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The Committee received report ES/2167 which related to Planning Application DC/23/4735/FUL. The application sought planning permission for a community pump track for bicycles/scooters, with a 7ft fence, CCTV, seating and landscaping at the Millennium Sports Ground, Millennium Way, Kesgrave. It was being presented to the Planning Committee for determination at the request of the Head of Planning, Building Control and Coastal Management given the level of local interest.
The Planning Officer ran through the presentation. She explained that the application was in an area of public open space known locally as Long Strops. The Planning Officer explained that a pump track was a circular track with a series of rollers and berms, intended to be used by bikes or scooters. The Planning Officer showed photographs of the site from various locations and angles and stated that the access gate to the car park was open from 8am to 10pm.
The site was separated from the nearby residential area by woodland and there was a Public Right of Way (bridleway) on the site but it was unaffected by the proposal.
The pump track would have an asphalt covering and in response to concerns from residents about antisocial behaviour it would be enclosed by a 7ft fence and CCTV would be installed. The track would be open between 7am and 10pm and the gates would be locked outside these times to prevent access. Hedging has been proposed to help with screening and for noise mitigation.
The Planning Officer pointed out an informal path that ran through the site, which she believed was used for Park Run. This would be diverted around the pump track. The Planning Officer explained that to the north of the track was a telecommunications pole which was given planning approval earlier this year.
The Planning Officer showed a detailed plan of the track, section drawings, 3D images and an artist’s impression of the site. She also showed an example of the type of fencing that would be installed.
The Planning Officer explained the material planning considerations and key issues that were addressed in the report:
- Principle of Development – the proposal was for a recreational facility on an area of public open space that was already used for recreational purposes. The pump track would enhance the role and function of the green space.
- Highway Considerations – the site was well accessed and Highways had no objections to the scheme.
- Landscape and Visual Impact – there would be some visual impact from the fencing and CCTV poles. However, the visual impact was not considered significant enough to warrant refusal.
- Impact on Residential amenity – objections had been received from residents about potential noise and antisocial behaviour. A Noise Impact Assessment and Noise Management Plan had been provided which resulted in recommended conditions. These included restricting the hours of use, installation and maintenance of fencing and CCTV, restricting mopeds/motorbikes and no external lighting. The track was only planned to be used between dawn and dusk.
- Ecology – little suitability for protected species and no surveys were required. There was a recommendation if a lighting system was installed in the future.
- Public benefits – it was providing a community facility and the Kesgrave Neighbourhood Plan recognised there was a need for recreational facilities in the area.
The Planning Officer concluded that the application was recommended for approval subject to conditions as outlined within the report.
The Chair invited questions to the Planning Officer.
Councillor Daly asked if access would be open to everyone as a public resource. The Planning Officer confirmed that the site was fully accessible to everyone but there would be restrictions on the hours of use as it would be locked overnight.
Councillor Daly enquired about the maintenance plan involved. The Planning Officer explained that it would be for Kesgrave Town Council to answer as they will be responsible for maintaining it.
Councillor Ninnmey referenced the original planning application from 1997 and the provision of playspace. He questioned if there was adequate play equipment in Kesgrave or if there was a shortage would it be provided. The Planning Officer confirmed that the referenced 1997 application was the permission for Long Strops. There was a condition for play equipment in the location of the pump track but it never came forward. She explained that she could not answer if there was a shortage but suggested that Kesgrave Town Council could answer this.
Councillor Bennett asked where the nearest residential houses were and what was the line of sight. He also asked how access by mopeds/motorbikes would be prevented and if it would be a physical barrier and for clarity on the lighting.
The Planning Officer said the nearest residence was approximately 60m away and there was an area of woodland that provided natural screening. The CCTV would help monitor any antisocial behaviour. There was a condition to restrict use by motorbikes/mopeds but there weren’t any physical barriers proposed, just a single gate to access the pump track. There was no lighting and a condition was in place to prevent external lighting. This condition would help prevent antisocial behaviour and would be for ecological and amenity reasons as it prevented light pollution.
There being no further questions, the Chair invited Councillor Rod Gibson from Kesgrave Town Council to make his representation. Councillor Gibson explained that extensive consultations had been undertaken which showed there was overwhelming support. He acknowledged there were objections and the Town Council had tried to address them and had engaged with the residents. They also worked together with the police.
He continued that this pump track would provide a free of charge family activity that addressed a real need. There were over four thousand young people in the area and the pump track would provide a popular form of physical recreation that could help reduce obesity and help with mental health. The Town Council was hopeful that providing a facility would help to suppress antisocial behaviour, but that it should be acknowledged that antisocial behaviour came from a small minority and this shouldn’t stop the majority from having this facility.
