application no: location: ruskin leisure, ruskin drive, dentons green...

Planning Committee 22/04/2014

P/2014/0099

APPLICATION NO: P/2014/0099 LOCATION: RUSKIN LEISURE, RUSKIN DRIVE, DENTONS

GREEN PROPOSAL: New build changing pavilion at the existing sports

ground, new 150 space car park, new access road to former school car park, new flood-lit 3G rugby league pitch, 3.no small store/WC pavilions, upgraded and renovated hard and soft landscaping works generally.

WARD: Windle PARISH: CASE OFFICER: John Waddelow AGENT(S) / APPLICANT(S):

EDGE ARCHITECTS/ST HELENS COUNCIL

DEVELOPMENT PLAN ALLOCATION:

• Saved UDP policy ENV1 Protection of open space

• Saved UDP policy ENV2 School playing fields

• Saved UDP policy ENV3 Greenways • Saved UDP policy ENV11 Tree surveys • Saved UDP policy ENV12A and 12B

Development affecting existing trees. • Saved policy ENV13 New tree planting on

development sites • Saved policy ENV26 Contaminated land • Saved UDP policy ENV30 Drainage • Saved UDP policy REC 2 Development

affecting Recreational facilities • Saved UDP policy GEN12 Lighting and

security apparatus • St Helens Local Plan Core Strategy CSD 1

National Planning Policy Framework • CP1 Ensuring quality development in St

Helens Council • CP2 Creating and Accessible St Helens • CQL1 Green Infrastructure • CQL2 Trees and Woodlands • CQL3 Biodiversity and Geological

Conservation • CQL5 Social Infrastructure

BACKGROUND PAPERS: See Section 4.0 Consultations

See Section 6.0 Planning History REPRESENTATIONS: 4 letters of objection/comment RECOMMENDATION: Grant planning permission subject to conditions

/ 1.0 Application Site

Ruskin Leisure site is an established sports facility with ancillary facilities. Although actively used the site is in need of new investment to modernise the sporting offer. The site is within a primarily residential area although there are commercial


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activities within the site itself. The site is bounded by Swinburn Road to the north, Dentons Green Lane to the east and Ruskin Drive to the south. The houses on Swinburn Drive are located on the opposite side of the road but there is a respite centre located on the southern side, which directly abuts the playing facilities on this side. The houses on Dentons Green Lane back onto the site but there is a rear alleyway which separates most of them from the application site. Housing on Ruskin Drive is located on the opposite side of the road. Ruskin Drive is a cul de sac and acts as the vehicular access to the site.

2.0 The Application 2.1 Overall the new provision includes:

• New pavilion with changing, training and squash facilities • Replacement of existing AGP with 3G surface • New 3G AGP for Rugby League • 150 space car park • Access Road to the former school car park • 3No small pavilions for equipment storage WC • Cricket Nets • Renovation of the tennis courts • Queens Park Primary School adjacent to the site will provide pitches for

smaller side play for football. • Upgrade/modification of hard and soft landscaping works to enhance and

protect the local ecology and character of the sports ground. 2.2 The extent of the application site is shown on the drawings attached to the report.

The application site includes most of the existing Ruskin Leisure site but the existing club building, the Percival suite, other incidental buildings adjacent to the Ruskin Drive access are not within the application site. The car park associated with these facilities is estimated to have a capacity in the region of 173 spaces but is not available to the redevelopment site. Therefore it is proposed that a new 150 space car park is built near the Percival Drive boundary but accessed from Ruskin Drive.

2.3 A new link track is proposed from the Ruskin Drive site to Rivington Road. The

Rivington Road site would be accessed through the existing entry point between the school and Rivington Road. Parking for 146 vehicles would be provided on the Rivington site.

2.4 The overall range and disposition of playing pitches, courts and greens is indicated on the attached master plan drawing. It is proposed that the new provision would be supplemented by new ancillary facilities, including a main pavilion changing room and three smaller ‘mini pavilions’, a spectator stand, amendments to the crossing points to the brook, cricket nets and fencing.

