Agenda item

 

Application Number:			15/02065/FUL
Location:	Burrows Sports Field, Merlin Way
Proposal:	Construction of BMX pump track
View:	Yes
Officer Recommendation:				Permit
Committee Decision:				Permit
Letters of Rep:		202 + two petitions		Update Report:	Additional representation; photos of site

 

MJC introduced the application as above, for a BMX track in the southern corner of Burrows Field.  It is at Planning Committee because the borough council owns the land, and the proposal has been the discussed in detail with the Parks Team.  The recommendation is that planning permission should be granted. 

 

 

Public Speaking:

 

Mr Jim Walker, on behalf of applicant, in support

Is speaking in support of the application, as the father of four boys, regular user of Burrows Field to walk his dog, and also as the 1000^th member of Leglag.  Considers there are three main issues here.  First, safety:  Cheltenham is an ideal cycling town, flat, well-connected and accessible, but a recent transport survey at Leckhampton Primary School revealed that 71% of parents drive their children to school, and not one child cycles to school.  Cheltenham’s MP Alex Chalk is campaigning for more women and children to cycle.  Sales of bikes are up, but 67% of cyclists don’t feel safe on the roads.  This facility will offer a place to learn and acquire skills.  The pump track isn’t just for one child; it is for all local families to have fun on their bikes. 

 

Secondly, fairness:  there is not enough provision for post-toddler children in Leckhampton.  There are BMX tracks in Bishops Cleeve and the Forest of Dean, but nothing here, which just isn’t fair.  Four years ago, local children wanted a track and asked for support; he did not help as the undertaking seemed so daunting.  When he heard that another local parent was going to go for it, felt he could support it and help give the children their day, and encourage them to use this public space on daily basis.

 

Thirdly, the localness of Leckhampton.  Residents can get to the hill on foot, walk to town; it is a happy, friendly community but is under threat with new houses being built on its boundaries.  This will be local facility for local people, and will help sustain the fields for the future, allowing Leckhampton people to continue to enjoy them for many years to come.

 

 

Dr Helen Tomlinson, local resident, in objection

Speaks as a Cheltenham resident, who has lived within 0.2milies of the proposed BMX track for 30 years, as a doctor and as a mother of a six-year-old child.  There is clearly significant level of concern about the proposal, with 200 representations on line of which 117 were in objection.  There were also two petitions, 274 signatures against  and 184 in support.  Within a 0.5-mile radius, 92 people objected and only 8 were in support, with many supporters from as far away as Swindon, London and Leeds. 

 

This is a well-loved, beautiful and peaceful green space, well used, and a place to be undisturbed.  It is often a quagmire and the added trauma of BMX bikes will make it worse.  There is concern about the visual impact the track will have on the field, being 60x60m in size with ramps up to 2m high; one petitioner with BMX experience has said that this is not a track for beginners but for those with intermediate skills.

 

As it is to be open and unsupervised, how will the impact of the track on the users of the playing pitches be monitored and moderated? How will cycling be confined to the track?  If it extends to the rest of Burrows Field, the playing pitch surfaces could be degraded.  The track will inevitably disrupt existing activities such as football and cricket.  Many people are concerned about the lack of public toilets, first aid facilities, and the difficulty emergency vehicles may have to access the field due to irresponsible car parking.  This is also a problem in Moorend Grove and on the corners of Arden and Peregrine Road.  In addition, there is the issue of damage to hedgerows, and harm to wildlife such as bats.

 

Other similar facilities are locally accessible, at Birdlip and Churchdown, and a small facility has been proposed at Brizen Youth Centre, which has safe cycle routes, hard standing and facilities on site. 

 

On 11^th January, the Parish Council said:  ‘The Burrows Field is in regular use as a sports field and for running, walking dog walking with dogs off lead, sitting, relaxing and other activity.  This track must not be at the expense of these other uses’.