He explained that there was no monetary cost to the residents for the pump track as it was being funded by a benefactor and there would be no maintenance costs for East Suffolk Council.
The track only covered about 2% of the total public open space at Long Strops. He felt that the telecommunications mast next to the site would be more overshadowing visually than the pump track. However, the planting would soften the appearance of the track.
He believed the objections had been overcome by having a lockable site, only operating until dusk, installing CCTV, not installing lighting and working with a youth service provider and the police to monitor behaviour.
Councillor Daly thanked Councillor Gibson. He noted that the Landscape Officer recommended a native species for the hedging but they had chosen laurel. Councillor Gibson responded that they had chosen laurel because it was quick and easy to grow and manage and there wasn’t any amazing biodiversity at risk in the area.
Councillor Daly acknowledged the lack of risk but the Council did like to encourage Biodiversity Net Gain. Councillor Gibson responded that their Neighbourhood Plan fully encouraged biodiversity and a huge amount of work went on in the town to promote it. One of their schools recently won an award as the greenest primary school in Suffolk.
Councillor Ninnmey asked if there was enough play area provision in Kesgrave, and referenced the Neighbourhood Plan which said development of green spaces would only be allowed in special circumstances and that Kesgrave was consistently below standards for the provision of sport and leisure activities. He asked how the Town Council would address the shortage in addition to the pump track.
Councillor Gibson explained there were multiple sites across Kesgrave with play equipment and they were being added to whenever they could. He felt you could argue that there was never enough play equipment but the Town Council did what they could.
In response to the lack of facilities, Kesgrave could be seen as a rapidly growing dormer town but it didn’t have the facilities you would expect like hockey, rugby, squash, cinema etc but they did see the pump track as a major step forward.
Councillor Bennett liked the sound of the proposal and was interested to know the cost of the development.
Councillor Gibson was unable to share the information as it was confidential and not finalised but it was a six figure sum.
Councillor Bennett thought the decision to have no lighting was interesting and asked if this was after consulting with Haverhill about their pump track. He asked if the pump track would link into the cycle routes around town. He also asked if there would be barriers to prevent motorbikes/moped access.
Councillor Gibson explained that they were not putting any barriers in but would have a set of rules and build up a community. The rules would be displayed and if they were broken they would temporarily close the pump track. He had no knowledge of Haverhill’s pump track but they never had plans to have lighting or allow people to use it when it is dark. The track would be closed at dusk every day and the latest it would be open was 10pm in the summer.
There were no further questions.
The Chair invited Councillor McCallum to speak. She explained that the Town Council had given a good description. She confirmed that the cost was a 6 figure sum and the donator was the Tru7 Group which operated in Kesgrave. She believed any issues had been looked at through the Planning Officer’s report. She explained that Kesgrave was a very progressive town and they thought outside the box to get facilities in the town. She felt this project ticked all the boxes of what we should be doing as a district council and finished by asking the Committee to give Kesgrave the best Christmas present possible by approving the planning application.
Councillor Ninnmey asked if they were looking to provide more play space as the ward had a high percentage of young people.
Councillor McCallum responded that the demographic was very mixed and there would never be enough facilities, but they thought outside the box and the facilities that are there were well used.
Councillor Bennett applauded Councillor McCallum for taking this forward and hoped other areas followed suit.
Councillor Folley commented that she had family in Kesgrave and wished the facility had been available when they were younger as it would have helped with mental health issues.
Councillor Ninnmey supported Councillor Daly on his request to use a mix of native species rather than laurel for the hedging.
Councillor Daly felt using laurel may be regretted as there was significant maintenance and it doesn’t look good as it ages. He suggested a rethink and using a mix of native species that would provide a tight hedge and bring beautiful spring flowers and attract insects.
Councillor Fisher fully supported the project and knew the site from cycling there often. He was hesitant about the fencing but feels the issues had been dealt with. He too questioned the use of laurel but could see the advantages of that.
There being no further debate, the Chair sought a proposer and seconder for the recommendation to approve the application, as set out in the report. On the proposition of Councillor Bennett, seconded by Councillor Daly, it was unanimously
RESOLVED
Approve subject to conditions to address the below matters.
Conditions:
1. Timeframe for commencement of development.
2. Compliance with submitted plans/documents.
3. Restriction on external lighting.
4. Implementation of hedge planting.
5. Hours of use restriction.
6. Restriction for motorcycles and mopeds.
7. Installation and retention of fencing
Informatives:
1. The Local Planning Authority has assessed the proposal against all material considerations including planning policies and any comments that may have been received. The planning application has been approved in accordance with the objectives of the National Planning Policy Framework and local plan to promote the delivery of sustainable development and to approach decision taking in a positive way.