REINFORCED SPRAYED CONCRETE SKATEPARK & EARTH/GRAVEL BMX PUMP TRACK, INCORPORATED INTO THE EXISTING RECREATION GROUND

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1 DC/2014/00465 REINFORCED SPRAYED CONCRETE SKATEPARK & EARTH/GRAVEL BMX PUMP TRACK, INCORPORATED INTO THE EXISTING RECREATION GROUND ROCKFIELD ROAD RECREATION GROUND, ROCKFIELD ROAD, MONMOUTH RECOMMENDATION: APPROVE Case Officer: Jo Draper Date Registered: APPLICATION DETAILS The application site forms part of an existing recreation area opposite Monmouth Fire and Ambulance Station to the east of Rockfield Road. The application site is enclosed to the north by an approximately 3 metre high grassland bund that forms part for the flood defence works for this area, the south boundary forms the common boundary with the proposed new car park that is subject to a current planning application (DC/2014/00412) which is awaiting a tree survey. The site is currently used as an informal recreation area and is predominantly amenity grassland, while a temporary pump track has been provided at the north western side of the site. There are a number of mature trees along the south western boundary of the site running alongside Rockfield Road. This application seeks to divide the site between a proposed dirt track and Skate Ramps. Both tracks take advantage of the depth of the site, with the length running across the site east to west. The pump track will be a raised undulating dirt track set on top of a bund that rises and falls across its cyclical route, the bunds are to be landscaped with a native wildflower mix with wildflowers planted in the central part of the site. The raised bund undulates in height from a raised bank that measures approximately 0.5m in height to 1.8m in height at the highest. With regard to the skate park, the actual infrastructure covers a length of 67.5m crossing the site from the east to west boundary, and the width measures 16m. The skate park structure is surrounded by a bund with the exception of part of the south western boundary whereby the park is accessed. The access to the site leads from the adjacent proposed car park site. The bund at its highest (the section facing Rockfield Road) measures approximately 2.5m in height. There is no part of the apparatus which is raised above this level with the infrastructure screened by the grassland bund. The bunds, as with the pump track, are to be planted with a native wildflower mix. The landscaping scheme also proposes areas of native hedgerows, situated throughout the site between the Skate Park and southern boundary and between the skate park and pump track. There is a mix of colours proposed as part of this scheme with varying shades of grey and areas of red coloured concrete to demarcate various parts of the skate park. The Design and Access Statement makes the following points:

2 1. Proposal will deliver an attractive modern play space for the local community and tourists 2. The design aims to have both minimal visual impact and a high aesthetic value. 3. The new skate park is built entirely below the level of the existing earth flood bund at the north of the site. 4. The raised areas will have grassed earth bunds. The riding surface eschews the language of dull, grey modular skate parks. Instead the subtle articulation of the separate riding areas and the use of contextually sensitive colours break up the massing and provide visual interest 5. The skate park is more than a sporting facility, it provides a social space and once finished it will appeal to a wide range of users 6. The skate park has been designed completely above ground to avoid the risk of potential flooding, it is oriented in such a way that the bowl will drain into the existing ditch to the south of the site. The contours of the skate park will reflect and compliment that of the existing BMX track and the inclusion of coloured concrete into the design has been used to break up the grey concrete making it a more aesthetically pleasing facility and a more pleasant social space for users and spectators. There is a significant amount of public support regarding this application represented not only through the many people who have submitted representations of support but also through the support that has come via Monmouth Town Council, Monmouth Comprehensive School each donating funds towards the project. The public support was confirmed in March 2013 when it was the public s favoured cause in the Waitrose Community Matters fundraising scheme. The application site falls into an area classified under the Local Development Plan as an area of amenity importance. The application site also falls within a C1 Flood Plain. 2.0 RELEVANT PLANNING HISTORY DC/2014/00402 Proposed car park land east of Rockfield Road (Currently invalid awaiting a tree survey) 3.0 LOCAL DEVELOPMENT PLAN POLICIES Strategic Policies S5 Community and Recreation Facilities - Development proposals that provide and/or enhance community and recreation facilities will be permitted within or adjoining town or village development boundaries subject to detailed planning considerations. S17 Place Making and Design - development shall contribute to creating high quality, attractive and sustainable places

