habitat of the bats, this report also proposes mitigating measures including (bat boxes, and a detailed lighting plan). It is also noted that a management plan would be put in place to ensure that the lights are switched off at night time. The Parks and Open Space officer was satisfied that this would ensure the proposal does not have an inacceptable impact on bats and their flying routes. In summary it is not considered that the application would have an impact on the existing biodiversity and landscaping, and it would be policy compliant.

7.4 The proposed multifunctional playground would not result in an unacceptable impact on neighbouring residential properties. The hours of operation would be controlled via a condition

to ensure there is no late night noise or light spill to the neighbouring properties. In addition the proposed playground would not result in any loss of light, sense of enclosure or loss of privacy, as it is sufficiently set back from the boundaries of the site.

7.5 In regards to transport impact, the proposed multifunctional playground is likely to attract visitors from the local area. The application proposes ten cycle parking stands, which can accommodate 20 bicycles. The Transport officer confirmed the development would result in no unacceptable transport impact.

7.6 The approval of the proposed development would be subject to conditions and informatives as

set out in sections 10 and 11 of this report. The conditions are necessary to make the application acceptable in planning terms.

7.7 For these reasons and those set out throughout this report, and subject to the conditions and

informatives detailed below, officers consider that the Development would be in general compliance with the Development Plan for the Borough, and that there are no material considerations of sufficient weight that would dictate that the application should be refused.

8 EQUALITY DUTY AND HUMAN RIGHTS 8.1 In line with the Public Sector Equality Duty, the Council must have due regard to the need to

eliminate discrimination and advance equality of opportunity, as set out in section 149 of the Equality Act 2010. In making this recommendation, regard has been given to the Public Sector Equality Duty and the relevant protected characteristics (age, disability, gender reassignment, pregnancy and maternity, race, religion or belief, sex, and sexual orientation).

8.2 In line with the Human Rights Act 1998, it is unlawful for a public authority to act in a way which

is incompatible with a Convention right, as per the European Convention on Human Rights. The human rights impact have been considered, with particular reference to Article 1 of the First Protocol (Protection of property), Article 8 (Right to respect for private and family life) and Article 14 (Prohibition of discrimination) of the Convention.

8.3 The Human Rights Act 1998 does not impair the right of the state to make decisions and enforce

laws as deemed necessary in the public interest. The recommendation is considered appropriate in upholding the Council's adopted and emerging policies and is not outweighed by any engaged rights.

9 RECOMMENDATION 9.1 Resolve to grant conditional planning permission.

1) Agree to delegate authority to the Director of Planning, Transport and Development to: 2) Finalise the recommended conditions as set out in this report including such refinements,

amendments, additions and/or deletions as the Director of Planning and Development considers reasonably necessary;

9.2 In the event that the committee resolves to refuse planning permission and there is a

subsequent appeal, delegated authority is given to officers, having regard to the heads of terms set out in the report in order to meet the requirements of the Planning Inspector.

10 CONDITIONS 1) Time Limit

The development to which this permission relates must be begun no later than three years from the date of this decision notice.

Reason: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990.

2) In accordance with approved plans

The development hereby permitted shall be carried out in complete accordance with the approved plans and drawings listed in this decision notice, other than where those details are altered pursuant to the conditions of this planning permission.

Reason: For the avoidance of doubt and in the interests of proper planning.

3) Hours of Operation

The multifunction sports pitches and the floodlights here by permitted shall not be operated other than within the following times: 09:00 Hours to 22:00 Hours – Monday through to Friday. 10:00 Hours to 18:00 Hours – Saturdays, Sundays, Bank Holidays or Public Holidays. Reason: To protect the amenities of adjoining occupiers and the surrounding area (policy Q2 of the Lambeth Local Plan (2015).

4) Site Landscaping

Prior to the commencement any works to the garden of the development hereby permitted, a landscaping scheme shall be submitted to and approved in writing by the local planning authority. The development hereby permitted shall be thereafter carried out in accordance with the approved details within 6 months of the date of occupation. All tree, shrub and hedge planting included within the above specification shall accord with BS3936:1992, BS4043:1989 and BS4428:1989 (or subsequent superseding equivalent) and current Arboricultural best practice. The submitted details are expected to demonstrate the following:

a) The quantity, size, species, position and the proposed time of planting of all trees and shrubs to be planted.

b) At least four new trees shall be planted as shown on plan ref. BD535.PL03.01 – Proposed Area for trees;

c) An indication of how they integrate with the proposal in the long term with regard to their mature size and anticipated routine maintenance and protection.

d) Specification of which shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape.

e) Details and locations of proposed bat boxes within the Park Reason: In order to ensure high quality soft landscaping in and around the site in the interests of the ecological value of the site and in the interests of visual amenity (policy Q2, Q9 and Q10 of the London Borough of Lambeth Local Plan (2015)).