 

 

Councillor Iain Dobie, in support

Supports this scheme as County Councillor, where he is spokesperson for Public Health and Communities and Chair of Gloucestershire Health and Care Overview and Scrutiny Committee.  It is important to get children active, for both their physical and mental health.  We are very lucky in Leckhampton, and Burrows Field is used by many people; the proposal will encourage a wider range of children from Leckhampton to get active.  This will not be at the expense of existing users.  The Parish Council has acknowledged that Leckhampton is short of facilities for young people, and this will help reduce that shortage.  The applicant is a parent at Leckhampton Primary School, and has the support of many other parents and much of the community. 

 

Appreciates the concerns of some members of the community.  Played in Burrows Field as a child, and recognises the need to preserve open spaces, but we should be encouraging today’s children outside into the open air.  Notes that Councillor Nelson has warned that building the track at Burrows Field will be a ‘disaster’, and believes it should be built at Warden Hill, but Leckhampton is short of facilities for its young people, and local Leckhampton children will be able to cycle easily and safely to the proposed track.  If it were in Warden Hill, they would have to cross two large and dangerous roads. 

 

This proposal will be a positive legacy for councillors, and is a worthy local community initiative.  Fully supports the scheme and hopes that Members will too.

 

 

Councillor Chris Nelson, in objection

Has always admired Nikki Powell’s idea of a BMX pump track in Cheltenham, as it can add real value to a community and help keep young people off the streets.  Also agrees with Mr Walker’s comments about promoting cycling, but it is important to find the right location and conduct a proper public consultation.  It is now clear that over 410 people object and less than 270 support the proposal – clearly a controversial proposal with a clear majority of people against it.  It is not like the Pittville Park scheme which is universally popular and a genuine community-based project; the BMX has limited benefit and is highly controversial in this location.

 

Members need proper and considered planning reasons to consider rejecting the proposal, and need look no further than the comments of the landscape architect for this:  ‘The construction of a BMX Pump Track in the southern corner of the field would introduce a raised, incongruous, engineered element into the landscape.  It would be out of character with the existing landscape and would intrude into the view of the escarpment’.

 

Burrows Field is a vital part of Leckhampton’s green infrastructure, connected to a network of paths used by up to 400 people every day. The proposed BMX track would be sited right next to the major public right of way into Lotts Meadow, the worst possible location; it will be a disaster.  The noise and unsupervised activity at all hours will be completely at odds with the undeveloped beauty of this site.

 

A much better and cheaper location would be Brizen Young People’s Centre, round the corner from Burrows Field, and in control of the borough council and Leckhampton with Warden Hill Parish Council.  It may not be the perfect location, but is dedicated to supporting young people, would not interfere with existing users, has better car parking and facilities, and better and safe cycling routes than Burrows. 

 

To conclude, this is a divisive application and should be rejected on the following grounds:  contrary to policy CO1,as it compromises the quality and amenity value of the public right of way into Lotts Meadow; contrary to CP4, which requires development to protect existing amenity of neighbouring land users and the locality; contrary to CP3, as it harms the landscape character and outlook and could cause noise pollution seven days a week; and contrary to paragraph 74 of the NPPF which states that recreation areas should only be built on if the need outweighs the loss.

 

 

Member debate:

AC:  has a question regarding the Fields Trust charity –have officers heard from them?  Would they normally be a consultee?

 

MJC, in response:

-       the Fields Trust isn’t a statutory consultee and hasn’t been approached, as there was no requirement for this.

 

KS:  was interested to read the landscape architect’s comprehensive comments and wonders why these were not addressed by the officer in his report.  Recognises the comments made, relating to the visual impact – these are extremely pertinent, and would like an officer explanation as to why they feel these comments are wrong.  The landscape architect considers this the wrong location for the BMX track; the planning officer obviously disagrees, but has not explained why.