3 S12 Efficient Resource Use and Flood Risk- all development must avoid the siting of inappropriate development in areas at risk of flooding Development Management Policies EP1 Amenity and Environmental Protection DES1 General Design Considerations all development shall be of a high quality sustainable design and respect the local character and distinctiveness of Monmouthshire s built, historic and natural environment. DES2 Areas of Amenity Importance - Development proposals will only be permitted if there is no unacceptable adverse impact on any of the following: a) The visual and environmental amenity of the area including important strategic gaps, vistas, frontages and open spaces b) The relationship of the area of importance to adjacent or linked areas of green infrastructure in terms of its contribution to the character of the locality and/or its ability to relieve the monotony of the built form c) The role of the area as a venue for formal and informal sport, general recreation and as community space, expressed in terms of actual usage and facilities available as well as its relationship to general open space requirements as set out in Policy CRF23 d) The cultural amenity of the area, including places and features of archaeological, historic, geological and landscape importance; and e) The nature conservation interest of the area, through damage to or the loss of important habitat or natural features SD3 Flood Risk Development proposals within a flood plain will be required to demonstrate that: a) The development is or can be protected by approved engineering works and/or flood protection measures; b) Such remedial measures would not cause flooding or significantly increase the risk of flooding elsewhere c) The development including any remedial measures can be sympathetically assimilated into the environment in terms of its siting, scale design and landscaping. d) The development does not interfere with the ability of the Environment Agency or other bodies to carry out flood control works and maintenance e) The nature conservation interest of the water source corridor is protected and where practicable enhanced 4.0 REPRESENTATIONS 4.1 Consultations Replies Monmouth Town Council: Approve Lower Wye Drainage Board - Application site is within the Boards operational area. Advisory note give on the Board s requirements regarding the disposal of surface water and soakaways.

4 Natural Resources Wales: Require a Flood Consequences Assessment to be undertaken prior to determination of the application in accordance with the requirements of TAN15. The main concern is the impact on flood risk elsewhere. TAN15 states (A1.12 ) no flooding elsewhere. While there are defences in place at this location, it does not mean that they are now sufficient to protect the site from extreme flood events or future flood events including climate change. A roughly calculated predicted flood level for the site in a defended scenario (taking into account the defences in the area) for the 1 in 100 year plus climate change event is 1.3m. Given the proposals of land raising and locating structures within an area that is at risk of flooding our advice remains that the impact to flow routes and flood storage needs to be assessed in an FCA. As your suggests the planning application is to relocate an existing skate park that has deteriorated due to flooding, the applicant may wish to ensure that flood resilience design is incorporated into the construction, as our hydraulic model suggests that flooding will occur at this location also. An FCA will aid the construction design of the skate park in respect of appropriate flood mitigation measures to incorporate in the development. MCC Ecology: Approve subject to conditions relating to implementation in accordance with ecological appraisal and no lighting. 4.2 Neighbour Notification There have been no objections submitted to date. There have been 21 letters of support that have been submitted making the following points: 1. Monmouth NEEDS a new skate park. I have been involved in the campaign to get one since it started and will use it myself. 2. It will provide a place for the residents of Monmouth to Skate/Bike and also draw people to the town itself. 3. It will be great for the young people of Monmouth, there isn t enough for the young people to engage in 4. The community has rallied together to fund raise for this facility, it will be a massive success for the young people of Monmouthshire County Council 5. Located in a suitable position 6. Much needed and long overdue 7. I fully support the proposal for a new usable and much safer park 8. Great exercise 9. Our kids desperately need somewhere modern safe and new where they can play 10. Chairman of Hereford Skate Park: This is a wonderful project which will benefit the young people of Monmouth. Hereford Skate Park was first built in Many of Monmouth's young people use our park regularly and in summer holidays almost every day. We have 500 visits per week providing positive physical activity for young people. The police have advised us that ASB reduced to zero once the park was opened and they would welcome more skate parks. We have an excellent relationship with the police and no problems of disorder whatsoever. We have achieved awards for pride of Herefordshire for our volunteers work in 2012, 3 of our members achieved volunteer of the year in We achieved level 3 award

