Single-storey day nursery at Holland Football Club, Holland-on-Sea

What was proposed

A single-storey nursery with outdoor space and parking was proposed, accommodating up to 75 children and 12 staff.

“Development: Planning Application - Proposed single storey day nursery.”

“The application seeks permission for the erection of a single storey building for use as a children’s day nursery with associated outside space and provision for parking on the site currently operated by Holland Football Club and located on Safeguarded Open Space.”

Officer report

The site and its setting

The site forms part of a football club on safeguarded open space, with access from Dulwich Road and a public footpath nearby.

“The application site forms part of the Holland Football Club site. Holland Football Club resides at the Safeguarded Open Space known as Eastcliff Playing Field and Space adjoining Gainsford Gardens. The club manages a fenced off full size playing pitch, clubhouse and hardstanding for parking. The vehicular access to the site is from Dulwich Road and a public footpath runs along the eastern side of the open space.”

“The site lies within the settlement development boundary of Clacton on Sea.”

Officer report

Earlier planning history

Earlier permissions covered floodlights, leisure facilities, a covered stand, sports fencing, car parking and a clubhouse extension.

“14/00931/FUL Demolition of existing leisure facilities and construction of new leisure facilities including playing pitch, club house, changing facilities and car parking. Residential development of 65 no. bungalows.”

“Approved 20.07.2015 17/01849/FUL Covered stand, provision of 6 floodlights. 10m high ball stop netting, 2.4m wire sports fencing and amendment to car park in relation to sport pitches approved under 14/00931/FUL. Approved…”

Officer report

Consultees’ views

Sport England raised no objection, highways considered the proposal acceptable with conditions, and environmental protection requested compliance with the construction method statement.

“In view of the above assessment, it is considered that the development would affect an area of the playing field that is incapable of forming a playing pitch or part of one. Consequently, Sport England is satisfied that the proposed development would accord with exception 3 of the above policy. Sport England therefore does not wish to raise an objection to this application. No conditions are requested on this occasion.”

“The Construction Method Statement (CMS) has been reviewed. There are no comments to make, only that the CMS shall be complied with for the during of the construction works.”

Officer report

What people said

Seventeen representations objected over traffic, parking, disturbance, open space, ecology and safeguarding, while 21 supported childcare demand, jobs, parking and design.

“Traffic congestion during nursery hours and during construction causing disturbance • Parking issues – insufficient parking and blocked driveways in neighbouring streets • Increase in traffic detrimental to pedestrian safety • Construction vehicles/machinery damage to the existing local road surfaces • Lack of accessible open space and loss of safeguarded play and open space • Increased disturbance • No preliminary ecological appraisal submitted • No biodiversity net gain…”

“Plenty of parking and a safe space to drop and collect children. • Offers local job opportunities • High demand for childcare in the local area • The surrounding facilities (park, open space, beach) a benefit to the nursery • Thoughtfully designed…”

Officer report

Who spoke

The Council’s Head of Planning and Building Control presented the application, and the applicant spoke in favour.

Members’ questions and debate

Members discussed the committee referral, safeguarded open space, separating football and nursery use, parking, vehicle movements and representations.

“Matters raised by Members of the Committee:- Officer’s response thereto:- If this was not a TDC property, would this application have come to this Committee? Probably not. There was a debate about the departure of the Local Plan because the Council did have a Safeguarding Open Space Policy on this site and when weighed up, this application does not offend the Policy, but Officers may have brought this application to the Committee for avoidance of doubt.”

“There are conditions on opening hours, that the football club and nursery should operate separately from each other and so on; however, there could be a crossover, but it is also an enclosed site, and the nursery could secure the children in the building or secured outdoor area. In terms of the assessment, Officers felt that it could not be demonstrated that there would be a conflict that would justify refusal of the planning application.”

Minutes

The committee’s decision

The committee authorised planning permission subject to the proposed conditions, with review of biodiversity net gain and monitoring conditions and any necessary wording changes.

“1) the Head of Planning and Building Control be authorised to grant planning permission, subject to the conditions as stated at paragraph 10.2 of the Officer report (A.1); the Head of Planning and Building Control reviewing the need for Biodiversity Net Gain (BNG) and Monitoring Conditions; or varied as is necessary to ensure the wording is enforceable, precise, and reasonable in all other respects, including appropriate updates, so long as the principle of the conditions as…”

“2) the sending to the applicant of any informative notes as may be deemed necessary.”

Minutes