Leicester City Football Club Training Centre, Park Hill Lane, Seagrave - Planning Supporting Statement
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Leicester City Football Club Training Centre, Park Hill Lane, Seagrave Planning Supporting Statement June 2018
LCFC Park Hill Training Centre – Planning Supporting Statement
Contents
1 Introduction 3
2 Background and Strategic Context 6
3 Site Analysis 11
4 Development Proposals 17
5 Development Plan and Material Considerations 33
6 Planning Assessment 41
7 Conclusion 67
Version: FINAL
Date: 20 June 2018
Reviewed by: NA
Final Sign Off by: JDA
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LCFC Park Hill Training Centre – Planning Supporting Statement
1 Introduction
1.1 This Planning Supporting Statement (herein referred to as the
“Statement”) accompanies an application for Full Planning Permission,
submitted to Charnwood Borough Council in respect of the former Park
Hill Golf and Fishing Centre on Park Hill Lane, Seagrave (“the Site”) for
the construction of a new football training centre. The Applicant is
Leicester City Football Club Limited (“LCFC”).
1.2 This Statement assesses the Proposed Development against the
requirements of the Development Plan and other material
considerations that must inform the decision-making process.
The Site
1.3 The Site has been selected via an extensive search that has lasted over
three years, taking in locations across Leicestershire County. It
comprises the former Park Hill Golf Course and Fishing Centre (“Park
Hill”) on Park Hill Lane near Seagrave. It is bound by Park Hill Lane to
the north, the A46 dual carriageway to the east, agricultural farmland to
the south, and Sileby Brook to the west. The Site extends to
approximately 75 hectares.
1.4 The Site is a former 18-hole golf course with associated facilities, which
closed in January 2018. The facilities are no longer open to the public.
The Site is undulating in nature and comprises predominantly open
grass terrain, associated with its former use, with a number of ponds,
sand bunkers, and trees dispersed throughout.
1.5 The Site is currently accessed via Park Hill Lane. Areas of hard standing
provide dedicated car parking for circa 200 cars and access routes
across the Site. The eastern part of the Site is dissected roughly from
north to south by a Public Bridleway, which connects Park Hill Lane to
Ratcliffe Road via Ratcliffe College.
1.6 The Site was chosen following a comprehensive analysis of its
locational, physical and environmental characteristics, which identified
Park Hill as an ideal location for LCFC’s new training ground.
Pre-application Consultation
1.7 The Proposed Development has evolved through consultation with
various stakeholders, including Charnwood Borough Council,
Leicestershire County Council, Opun Design Review Panel, Highways
England, Sport England, Rights of Way groups, and other key
stakeholders.
1.8 The team has worked closely with these groups to deliver a
development that meets the ambitions of the Club and the local
authority, integrates and enhances the local landscape, and that makes
a significant positive contribution to the local community.
1.9 A Statement of Consultation has been prepared in support of the
application. This document details the comprehensive programme of
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LCFC Park Hill Training Centre – Planning Supporting Statement
public and stakeholder consultation that the scheme has been through
in order to ensure that issues could be considered and addressed as the
proposals came forward.
Application Documentation
1.10 This Statement should be read in conjunction with the supporting
documents submitted as part of this application as set in Table 1.1
below:
Table 1.1: List of application documents
Document Prepared by
Application Form and Certificates Deloitte LLP
Site Location Plan KSS
Full suite of existing and proposed plans, KSS / EDP
detailing the masterplan, landscaping
and all buildings on site
Design and Access Statement KSS
Landscape Design and Access Statement EDP
Statement of Community Consultation Deloitte LLP
Sports and Recreational Facilities Audit Deloitte LLP
Benefits Statement Deloitte LLP
Geo-environmental Desktop Report TRP
Ground Investigation Report Sub Surface
Remediation Strategy TRP
Surface Water Drainage Strategy TRP
Energy Statement ME Engineers
Light Spill Report ME Engineers
Environmental Statement
Introductory and Summary Chapters Deloitte LLP
Construction Methodology and Phasing Arcadis
Socio-Economic Impact Deloitte LLP
Traffic and Transportation Curtins
Ecology and Nature Conservation EDP
Landscape and Visual Impact EDP
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LCFC Park Hill Training Centre – Planning Supporting Statement
Document Prepared by
Archaeology and Built Heritage EDP
Noise and Vibration SLR
Air Quality SLR
Flood Risk and Water Environment TRP
Arboriculture EDP
Type 1 Cumulative Effects Deloitte LLP, with input from
technical consultants.