2.5 The application includes a comprehensive landscaping scheme, designed to enhance accessibility and the established character of the sports ground. The design has been informed by tree ecology surveys and reports.

2.6 The new pavilion would provide changing and wc facilities for users. The gross internal floor space of the building will be 1277 square metres over two floors. The building would contain the following accommodation:

• Reception • Lift


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• Plant room • Medical room • Training room • 3 squash courts • 3 equipment storage rooms • 6No. 20 person changing rooms • 6No. 16 person changing rooms • 2No. 8 person (Squash) changing rooms • 2No. 3 person (officials) changing rooms • 6No. Visitor WC’s • Wheel chair access changing room • Administration office- kitchenette • Cleaner’s stores.

The pavilion would be sited in the centre of the site well located in relation to the playing facilities but distant from the nearest neighbours.

3.0. Policy Context 3.1 The application has been considered having regard to Article 1 of the First Protocol

of the Human Rights Act 1998, which sets out a persons rights to the peaceful enjoyment of property and Article 8 of the Convention of the same Act which sets out his/her rights in respect for private and family life and for the home. Officers consider that the proposed development would not be contrary to the provisions of the above Articles in respect of the human rights of surrounding residents/occupiers.

3.2 This application has been considered in relation to Section 17 of The Crime and

Disorder Act. The Police Crime Prevention Officer has been afforded the opportunity to comment on this scheme, but no comments have been received.

3.3 The application has been considered in accordance with the St Helens Council’s

Comprehensive Equality Policy, which seeks to prevent unlawful discrimination, promote equality of opportunity and good relations between people in a diverse community. In this case the proposed development is not anticipated to have any potential impact from an equality perspective.

3.4 The following development plan policies are directly relevant to the determination

of the planning application. • The land is indicated as being a Private Recreational ground and part of a

greenway, insofar as it relates to the Ruskin Recreational area. The Rivington playing fields are indicated as an educational Recreational field and part of the Green way. The entire site is indicated as open space.

• Saved UDP policy ENV1 Protection of open space • Saved UDP policy ENV2 School playing fields • Saved UDP policy ENV3 Greenways • Saved UDP policy ENV11 Tree surveys • Saved UDP policy ENV12A and 12B Development affecting existing trees. • Saved policy ENV13 New tree planting on development sites • Saved policy ENV26 Contaminated land • Saved UDP policy ENV30 Drainage • Saved UDP policy REC 2 Development affecting Recreational facilities • Saved UDP policy GEN12 Lighting and security apparatus


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• St Helens Local Plan Core Strategy CSD 1 National Planning Policy Framework

• CP1 Ensuring quality development in St Helens Council • CP2 Creating and Accessible St Helens • CQL1 Green Infrastructure • CQL2 Trees and Woodlands • CQL3 Biodiversity and Geological Conservation • CQL5 Social Infrastructure

4.0. Consultations 4.1 Environmental Health Contaminated Land- No objections, but the site has

previously had potentially contaminative uses, therefore if approved the development should be the subject of appropriate conditions and informatives.

4.2 Environment Agency – No objections in principle to the proposed development.

4.3 The flood risk assessment (FRA) and accompanying drainage strategy report indicate that following the development of the site, surface water is to be discharged to the Windle Brook via the existing on site private drainage network and a new connection to the public sewer network. The extent of impermeable area at the site will increase following development, which in turn will result in an increase in surface water discharges.

4.4 The discharge of surface water from the proposed development is to mimic that which discharges from the existing site. An assessment of existing surface water drainage arrangements at the site should be undertaken at the detailed design stage. This should include confirmation of existing outfall location (s) to Windle Brook and the rate of run off that the system is capable of discharging and in turn inform the post development surface water drainage strategy.

4.5 The discharge of surface water should, wherever practicable, be by sustainable drainage systems (SuDS). In line with the NPPF, SuDS should wherever possible also provide ecologically functional wetland habitats and new developments should seek opportunities to address existing issues to ecological connectivity within the wider catchment. Conditions in relation to the management of surface water, SuDS and flood risk are requested.