5) Lighting scheme

Prior to the first use of the development hereby permitted, a post installation validation lighting scheme shall be submitted to and approved in writing by the Local Planning Authority. The applicant shall appoint a suitably qualified member of the institute of lighting professionals (ILP) to validate that the lighting scheme as installed conforms to the recommendations for environmental zone E3 in the ILP document “Guidance Notes for the Reduction of Obtrusive Light GN01:2011. Any additional steps required to mitigate lighting impacts shall be detailed and implemented, as necessary. The lighting scheme shall ensure that:

a) The proposed floodlighting is designed and maintained so that only the actual playing surface is lit, and there is no light leakage away from this defined zone.

b) The proposed type of lamp shall be ecologically acceptable. The post installation validation assessment shall be submitted to and approved in writing by the Local Planning Authority. The details as approved shall thereafter be permanently retained. Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally (Policy Q2 of the Lambeth Local Plan 2015.)

6) Bat survey recommendations

The recommendations set out in the approved Bat Survey – Preliminary Roost Assessment, prepared by Arbtech Consulting (31.08.2017) shall be implemented in full prior to the commencement of the use hereby permitted, and shall thereafter be retained thereafter. These recommendation include the following: Reason: To ensure adequate measures are in place to mitigate the impact on bats and to create opportunity for better quality habitat for bats (Policy EN1 of the Lambeth Local Plan (2015).

7) Management Plan

Prior to any use of the Multifunction Playground a Management Plan must be submitted to and agreed in writing by the Local Planning Authority. The plan should include but not be limited to, management responsibilities during all operating hours, measures to control noise and disturbance, including playing of music or other amplified sound, and minimising the effects of patrons coming and going from the site. Where any complaints or reported concerns of impact to local amenity are received by the operator, these must be brought to the attention of the Local Planning Authority and any necessary changes to the management plan implemented to the satisfaction of the Local Planning Authority.

Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally (Policy Q2 of the Lambeth Local Plan 2015.)

8) Waste Management Strategy

Prior to the occupation of the development hereby permitted, a Waste Management Strategy shall be submitted to and approved in writing by the local planning authority. The development hereby permitted shall be built in accordance with the approved details and shall thereafter be retained solely for its designated use. The use hereby permitted shall thereafter be operated in accordance with the approved Waste Management Strategy. The Waste Management Plan should comply with the guide for architects and developers on waste and recycling storage and collection requirements (2013). Reason: To ensure suitable provision for the occupiers of the development, to encourage the sustainable management of waste and to safeguard the visual amenities of the area (policies Q2 and Q12 of the London Borough of Lambeth Local Plan (2015)).

9) Community Use Agreement

Prior to the occupation of the development hereby permitted, a Community Use Agreement shall be submitted to and approved in writing by the local planning authority. The development hereby permitted shall thereafter be operated in accordance with the approved details. Reason: To ensure the use of the proposed multifunctional playground is made available for the use of the local community. (Policy S2 of the Lambeth Local Plan 2015)

10) Cycle parking

The cycle parking shown on the approved plan ref. BD535.PL03.01 – Proposed Plan Elevation and Site Map, rev A (13.10.2017) shall be implemented in full prior to the commencement of the use hereby permitted, and shall thereafter be retained solely for its designated use. Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport (policies T1, T3 and Q13 of the London Borough of Lambeth Local Plan (2015)).

11) Non-road mobile machinery (NRMM)

No non-road mobile machinery (NRMM) shall be used on the site unless it is compliant with the NRMM Low Emission Zone requirements (or any superseding requirements) and until it has been registered for use on the site on the NRMM register (or any superseding register). Reason: To ensure that air quality is not adversely affected by the development in line with London Plan policy 7.14 and the Mayor’s SPG: The Control of Dust and Emissions during Construction and Demolition.

11 INFORMATIVES 1) This decision letter does not convey an approval or consent which may be required under any

enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.

2) Your attention is drawn to the provisions of the Building Regulations, and related legislation which

must be complied with to the satisfaction of the Council's Building Control Officer. 3) Your attention is drawn to the provisions of The Party Wall Act 1996 in relation to the rights of

adjoining owners regarding party walls etc. These rights are a matter for civil enforcement and you may wish to consult a surveyor or architect.

4) Your attention is drawn to the need to comply with the requirements of the Control of Pollution

Act 1974 concerning construction site noise and in this respect you are advised to contact the Council's Environmental Health Division.

5) You are advised of the necessity to consult the Principal Highways Engineer of the Highways

team on drw@lambeth.gov.uk in order to obtain necessary prior approval for undertaking any works within the Public Highway including Scaffold, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections and Repairs on the Highways, Hoarding, Excavations, Temporary Full/Part Road Closures, Craneage Licenses etc. You are advised to contact the Highways team at the earliest possible opportunity.

6) For information on the NRMM Low Emission Zone requirements and to register NRMM, please

visit http://nrmm.london/