Agenda item - BH2025/02901 - Brighton Hove and Sussex Sixth Form College, 205 Dyke Road, Hove - Full Planning

1.          The case officer introduced the application to the committee.

Speakers

2.     Graeme Hawkins of Brighton Open Air Theatre (BOAT) addressed the committee and stated that the report agrees that there will be an impact on the theatre from noise. There would have been seven clashes of BOAT and Brighton, Hove & Sussex Sixth Form College (BHASVIC) events this season, which is against the National Planning Policy Framework (NPPF) and city plan policies which protect cultural venues. The all-weather pitch will be only 50m from BOAT. The committee were asked to recommend winter use only with nothing during the summer holidays. BOAT is a unique venue which will clash with the use of the pitches.

3.     Steve Geliot of Dyke Road Park association considered the proposals to be in conflict with local plan policies. Sport England have no objections; however, they have not endorsed the proposals. Park users are not mentioned in the report. In the ecology report neither soil nor invertebrates are not mentioned. Wild birds will be affected by the development. The light assessment has not been provided, and the height of the lights will impact on the park, 10m is too high. Louvres should be added to the lights to prevent spill.

4.     Ward Councillor Bagaeen addressed the committee and stated that they supported the application, and the committee should look at the development plan as a whole under CP17. Sports England state that capacity for football is needed under CP18, and football is a healthy sports activity for young people on this school site. BOAT is a cultural asset; however, the impact of this development can be mitigated.

5.     Neighbouring Ward Councillor Barton Ahmad addressed the committee and stated they were the chair of the Dyke Road Park association and had been a BHASVIC student. The councillor wanted all to enjoy sport; however, some green spaces have been lost forever. The green spaces have great community value, and this field is for all. The school is not offering Physical Education for all the moment, and this application could be seen as a commercial venture.

6.     Neighbouring Ward Councillor Muten stated that many residents have contacted them regarding this application and the impact on BOAT, which is a very successful venue. Residents are concerned at the noise impact from the proposed pitches would undermine the performances. The loss of public space is not good; the proposals represent development creep. The benefits do not outweigh the adverse impacts.

7.     Molly McLean addressed the committee as the agent, acting on behalf of the applicant, stated that health and wellbeing was very important for young people. Local plan policy CP17 encourages development. This application is not for a change-of-use. The impact on BOAT is recognised, and the management plan proposes no whistles or other noise at performance times. The only conflict will be in summertime. The application is supported by planning officers.

8.     William Baldwin of BHASVIC, stated the college wanted to be a good neighbour; however, they feel that the students are getting a poor deal with the lack of sports facilities. There is only a field at this time, which is not good for sports students. Currently the female football team travel to other pitches to train. The proposals are for the school and community use. The site has hosted a soccer camp each summer in that location for a decade and received no complaints. The noise management plan and reaching out to talk with BOAT will help. Both BOAT and BHASVIC are unique community assets.

Answers to Committee Member Questions

9.     Councillor Fishleigh was informed by the agent that other materials were considered however, the alternatives like corn husk and cork are being tested and have been shown to degrade quickly, be less reliable and require a lot of maintenance, and are very expensive. Crumb is considered the best material, supported by Department of Environment, Food & Rural Affairs (DEFRA) and Sports England, subject to the containment measures secured by condition. It was noted that planning officers were aware of the concerns, however, the committee were requested to determine the application before them. There are proposed mitigating measures including solid boards at the edge of the pitch, grills, brushes and raised awareness. Graeme Hawkins considered it was too late to complain to BHASVIC if a performance were interrupted by noise.

10.   Councillor Shanks was informed that the site outlined in the application was the area under BHASVIC ownership. The remainder of the field is owned by the council, who is not willing to sell any more land to the college. William Baldwin considered the asset needed to be regulated. The proposed pitch would be bookable and managed by the venue hire team. The college were not looking for a revenue stream. It was noted that the Bio-Diversity needs were based on an area of habitat and a scoring system, and the site was designated modified grass land. The councillor was informed that any conditions needed to be reasonable and necessary, and a blanket ban was not considered reasonable.

11.   Councillor Nann was informed by William Baldwin that they did not want a blanket ban or a hierarchical use of the field. The planning team leader stated that the committee could not ask BOAT to negotiate operating times by condition. Graeme Hawkins confirmed they wanted no use of the pitch during late spring and summer. It was noted by Graeme Hawkins that seven disruptions could put off theatre companies from booking BOAT. It was also noted that by condition the pitch would have community use and Sports England will only support if the proposals are for college and community use. It was noted that by condition a noise review was required within 12 months.