4.6 United Utilities – In accordance with NPPF, the site should be drained on a separate system with foul draining to the public sewer and surface water draining in the most sustainable way. Use of permeable paving is promoted to reduce volumes of surface water. No objections raised.

4.7 Sport England – This planning application is for the replacement sports facilities to

mitigate the loss of playing field at Pilkington’s Recreation Ground (P/2012/0414) and is the result of an extensive consultation process that included Sport England, Rugby Football League and the rugby league and bowling clubs that occupy the site. It is considered the proposal meets Sport England policy exception E4 and paragraph 74 of the NPPF: ‘The playing field or fields to be lost as a result of the proposed development would be replaced, prior to the commencement of development, by a new playing field site or sites:


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• of equivalent or better quality and • of equivalent or greater quantity • in a suitable location and • subject to equivalent or better management arrangements.’

Sport England does not wish to raise objections to this application subject to conditions.

4.8 The design of the main pavilion will be to Sport England and England and Wales Cricket Board standard and is welcomed. Rugby League and football have specific design requirements for the construction to ensure both are safe and fit for purpose. Pitches will be marked out but details are not provided. The pitches should be designed and constructed to ’Natural Turf for Sport’ standards and a condition is required to ensure an assessment has been made of the existing drainage quality with a scheme for improvement based on the findings of that assessment.

4.9 Merseyside Environmental Advisory Service - Ecology Ecological Impact Assessment Report and revised bat inspection report are acceptable, provided recommended conditions are attached.

4.10 The application details works that are to be carried out close to Windle Brook. Although the ecological impact assessment advises that the Brook is unsuitable for water voles, biological records show water voles are present in the area. No works should take place within 5m of the top of the bank and details of the protection of this zone should be submitted for approval. If works to the bank are unavoidable due to surface water drainage requirements, access road, bridge and flood defence works then a construction and drainage strategy must be provided detailing how any works will minimise impact upon habitat. This can be secured by a suitably worded condition.

4.11 Vegetation on the site may provide nesting opportunities for breeding birds which are protected. No tree felling, shrub clearance, hedgerow removal, vegetation management, ground clearance or building works are to take place during the period 1st March to 31st August inclusive. If it is necessary to undertake these works during the breeding season then all trees, scrub and hedgerows are to be checked first by a suitably qualified ecologist. This can be secured by a suitably worded condition.

4.12 Invasive species present on the site, biodiversity enhancements and waste and environmental management can be dealt with by condition.

4.13 Trees and Woodlands Officer - There are two key concerns: the impact on the existing trees and landscape from these proposals; and what opportunities could be taken to enhance the landscape as a result of the scheme.

4.14 The assessment has been done to a high standard. There is a loss of a beech tree

within the site, which is regrettable, but there is a significant amount of new planting that helps to mitigate for the loss. A key impact is the loss of some poplars along Swinburne Road. Every two are shown to be removed, which would have a dramatic impact on the local landscape. However, it would leave sufficient space to plant two new trees in between. Effectively, this proposal provides the best option


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for maintaining the long term character of the area whilst minimising the short term impacts.

4.15 On Ruskin Drive majority of the trees indicated to be removed are relatively poor specimens. Landscaping on this boundary appears to have developed on an ad hoc basis, where the development offers the opportunity to form a more cohesive landscape that will help to maintain and enhance the character of the park in the future. The landscaping for this scheme has been carried out to a high standard and will help to provide an attractive setting for the new facilities at the sports ground as well as providing screening to help maintain privacy and new wild life habitats. Conditions should be attached relating to tree protection, tree work and landscaping.

4.16 Coal Authority – The submitted Geo- Environmental Risk Assessment Report correctly identifies that the application site may have been subject to coal mining in the past. The content and conclusions of the report are sufficient for the purposes of the planning system and meets the requirements of the NPPF in demonstrating that that the application site is, or can be made safe and suitable for development. No objection is raised, but further consideration of ground conditions is required prior to the commencement of development.