 

PB:  at last Cheltenham is coming of age for its children.  Has lived here all his life and raised three children, and feels the town has not done enough to provide children’s facilities – it’s all about festivals.  It’s fantastic that we are now providing a great facility at Pittville Park, and this proposal is fantastic too – is delighted to support it for the reasons given by the two speakers.  It will be exciting, vibrant and challenging, and help get children away from their laptops and mobiles and out and about in the fresh air.  It’s just what they need – a local facility.  Knows that open space is finite, and it’s imperative that we make best use of it, but this track in this little corner of Leckhampton won’t impact greatly on other users; it will encourage more people of all age groups to use the field.  Regarding the noise impact – this will be the noise of children playing!  The track will be sited away from houses, and in any case, a certain amount of noise is to be expected in parks, from football and cricket matches.  Also, it won’t be at all hours of the day – most children will be at school Monday to Friday, so the track will be used at weekends and summer evenings.  Can’t wait to see this completed, and hopes to take his grandchildren there one day.

 

MS:  will support the application.  On Planning View, looked across the field and concluded thatthis proposal won’t have an adverse impact on the view to the scarp at the back. Feels there is undue concern about potential noise – it will be less noisy than a football match.  It’s also wrong to compare this proposal with the BMX track in Pittville Park, which is a steel construction - there will be nothing like the bumps and thumps from that.  The only noise will be the sound of children laughing and playing.  Feels the track is proposed in the correct position on Burrows Field, where it won’t impact on the sports facilities.  It will make the field a better place, not just for dog-walking and strolling around.  Would not be at all worried about walking his own dogs round this facility.

 

BF:  supports the application; it is an excellent idea.  Agrees with PB and MS.  On Planning View, it was patently obvious that this is the best location for the BMX track, adjacent to the allotments and 100m from the nearest house.  Is surprised at the number of objectors.  Enjoys watching the kids on the BMX track in Pittville Park – it’s good entertainment – and likes to see children playing in parks, which is what they are for, after all.  There are concerns about the mud, but a path is going to be laid up to the track, so cyclists won’t plough up the grass.  This is a Leckhampton facility for Leckhampton kids and is excellent.

 

HM:  at the risk of sounding like a broken record, also supports the application.  It is important to get children out of the house and exercising, as everybody knows the problems faced by the health service in the future as a result of widespread obesity.  Has been on Planning Committee for six years and has never seen so many people in the gallery supporting an application.  Her only concern is the size of the car park, but CBC could consider extending this in the future depending on how the use of Burrows Field develops with the BMX track.

 

PT:  good points have been made about there being other BMX tracks in Birdlip and Gloucester, but surely this is a good thing as it will mean no one track is overloaded with children, and they will all get a chance to use one of them. They won’t need to be driven to Burrows Field – they can ride.  It’s been said that Brizen would be an easy and safe alternative site for the track, and this may be a good location for a smaller track, but it would not be safe for children to cycle there from Leckhampton along Shurdington Road.  We have to realise that parks are made to be used.  Played in parks as a child and they were always a safe place for children, but now adults have taken over with football, cricket, and dog walking.  It’s sad that children have been pushed to one side.  Agrees with this proposal, and it should be built.  Hopes the local children will enjoy it.

 

DS:  regarding the path leading up to the track to avoid cyclists having to ride across the grass, will this be a substantial path?  Also, is the track enclosed so that cyclists can’t ride off at the sides and into the surrounding area?

 

MJC, in response:

-       to KS, feels that the officer report does enough in response to the comments of the landscape architect.  Officers were taken aback by the comments, which they felt were disproportionate, but we must remember that hers is a pure view, concerned only with the landscape impact and the view of the scarp.  On Planning View, it was clear that the scarp dominates Burrows Field.  The proposed track will be 1.8m high, so struggles with the idea that this will harm the view to the scarp.  Cannot say much more than that, but Members can be assured that the landscape architect’s comments have shaped the application in other ways, regarding the track and its maintenance.  Has also spoken with the urban designer manager about this, who agrees that there will be no impact on the scarp;

-       to DS, the path will be of bound gravel from the car park, hugging the tree line to the track.  It will be robust and will last well;

-       there is no proposal for the track to be enclosed – this is not part of the application – so it is up to Members if they would like to consider this.  Feels it would be more intrusive to the field to add a physical barrier, and that fencing around the track is not necessary, but would be interested to hear what other Members have to say on this.

