Agenda item - BH2012/00384 - Former Falmer High School, Lucraft Road

Construction of a temporary car park (4 years) accommodating 684 parking spaces and accessed via the A270 junction and existing tunnel under the railway-line, for use up to 50 times in any 12 month period in connection with events taking place at the American Express Community Stadium, along with erection of a temporary building (4 years) to accommodate The Bridge Community Education Centre.

Recommendation – GRANT

(1)                   Construction of a temporary car park (4 years) accommodating 684 parking spaces and accessed via the A270 junction and existing tunnel under the railway-line, for use up to 50 times in any 12 month period in connection with events taking place at the American Express Community Stadium, along with erection of a temporary building (4 years) to accommodate the Bridge Community Education Centre.

(2)                   It was noted that this application had formed the subject of a site visit prior to the meeting.

(3)                   The Senior Planning Officer, Kathryn Boggiano, drew Members attention to information listed on the Late List, and gave a presentation detailing the scheme as set out in the report by reference to plans, photographs and elevational drawings. The application was for a 680 space car park for 4 years, which would be restricted to 50 uses in a 12 month period in connection with the stadium; the car park would include 24 disabled spaces, and there would be a buggy service between the site and the stadium. When the original stadium consent was granted it had included a section of the former Falmer High School for shared use parking; however, since then the ownership of the land had passed to the academy and this was no longer a viable option. The existing planning permission for 1000 spaces was a material planning consideration; there was planning permission for an existing site of 650 spaces within the boundary of Lewes District Council that would expire in June 2014 along with significant parking at the University of Sussex as well as other smaller arrangements for parking. It was agreed that there was an established need for the car park.

(4)                   Part of the application related to the temporary accommodation for the Bridge Community Education Centre; the temporary building would be a pre-fabricated modular build and would have a temporary appearance. The principle was deemed acceptable as the development would not be visible from the national park; was temporary in nature and the nearest residential properties were approximately 40 metres away. The impact of the additional parking on the highway network was outlined in the report; the tunnel would be used for stadium traffic; tickets would be pre-sold to spectators and traffic flows would be managed by stewards. It was not considered there would be an adverse impact on highway safety, and the one protected tree would be maintained appropriately onsite. In summary the use of the car park was established; the highway impact was largely similar to that agreed in the original application, and the community facility was protected on site. The application was recommended for approval subject to conditions in the report.

Questions for Officers, Debate and Decision Making Process

(5)                   Councillor Farrow asked how vehicular access would be controlled via the tunnel rather than through the use of Lucraft Road. In response it was explained that the section of Lucraft Road, which was directly adjacent to the application site, was privately owned, and stewards would be employed to manage the traffic with the necessary authority to undertake this role.

(6)                   Councillor Farrow went to ask about pollution of groundwater at the site. Officers explained that the Environment Agency has considered all the appropriate information, and were satisfied that the issue could be addressed through the relevant conditions outlined in the report. Councillor Farrow expressed concern that the report did not contain all this information in full, and this would impact of the ability of the Committee to make a fully informed decision. The Head of Development Control, Jeanette Walsh, explained that the full details where on the case file attached to the application; and Officers were satisfied that the advice of the appropriate professionals had been sought from the Environment Agency; consequently, the recommendation to the Committee was this level of detail was not required to make a fully informed decision.

(7)                   Councillor Hawtree asked for more information on the routing of traffic, and the role of the stewards. Officers explained that the club were proposing a ‘tidal’ system which would give priority to cyclists and pedestrians. It was also explained that there was already an established stewarding system in place at the stadium.

(1)                   Councillor Shanks asked about uses of the car park that were not linked to match days at the stadium. It was explained that on non-match days the car park would reserve 10 spaces – plus 3 disabled spaces – for use in connection with the Bridge Community Centre. The club would be required to submit information on how the parking would be monitored to ensure there was efficient management of the space. In relation to availability of disabled parking it was explained that the number of spaces across all the parking sites would meet the agreed provision. There would also be appropriate provision for drop off facilities.

(2)                   Of the twelve Members present it was unanimously agreed that planning permission be granted.

175.1    RESOLVED – That the Committee has taken into consideration and agrees with the reasons for the recommendation and the policies and guidance set out in the report and resolves to GRANT planning permission subject to the conditions and informatives set out in the report.