4.17 Highways Advisor – The submitted TA comprehensively addresses the highways

and transportation implications of the proposed development and is robust. The improved facilities will attract additional users, but the assessment demonstrates that there would be no adverse impact on the highway network. Ruskin Drive can cater for the increase in traffic, and there is an opportunity to implement a travel plan to encourage measures to increase travel modes other than by car.

4.18 The level of parking is acceptable. No objections raised subject to conditions in

relation to laying out and retention of parking, cycle parking provisions, car parking management plan, method statement for phasing and logistics, and the submission, agreement and implementation of a travel plan.

4.20 Fire and Rescue Service – No objections. 4.21 Environmental Health Noise – Comments awaited.

5.0 Representations 5.1 The application has been advertised by site and press notices and individual

neighbour letters. Four letters of objection/comment have been received as a result of the publicity given to the application. The comments are summarised as follows:

• Netball should be added to the facilities Clubs within St Helens would benefit form this provision .It would make the provision less male dominated.

• Traffic volumes and speed on Ruskin Drive. Swinburn Drive access was previously closed for security reasons.

• Traffic calming is required when will this materialise. • Unable to park near ones home when events are taking place. People find

it easier to park on the street than in the car parks. Residents parking should be introduced

• Noise generated by events is a major concern • Increased intensity of uses.


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• Amenity of the residents should be taken into account • Ruskinvest, in principle support the improvements and capital investment

into the existing sports facilities. But some concerns are raised as summarised as follows: - Request a landscaping scheme be prepared (with prior approval of

Ruskinvest) in order to maintain privacy and aesthetics at the boundary of the 150 space car park. The scheme should be maintained by the Council.

- Traffic control barrier should be at the entrance to the car park not on the through road.

- Internal road should be redesigned because alignment intrudes into existing parking provision.

- In the absence of car park management plan, it would be left to Ruskinvest to manage the situation .To minimise the issues a car parking plan should be prepared with St Helens Council attendants during busy periods.

- Lack of pedestrian access points at Denton’s Green lane and Swinburne Road is disappointing. Provision should be re considered on the basis of improving accessibility and a beneficial modal shift, which is in the best interests of sustainability.

• The training venue is not suitable for Pilks Recs because they would not benefit from like-for-like facilities as used at City Road, because of the increase in cost of hire.

6.0. Planning History 6.1 The site is a long established recreational facility. The following relevant

applications are noted on the planning register: P/2008/0821 Engineering and construction works to facilitate the construction of 2No. senior pitches, 1No. floodlit 3G synthetic grass pitch, 2No. changing rooms in an extended changing block and 55 spaces car park and associated landscaping. FPGC 15/9/2008. P/2007/0719 Re–surfacing of existing multi use games area (MUGA) removal of existing 12m lighting columns and replacement of 6No. 6m high flood lighting. Grant 20/7/2007.


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7.0 Assessment The principle of the development the recreational case. 7.1 Ruskin Leisure site is long established for recreational purposes, as are the playing

fields at Rivington Road. Reinvestment within the facility should be regarded as sustainable as it meets the objectives of paragraph 74 of the National Planning policy Framework. The scheme presented represents a modernisation of facilities in itself but also provides for compensatory provision as a result of the loss of facilities elsewhere. Housing has been approved on the Pilkington Recreation playing field, which accommodated two rugby pitches, a bowling green and a pavilion. Sport England, the RFL, Pilkington Recs ARFLC and the bowling club were involved in identifying what replacement provision was required and where. As a result a master plan for Ruskin Drive was developed and a memorandum of understanding (MOU) signed between the Council, Sport England RFL and rugby league and bowling clubs. The purpose of the MOU was to provide a commitment from the Council, to implement the scheme using S106 money received as a result of the housing development on Pilkington Recs, within an agreed timescale and to a specified standard.

7.2 A partial update to the Playing Pitch Strategy was undertaken by the Council for rugby League only in consultation with the RFL and Sport England. The findings concluded that only qualitative improvements were necessary to replace the pitches on the existing site. As a consequence Ruskin Drive was identified as suitable for the investment. On this basis Sport England consider, subject to conditions, that the proposals meet exception test E4 and the second criterion of paragraph74 of the NPPF.

