Decision

Resolved that full planning permission be REFUSED for the demolition of all existing sports club buildings and redevelopment of associated sports fields to facilitate the erection of 205 new homes, with retention of the existing bowls lawn and erection of a new bowls clubhouse, retention and configuration of existing car park, together with associated open space, community pavilion, landscaping, parking and access subject to referral to the Greater London Authority and Secretary of State for the following reasons:

Reason for Refusal 1:

The proposed development, by reason of the substantial residential redevelopment of designated Metropolitan Open Land, including the erection of extensive built form, hardstanding, residential infrastructure and associated urbanising development, would constitute inappropriate development, result in substantial harm to the openness of the Metropolitan Open Land and cause permanent harm to its open character and function. The applicant has failed to demonstrate that very special circumstances exist which clearly outweigh the harm to the Metropolitan Open Land, and any other harm. The proposal is therefore contrary to Policies OS1, OS2 and OS(a) of the Royal Greenwich Local Plan: Core Strategy with Detailed Policies (2014), Policy G3 of the London Plan (2021), and the National Planning Policy Framework.

Reason for Refusal 2:

The proposed development, by reason of the loss of existing playing field land and sports pitch provision, would result in the loss of valued sports and recreational facilities without it having been demonstrated that the land and facilities are surplus to requirements or that the loss would be replaced by equivalent or better provision in terms of quantity and quality in a suitable and accessible location, and would therefore fail to safeguard existing sports and recreation provision, contrary to Policies OS1, OS2, OS3 and OS(a) of the Royal Greenwich Local Plan: Core Strategy with Detailed Policies (2014), Policies S5 and G4 of the London Plan (2021), and the National Planning Policy Framework.

Reason for Refusal 3:

The proposed development, by reason of the loss of existing community facilities and associated community infrastructure, including the existing pavilion and its associated social, recreational and community functions, together with the loss of sports pitches and playing field land which also perform a community and recreational function, would result in the loss of valued community facilities without it having been demonstrated that the facilities are no longer required, that equivalent or better replacement provision would be provided in a suitable and accessible location, or that the existing facilities are unsuitable or incapable of continued community use, contrary to Policy CH(a) of the Royal Greenwich Local Plan: Core Strategy with Detailed Policies (2014), Policy S1 of the London Plan (2021), and the National Planning Policy Framework.

Reason for Refusal 4:

The proposed development, by reason of the applicant’s failure to provide a robust daylight assessment appropriate to the application site’s largely open and unobstructed sub-urban context, has failed to demonstrate that the proposed dwellings would receive adequate daylight and provide an acceptable standard of accommodation for future occupiers, contrary to Policy H5 of the Royal Greenwich Local Plan: Core Strategy with Detailed Policies (2014), Policy D6 of the London Plan (2021), and the National Planning Policy Framework.

Reason for Refusal 5:

The proposed development, by reason of the applicant’s failure to agree the necessary Heads of Terms securing the full funding, timing, phasing and delivery of the proposed off-site sporting facility mitigation, including an acceptable mechanism to address the upfront VAT costs associated with delivering the works and an acceptable pre-commencement trigger, would fail to provide sufficient certainty that the mitigation relied upon by the applicant would be secured and capable of delivery before the existing on-site sports, recreation and community facilities are lost and before the site’s open MOL function is materially and irreversibly compromised. The proposal would therefore fail to appropriately mitigate the consequential planning harm arising from the development, contrary to Policies OS1, OS2, OS3, OS(a), OS(d), CH(a) and IM1 of the Royal Greenwich Local Plan: Core Strategy with Detailed Policies (2014), Policies G3, G4, S1 and S5 of the London Plan (2021), and the National Planning Policy Framework.