5 for RHS in your neighbourhood. Monmouth can achieve these things too and this is an amazing opportunity to support the people who have worked tirelessly for at least 3 years to achieve this. We are holding an event in Hereford to support your park on the 20th July. This is the Big Society I hope you will support this application. 4.3 Local Member Representations Local Member supports application 5.0 EVALUATION The application site forms part of an allocated amenity space, and therefore the development of this site for a recreational community use is supported in principle in planning policy terms subject to detailed considerations. As there are no residential properties in close proximity of the site, neighbour amenity is not a primary consideration in this case. Whilst access is existing and is proposed through the existing amenity site (which is subject to a planning application for a car park), it is unlikely therefore that the users of the site will have an adverse impact on highway issues. The detailed issues to be considered within this application are therefore the following: 5.1 Visual Impact The main vantage points of the skate park will be from Rockfield Road. The viewpoint along this road is disrupted by the existing mature trees that are to be protected and retained as part of this scheme. The bunds will be visible, although these serve to screen the infrastructure of the skate park which is hidden behind this space. What will be visible will be the users of the site which will appear above the level of the bund. Whilst the pump track will also be viewed as another bunded area of land (which is currently characteristic of this site with the existing 3m flood defence bund), this will have a track on the surface, with the users therefore being continually visible and raised above ground level. Whilst users would be visible, given the existing use of the site this is considered to be acceptable. What would be evident would be users of all ages actively participating within an amenity space for recreational purposes. Visually the proposal would enhance the existing facility, with the proposed landscaping of the grassed bunds featuring wildflowers and areas of native hedgerows. Indeed the nature of the use is such that the site should be planted and softened but this should not conflict with the need for surveillance by passers-by, thereby overcoming the potential for anti-social behaviour that arises from the existing skate park which is situated adjacent to the River Wye and is isolated with little public surveillance. The proposed scheme provides an acceptable compromise between public surveillance and a scheme that has been softened and enhanced by appropriate landscaping. Thus, the proposal is considered to be visually acceptable. 5.2 Flooding Natural Resources Wales has objected to the proposal on the basis that the site requires a Flood Consequences Assessment (FCA). The information that has been provided in response to this request is that this site has not had a record of flooding since Since then a flood defence scheme which incorporated the bunds that encircles the north and east boundary of the site has been implemented and 3 pumps have been installed on the pond site opposite

6 Drybridge House. There has been no flooding at the site since the flood defence measures were implemented. Also it is noteworthy that according to the supporting details the skate park has been designed completely above ground to avoid the risk of potential flooding; it is oriented in such a way that the bowl will drain into the existing ditch to the south of the site. This site is to replace the existing skate park that is situated immediately adjacent to the River Wye, and this site regularly floods and has resulted in the deterioration of the skate park infrastructure, and at times of flooding the site is rendered unusable. This proposal by comparison is for non-vulnerable development within a C1 flood plain. The insistence upon a FCA relies upon the fact that according to NRW s records the application still has the potential to flood which due to the engineering works may well aggravate flood risk elsewhere. In this case the cost of providing a FCA is potentially prohibitive and has not been factored into the cost of implementing this community facility and furthermore is timeconstrained in terms of funding agreements with regard to achieving a planning approval and commencement of development. In view of this, given the history of flooding on the proposed site compared with the long ongoing flood issues of the existing site it is considered to be unreasonable in this case to insist upon the provision of a FCA which may ultimately undermine the development of a community facility on what is clearly a better site. In this instance it is recommended that the comments of the NRW whilst considered are not adhered to and the application is recommended for approval in the absence of a FCA. 6.0 RECOMMENDATION: APPROVE Conditions: 1. Time Condition (five years in which to commence) 2. Works to be undertaken in accordance with Ecological Appraisal 3. No lighting or lighting fixtures to be installed within the development boundary. 4. Tree Protection measures 5. Landscape Implementation