Character of the Area and Residential Amenity

7.3 The site is a long established recreational facility and this is reflected by the designations on the UDP proposals map. The site has an established character, which is created by the existing tree cover the line of Windle Brook, the playing areas themselves and the incidental buildings. Whilst meeting the sporting/recreational objectives, Core Strategy policy CP1 requires that the quality of the environment is maintained or enhanced. Overall it is considered that the character of the site is retained, whilst acknowledging that the investment will bring about some changes to the visual impact and how the site functions overall.

7.4 The application has been accompanied by a noise impact assessment, which identifies the sensitive receptors where they abut the site, most notably the properties on Percival Way and the care home facility on Swinburne Drive. The report correctly identifies that those shouting when playing sport will be audible at considerable distances but this situation is not materially changed. The impacts upon the care home will remain very similar to the existing situation but it should be acknowledged that this property is close to playing surfaces and has a very open boundary. The closest pitch will have a ball catching net behind the goal line but this should be specified to be netting rather than a solid material.

7.5 The new 150 space car park will intrude into an area adjacent to the boundary with residential properties on Percival Way. This is an area of the site which has hitherto been underused and relatively quite. The report does identify that that there is a minor noise impact as a result of the car park. The predicted impact could be mitigated in the gardens and the ground floor areas of the residential buildings by way of an acoustic barrier on the site boundary at a height of 2m. The


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details of a suitable acoustic barrier is advised to be the subject of a condition. Acoustic measures within buildings are not required.

7.6 The planning application is accompanied by a detailed set of landscaping drawings, which are confirmed as satisfactory by the Trees and Woodlands Officer. Existing tree stock is managed and new specimens are introduced. The tree management is to occur in a phased manner to minimise the impact on the character of the site.

7.7 The extent of new development is within acceptable bounds and will not affect the character of the site. The new pavilion is the most significant new building. This is centrally located within the site away from boundaries. The two storey structure is well designed and in scale with the park overall. The Water Environment and Contaminated Land

7.8 Windle Brook is a significant feature of the site. There are flood defences associated with the Brook, which have been retained. The Brook is within a canalised channel within the site and this is crossed by a number of bridges. It is proposed to remove one of the bridges and widen the channel at one point. The scope for ecological enhancement of the corridor is limited because of its nature. However, conditions advised by MEAS are attached where appropriate to the site overall.

7.9 Surface water run off will increase as a result of the implementation of the proposals. There will be a need for surface water to be discharged to the Windle Brook in a sustainable manner. This will require additional on site storage and the use of sustainable on site drainage as appropriate.

7.10 The water environment is a significant factor on this site and the conditions advised by the Environment Agency and United Utilities are attached. It will be necessary to ensure that any site contamination encountered is not allowed to contaminate water resources, that is, the Brook or underlying aquifers. Appropriate conditions are attached as advised by Environmental Health and the Environment Agency. Accessibility

7.11 The application is accompanied by a Transportation Assessment aimed a demonstrating that the additional travel and parking demands can be accommodated. The Transport Assessment has taken into account the requirements of the NPPF paragraphs 32 and St Helens Local Plan Core Strategy policy CP2,’Ensuring an accessible St Helens.’

7.12 The site is well connected for pedestrians and cyclists. Also, it is well related to local bus services. Currently, there is only limited cycle parking on the site and this is related to the Ruskinvest facilities. As part of the proposals enhanced cycle provision will be provided.

7.13 The principle access to the site is Ruskin Drive and this will remain the case. There is also an existing access from Rivington Road, which has traditionally served the school car park. Each entrance will be retained and a through route will be introduced. This will allow effective site management but under normal circumstance the connecting route will be gated.