12.   Councillor Cattell was informed that a condition requiring unilateral agreement condition would not be necessary, reasonable or enforceable.

13.   Councillor Sheard was informed that the seven overlapping cases were in 2026 only. It was noted that BOAT could change performances. Graeme Hawkins stated they wanted the hours of use restricted to prevent noise and sound interference.

14.   Councillor Robinson was informed that the potentially the existing use of the field could be for longer hours than proposed. Currently loss of daylight ends use, the proposed lights will continue into the evening. William Baldwin confirmed there was a direct complaints line to BHASVIC during college hours.

15.   Councillor Theobald was informed that a relocation of the proposed all-weather pitch further away from BOAT would interfere with the existing pitches. It was noted to alter the hours, another planning application would be required, if this one were agreed. There have been three light assessments, and one by BOAT.

16.   Councillor Pickett was informed that the 10m height of the lights was a balance between high enough to give coverage and low enough to be angled. The agent noted this was an indicative scheme, and the Lux and bulb colours would be agreed by condition. The light spill plan shows the light reduces quickly as it moves away from the pitch. The agent confirmed the tree area would not be affected. It was noted that the fencing would be similar to others in the city and the height of 4.5m was to prevent ball escape, and the lower fencing of 2m was for tennis etc. It was noted that the performances with microphones at BOAT were restricted by planning conditions. There was a maximum of 28 amplified performances per season. William Baldwin stated that BHASVIC had approached Cardinal Newman High School to book pitches, however Cardinal Newman stated they had no capacity to offer during school hours. It was noted that the Longhill School site would have long term assessments by condition. The summer soccer school only use the pitch area owned by BHASVIC.

17.   Councillor Thomson was informed by the agent that the lights would be for evenings and winter months only. It was noted that condition 11 covered lighting details. The noise consultant stated that the noise from the pitch would be ball impact. William Baldwin stated that they felt BHASVIC’s reputation needs protection and they were happy to talk to BOAT representatives, however they considered not using the pitch in summer would be unreasonable. There have been no complaints regarding the existing soccer summer school. It was noted that staff on site would guarantee a hard stop at the agreed times. Graeme Hawkins stated they were concerned about continuous noise. The agent’s noise consultant noted the noise climates have been measured, and the other pitches will continue to be used.

18.   Councillor Winder was informed that it was up to the committee to balance Biodiversity gains/losses with the community benefits. It was noted that the County Ecologist had not raised no objections.

Debate

19.   Councillor Robinson stated they were not able to support a condition regarding a blanket ban on use of the proposed pitch. They considered the officers have worked hard and agreed with the recommendation. The councillor supported the application.

20.   Councillor Theobald stated that the concerts at the BOAT were excellent and Councillor Theobald would have preferred the pitch to be located further south. However, Councillor Theobald was keen to support sports provision as sport was good for the students. The councillor hoped that BHASVIC would work with BOAT as BOAT and the Sixth Form College were both important for our city. 

21.   Councillor Nann stated they respected both BHASVIC and BOAT. The councillor supported the application and felt sure they would come to some agreement.

22.   Councillor Pickett stated that they had some concerns, and they would prefer a more sustainable surface material.

23.   Councillor Sheard considered the proposals were advantageous to the community and the conditions would result in minimum impact. The councillor supported the application.

24.   Councillor Shanks stated they could not support the application as the proposed surface of rubber crumb was an issue. They considered the proposals were urban creep, when the public becomes private. The councillor wished to propose a blanket ban condition on use of the pitch; however, no committee Member seconded the motion.

25.   Councillor Cattell stated they understood the conflict, and felt negotiations would be good. The councillor supported the application.

26.   Councillor Winder considered the application to be difficult and complex; however, the conditions were good. The councillor supported the application.

27.   Councillor Thomson considered that BOAT was much cherished and they did not want to see it damaged in anyway. The councillor asked that BHASVIC and BOAT get along and they supported the application.

Vote

28.   A vote was held, and by 8 to 2, the committee agreed to grant planning permission.

29.   RESOLVED: That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in the report and resolves to GRANT planning permission subject to the Conditions and Informatives in the report.