Community MUGA use at Benedict House Preparatory School, Sidcup

What was proposed

The application sought limited community use of the school’s MUGA outside school hours while keeping the sports hall for school use only.

“Permission is sought for the removal of Condition 14 of planning permission ref. 22/01790/FUL, which currently restricts the use of the development to students and staff of Benedict House Preparatory School. The application proposes to allow limited community use of the Multi-Use Games Area (MUGA) outside of school hours, while continuing to restrict the use of the detached sports hall.”

“The multi-use games area (MUGA) shall not be used for community purposes for more than 6 hours in any 24-hour period, and such use shall only occur outside of the school’s normal operating hours.”

Officer report

The site

The school occupies land near Victoria Road and Station Road, with a main building, sports hall under construction and ancillary buildings.

“The application relates to Benedict House School, an independent co-educational school for children aged 3 to 11. The school occupies land to the southwest of the junction between Victoria Road and Station Road and comprises a main school building, a detached sports hall currently under construction, and several ancillary buildings along the southern side of Victoria Road.”

“The site is bounded by Station Road to the east, the rear gardens of properties on Stanhope Road to the south, the side boundary of 7 Victoria Road to the west, and Victoria Road to the north.”

Officer report

Earlier applications

Permission for the sports hall and MUGA was granted in 2023, later varied, while an earlier community-use application was withdrawn in 2024.

“- 22/01790/FULMIN - Non material amendment to alter the fencing position of approved application 22/01790/FUL which allowed the erection of a detached sports hall building and provision of multi-use games area (MUGA) following the demolition of existing buildings on the site, two storey infill extension between nos.”

“- 24/02336/FUL - Application under Section 73 of the Town and Country Planning Act 1990 to vary condition 14 (Facilities) of planning permission Ref: 22/01790/FUL for the 'Erection of a detached sports hall building and provision of multi-use games area (MUGA) following the demolition of existing buildings on the site, two storey infill extension between nos.”

Officer report

Officers’ recommendation

Officers recommended approval because the controlled use was considered acceptable, with modest time limits and safeguards against harm to amenity, parking and highways.

“That the Committee resolve to GRANT planning permission subject conditions.”

“Condition 14 is to be replaced with revised conditions controlling use of the sports hall and MUGA. The proposed removal of the original condition and introduction of updated conditions to enable and regulate limited community use of the approved MUGA is acceptable. The level of use would remain modest, time‑restricted, and subject to appropriate safeguards.”

Officer report

Noise and neighbour impact

Officers considered that the acoustic barrier, no external lighting and proposed limits would keep noise and activity within acceptable levels.

“Paragraph 187 of the NPPF requires planning decisions to prevent new development from contributing to unacceptable levels of noise pollution. Paragraph 198 reinforces that noise should be mitigated and reduced to a minimum, avoiding significant adverse impacts on health and quality of life.”

“An updated Operational Noise Impact Assessment (April 2025) submitted with the application concludes that community use of the MUGA, with the suggested proposed time and usage limits, would not result in significant noise impacts. The assessment found that predicted noise levels during weekend use would remain at or just above the lower observable adverse effect level (LOAEL) for most nearby properties, with exceedances of just 1–2 dB in limited locations.”

Officer report

Consultation and objections

Environmental Health and the Highway Authority raised no objections, while councillors and neighbours raised concerns about noise, parking, traffic, facilities and other effects.

“Objections were received from Councillors Dourmoush and Diment. The main concerns raised are; • Increase in noise pollution; • increase in traffic pollution; • Parking issues; • Residents right to enjoy quality family life; • Application goes against the Christ Church conservation policy; and • Lack of changing or disabled facilities in the application, which is biased against people with disabilities.”

“Concerns regarding access and parking This concern is addressed under ‘Highway Safety’ and ‘Parking Provision’. Concerns relating to noise levels from the proposed community use. This concern is addressed under ‘Neighbour Amenity…”

Officer report

Who spoke

Two objectors and a ward councillor spoke against the application, while the agent spoke in support.

The vote

The committee rejected the initial motion by 5 votes to 2, then approved the amended recommendation by 6 votes to 4.

“Following their discussion, the Committee moved and seconded the recommendation as set out in the report, as amended by the Addendum, and subject to an additional condition as mentioned above, but this was not supported on a vote of 5/2.”

Minutes