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7.14 The Transportation Assessment has established that on Saturdays parking on Ruskin Drive is near capacity (98%) but there is some spare capacity during the week. The existing mid week attendance peak is 206 people between 18.00-19.00,whilst weekend peak is 351 people between 14.00-16.00 hrs. There is an estimated attendance of 55,000 people per year. When there is a special games event (estimate) 1500-4000 people are in attendance. On such occasions the Rivington Road car park is used.

7.15 The submitted plans indicate that a new 150 space car park would be constructed and the 146 spaces at Rivington Road would be available when needed. There are also 173 car parking spaces owned and controlled by Ruskinvest, which would be available for their customers. The new provision would include 18 disabled persons spaces, 12 motorcycle spaces and 30 covered/secure cycle stands.

7.16 Pedestrian access would normally be provided from Rivington Road, but vehicle use would be controlled by the gates. Also pedestrian entrances would be available from Ruskin Drive. Ruskinvest would wish pedestrian access also to be made available from Swinburne Road but this is not currently part of the proposals.

7.17 Upon completion of the facilities it is estimated that 144,000 people per year will use the site compared with 55,000 currently. The mid week peak would be 318 people between 19.00-20.00 (1hour later than existing), which represents an increase of 54%. The weekend peak would be 423 people between 10.00-11.00 (4hours earlier than existing). This represents an increase in 21 %.

7.18 It is not anticipated that this increased usage would materially worsen the existing highway conditions. But there is clearly a need for the additional on site parking provision. The additional car park means that the demand will be met. This compares favourably where there is a peak shortfall of 69 spaces. At the time of major events management plans will be needed. Currently when more than 1000 people are expected Council policy requires such provision is put in place. A travel plan document will be required by condition, which will ensure a shift to cycling and walking where possible. It is also the Council’s intention to introduce a 20mph zone to the South and East of the site including Ruskin Drive. This should serve to improve safety and amenity for local residents.

7.19 Construction traffic would be controlled by a Construction Management Transport Plan (secured by condition). Ruskin Drive and Rivington Road would be available for construction vehicles and there will need to be effective management within the site. Construction deliveries should be arranged to avoid peak times and generally seek to minimise disruption.

7.20 It is considered that the transportation aspects meet the requirements of the policy subject to the attachment of appropriate conditions.

Other Issues 7.21 Pilks Recs have stated they do not consider the new facilities are appropriate in

light of replacing facilities previously used at City Road, primarily for non-planning reasons. However, Sport England has agreed that the proposal is appropriate in light of the developments at City Road.

8.0. Conclusions 8.1 The development proposed, is a sensible reinvestment within a valuable

community facility. It provided compensation for the loss of facilities elsewhere and


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will assist in promoting a healthy and active population within St Helens. The scheme seeks to enhance and maintain the existing site in accordance with St Helens Core Strategy policy CP1.The development can be regarded a sustainable development as defined by the NPPF.

9.0. Recommendation

It is recommended that planning permission is granted subject to the following conditions: 1.The development must be begun within 3 years of the date of this decision notice. 2.The development should be carried out in accordance with the submitted plans. 3.Materials to be agreed 4.No development shall commence until the details of the design and layout of the artificial grass pitches have been submitted to and approved in writing by the Local planning Authority after consultation with Sport England. The artificial grass pitches shall not be constructed other than substantially in accordance with the approved details.

5.No development shall commence until a scheme for the improvement and maintenance of playing field drainage at Ruskin Drive and Queens Park Primary School, based upon an assessment of the existing playing field quality and including an improvement and maintenance implementation programme, shall be submitted to and approved in writing by the Local Planning Authority, after consultation with Sport England. The playing fields shall thereafter be improved and maintained in accordance with the approved scheme.

6.Before the new sports facilities are brought into uses, a management and maintenance scheme for facilities including management responsibilities, a maintenance schedule and mechanism for review shall be submitted to and approved in writing by the Local Planning Authority, after consultation with Sport England. For the artificial grass pitches measures to ensure the replacement of artificial grass pitches within a specified period should be included. The measures set out in the approved scheme shall be complied with in full, with effect from the commencement of use of the sports facilities.