 

DS:  does the red line around the track on the drawing not represent enclosure?

 

MJC, in response:

-       no, the track is not enclosed, although the landscape gradient forms a natural barrier.

 

AC:  feels that quotes from the Parish Council have been used selectively.  Is a member of the Parish Council, and confirms that although it likes the idea of a BMX track, it feels this should be moved to Brizen – it isn’t a matter of whether it should be built but where it should be built.  Is in favour of additional facilities for children but a better location can be found for an equally large track, which ticks all the boxes.  Will vote against this scheme, but would hate to see the idea go away altogether.

 

KS:  won’t support the application.  There is a very big difference between thinking this application in this location isn’t right and thinking there shouldn’t be any BMX track in Leckhampton.  Is all in favour of more facilities for young people and for children of all abilities.  Wishes that Members knew this corner of Burrows Fields as well as she does; the beauty of it is that it is so quiet, away from houses, dogs, children playing, football matches.  It is a shame that this scheme is proposed here; it is the wrong location.  Campaigned for a footpath in Naunton Park on the desire line, but this track on Burrows Field is proposed right on the desire line between the car park and Lotts Meadow.  There is no fencing.  When football matches take place, families congregate; it is very muddy, and there won’t be much room.  It is unfortunate that on Planning View, Members didn’t walk to the opposite side of the park to appreciate the long views to the application site. 

 

It is regretful that a proposal that is meant to benefit the community is driving the community apart. It’s true that a BMX track and facilities for young people are a good thing, but why should young people be more valued than older people?  It’s important for young people to get out and about – lots already do – but this is the wrong location for a BMX track.  Cannot support the proposal here, which is regrettable.  We have an ageing population, who use the field for walking, dog walking and socialising – helping to keep themselves out of hospital.  This is an important point – the proposed location for the track is the precise spot where dog walkers stop and chat.  Is worried about potential conflict between cyclists and dogs.  Supports the idea of a BMX track but in another location, and is sorry that her colleagues don’t understand the significance of siting it here.

 

SW:  agrees with PB’s earlier comments, and if the track isn’t sited here, then where?  Brizen Field has been suggested, but the scenario there is similar – people walking dogs, sitting quietly, joggers, children playing – and Brizen is smaller than Burrows Field.  At Brizen, it would mean losing a football pitch; at Burrows there is room for everyone - the proposal doesn’t scratch the surface space-wise. The proposed site may be a quiet corner where people congregate, but the field is big enough for everyone to share.  BMX isn’t outrageously noisy, and if people don’t like the sound of children playing, then maybe they’ve had their day.  DS asked about fencing around the track, but would be concerned if this was included.  This is a great scheme.  Will vote in support

 

JF:  we should remember that Burrows Field is a sports field, not a park.  Regarding fencing around the track, dogs are not always kept on their leads, and may have ‘accidents’ around the BMX track which could pose a health risk to children and is therefore worrying. Can anything be done about this? 

 

MS:  speaking as a member of the ageing population and also a dog owner, considers having a path to walk down a good thing as it will make the field more accessible.  The corner where the track will be situated is muddy, and people can congregate on the path and watch what is going on.  Whole-heartedly supports the scheme.

 

JF:  was a fence around the track ever considered because of the risk of dog faeces on children’s health?  This is critical.  Children can go blind as a result.

 

GB:  there are dog wardens who are concerned with this, but it is a constant problem in all parks.  Everyone is aware of the problem, and people are encouraged to clear up after their dogs, but there are some bad dog owners who don’t do so, and there is nothing we can do to stop this.

 

 

Vote on officer recommendation to permit

10 in support

4 in objection

1 abstention

PERMIT