7.No development shall commence until a scheme to ensure the continuity of the existing sports uses of the sports facilities edged red on Drawing No E303 –101 during construction works is submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The scheme shall ensure that the sports facilities remain at least as accessible and at least equivalent in terms of size, usefulness attractiveness and quality to the existing sports facilities and shall include a timetable for implementation. The scheme should include details of temporary relocation of pitch users to alternative sites. The approved scheme shall be implemented and complied with in full throughout the carrying out of the development.

8.No pathways shall be created by which any contamination may either migrate off-site or affect the proposed site use. Evidence (photographic or otherwise) of the use of a pathway breakage method, for example s a comprehensive hard standing layer, capping measure for landscaped areas, protective measures for


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structures (e.g. specification for buried concrete) and services laid in contaminated made ground, etc, shall be submitted for written approval prior to the occupation of the site.

9.If during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local planning Authority) shall be carried out until the developer has submitted a remediation strategy to the Local Planning Authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the Local Planning Authority. The remediation strategy shall be implemented as approved.

10.No surface water from this development is discharged either directly or indirectly to the combined sewer network.

11.The development hereby permitted shall not be commenced until such time as; a surface water regulation scheme for the site, based on sustainable drainage principles, has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme

12.The development hereby permitted shall not commence until such time as a scheme to incorporate flood resilient construction techniques within the design of the development has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out using the approved techniques.

13.The development hereby permitted shall not be commenced until such time as; a scheme to manage the flood risks from overland flow of surface water has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with approved scheme.

14.Temporary measures to provide physical protection of all trees, hedges and shrubs in the areas on and adjacent to the site shall be agreed in writing by the Council as Local Planning Authority and implemented prior to the commencement of development as such. The provision of total exclusion zones must be achieved by the erection of protective fencing to not less than the minimum standard contained in British Standard BS5837 (2012). The areas so identified shall be kept free of machinery, stored materials of all kinds and any form of ground disturbance not specifically catered for in the agreed measures, for the duration of the site works. Prior to any development then taking place on site the St Helens Trees and Woodlands Officer must be notified and tree protection fencing inspected and approved prior to any development taking place on site.

15.A programme for all arboriculture works including tree felling must be submitted and agreed in writing to the Council as Local Planning Authority prior to any development taking place on the site. Such works must be carried out between the 1st September and the 31ST March to avoid disturbance to breeding birds. Should any works be carried outside this period it should be done so after the areas have first been checked by a suitably qualified ecologist, who can confirm in writing to the Council as Local Planning Authority, that no breeding birds are present that could be disturbed by the proposed works. All works must be carried out to BS3998 (2010).


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16.A programme for all landscaping works must be submitted to the Council as Local Planning Authority, prior to the development taking place on the site. All landscaping must be in accordance with plans submitted with this application and any trees, shrubs and other soft landscaping feature that die or are dying within 5 years of planting /installation be replaced with new ones to written specification agreed with the Council AS local Planning Authority.

17. The development shall not be brought into use until the areas indicated on the

submitted plans to be set aside for parking and servicing have been surfaced, drained and permanently marked out or demarcated in accordance with the details and specifications shown in drawing number E303-101/RevJ. The parking and servicing areas shall be retained as such thereafter.

18. The development shall not be brought into use until a scheme for the provision

of cycle parking, in accordance with the Council’s current standards, has been submitted to and approved in writing by the Council as Local Planning Authority. The scheme shall be implemented as approved before any part of the development is brought into use and shall be retained as such thereafter. Notwithstanding the provisions of the Town and Country Planning Act (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no Building works, which reduce this provision, shall take place except following the express grant of planning permission by the Council.

19. The development shall not be brought into use until a car parking

management plan has been submitted to and agreed in writing by the Council as Local Planning Authority. The agreed plan shall be implemented following the opening of the development and the efficacy of the plan shall be reviewed within 12 months of implementation.

20. No works shall take place on the site at all until a method statement

comprehensively detailing the phasing and logistics of demolition/construction has been submitted to and approved in writing by the Council as Local Planning Authority. The method statement shall include but not be limited to:

The method statement shall include, but not be limited to:

Construction traffic routes, including provision for access to the site Entrance/exit from the site for visitors/contractors/deliveries

Location of directional signage within the site Siting of temporary containers

Parking for contractors Identification of working space and extent of areas to be temporarily enclosed

and secured during each phase of demolition/construction Temporary roads/areas of hard standing Schedule for large vehicles delivering/exporting materials to and from site Storage of materials and large/heavy vehicles/machinery on site Details of street sweeping/street cleansing Hours of working Phasing of works

The development shall be carried out in accordance with the approved plan, unless otherwise agreed in writing with the Council as Local Planning Authority.


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21. The development shall not be occupied until the owners and occupiers of the site have appointed a Travel Plan Co-ordinator. The Travel Plan Co-ordinator shall be responsible for the implementation, delivery, monitoring and promotion of the Travel Plan, including the day-to-day management of the steps identified to secure the sustainable transport initiatives. The details (name, address, telephone number and email address) of the Travel Plan Co-ordinator shall be notified to the Council as Local Planning Authority upon appointment and immediately upon any change.

22. Within 3 months of the development being brought into use a Travel Plan shall

be submitted to and approved in writing by the Council as Local Planning Authority. The Plan shall include immediate, continuing and long-term measures to promote and encourage alternative modes of transport to the single-occupancy car. For the avoidance of doubt, the Travel Plan shall include, but not be limited to:

a) Involvement of employees b) Information on existing transport policies, services and facilities, travel

behaviour and attitudes c) Access for all modes of transport d) Targets for mode share e) Resource allocation including Travel Plan Co-ordinator and budget f) A parking management strategy g) A marketing and communications strategy h) Appropriate measures and actions to reduce car dependence and

encourage sustainable travel i) An action plan including a timetable for the implementation of each such

element of h above j) Mechanisms for monitoring, reviewing and implementing the travel plan

The Approved Travel Plan shall be implemented in accordance with the timetable contained therein and shall continue to be implemented as long as any part of the development is occupied and in use.

An annual report shall be submitted to the Council no later than 1 month following the anniversary of the first occupation of the development for a period of 5 years. The annual report shall include a review of the Travel Plan measures, monitoring data and an updated action plan.

23. The reasonable avoidance measures stated in paragraph 1.3.1 and 1.3.2 of the

Bat Inspection Report (Atkins, January 2014) shall be employed prior to and during the construction phase of the development.

24. No works shall be carried out within 5 metres of the top of the bank of Windle

Brook. No development shall take place until measures to protect this zone should be submitted to and approved by the Council as Local Planning Authority. The agreed measures shall be implemented for the duration of the construction phase.

25. No grassland clearance or tree or hedgerow felling, lopping or pruning shall

take place from 1st March to 31st August inclusive, unless a survey for breeding birds has been undertaken and the results, together with a scheme of mitigation and protection measures has been submitted to and approved in writing by the Council as Local Planning Authority. Should grassland clearance, tree or hedgerow felling take place between the dates stated above, the agreed


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mitigation and protection measures shall be implemented in full and retained through the duration of the relevant works.

26. A method statement to deal with invasive species on the site, as per paragraph

4.3.3 of the Ecological Impact Assessment Report, should be submitted to and agreed in writing with the Council as Local Planning Authority. The agreed scheme shall be implemented as agreed.


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10.0 Images


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Existing Site Plan


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Proposed Masterplan


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New Pavilion – Elevations


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New Pavilion Ground Floor

New Pavilion First Floor


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Proposed Tennis and Football Pavilion


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Ruskin Drive

Existing Football Pitches


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Existing Cricket Square across to Pavilion

Existing football pitches across to Nursing Home on Swinburne Road


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Existing Pitches

Existing Tennis Courts adjacent to Swinburne Road


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Existing Pitches

Windle Brook


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View of Percival Suite from the Site

Existing Car Parking


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Swinburne Road with Ruskin Adjacent

application no: location: ruskin leisure, ruskin drive, dentons green...

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