Non-Technical Summary Deloitte LLP, with input from
technical consultants.
Planning Obligations and S106
1.11 Initial discussions have taken place with the Planning Authority with
regards to Planning Obligations and a potential Section 106 Legal
Agreement relating to the planning application. The Planning Authority
has advised that they will not engage in detailed discussions until the
planning application has been submitted; however, it has been agreed
that likely S106 contributions may include monies towards ecological
enhancements, highways improvements and community facilities.
1.12 Details of this will be confirmed and agreed with the Planning Authority
prior to determination of the planning application. Draft Heads of Terms
have not therefore been submitted at this stage.
Document Structure
1.13 The remained of this Statement is structured as follows:
• Section 2: summarises the background and strategic context for
the proposed development.
• Section 3: describes the Site and surrounding area.
• Section 4: comprises a description of the Proposed Development.
• Section 5: summarises the Development Plan Documents and
Material Considerations against which the proposals must be
considered.
• Section 6: assesses the Proposed Development against the
relevant policies of the Development Plan and relevant material
considerations.
• Section 7: concludes by summarising the case for the grant of
Planning Permission.
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LCFC Park Hill Training Centre – Planning Supporting Statement
2 Background and
Strategic Context
Leicester City Football Club
2.1 LCFC is a Premier League football club, based at King Power Stadium in
Leicester. The Club was founded in 1884 as ‘Leicester Fosse FC’ in a
shed behind a house on Fosse Road.
2.2 The Club has had a well-documented and dynamic journey in the
Football League since their introduction in 1890. Since football resumed
after the First World War, the Club have competed in the top division 11
times totaling 48 seasons, won the second tier a record seven times in
a nine year period, have been to four FA Cup finals, won the League
Cup thrice, and had four European campaigns.
2.3 In recent years, the Club has once again enjoyed a renaissance and is
currently the East Midland’s only Premier League team. Most notably,
LCFC was crowned Champions of the English Premier League for the
2015/16 season. This famous league victory dramatically increased the
city’s exposure both nationally and globally. The Club is one of only six
clubs to win the Premier League trophy.
2.4 As a result of this title, the Club qualified for the UEFA Champions
League in 2016 for the first time in their history. They performed well in
the tournament and reached the quarter finals following victories over
Club Brugge, FC Porto, Copenhagen and FC Sevilla in a round of 16.
2.5 The Club makes a significant economic and cultural contribution to
Leicestershire County through direct tax revenue and investment,
increased spending, job creation and through the LCFC Community
Trust.
2.6 During the 2015/16 season, it is estimated that around 120,000 visitors
travelled to the city to watch the Club play, supporting some 380 jobs in
the region. De Montfort University predict that LCFC generated between
£500 million and £850 million for the benefit of Leicester and the
surrounding area1. Identified spin off benefits from the Premier League
win range from a predicted 10,000 additional international tourists
related to the following season’s Champions League campaign to a 60%
upswing in international student applications during 20162.
2.7 LCFC is owned by King Power International Company Limited, who took
ownership of LCFC in 2010. Investment in a state-of-the-art new
training ground is the latest in a series of strong demonstrations of King
Power’s long-term investment commitment to LCFC. The company has a
vision to establish the Club as a consistently competitive force in the
1
The Impact of Leicester City Football Club on Leicester, De Montfort University, 2016
2
ibid
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LCFC Park Hill Training Centre – Planning Supporting Statement
Premier League – a long term ambition that will not be impacted by
short-term performance.
2.8 A key priority to this vision is to develop a world class training facility,
which provides an inspirational “place of work” for the Club’s First
Team, Development Squad and Academy Players, with a clear
aspirational message to the next generation of professionals.
Requirement for a New Training Ground
2.9 LCFC’s current training facilities, having served the Club well for some
time, are no longer sufficient to meet the demands of a modern,
Premier League club.
2.10 As the sport becomes increasingly competitive and dynamic, the
enhanced performance gained on the training pitch, in the classroom,
and in the fitness suite become an ever more important component of
success. Expertise and resources in sports science, nutrition,
physiotherapy, and medical support are likewise critical to the success
of a modern club seeking to succeed in the world’s most competitive
football league. Ancillary facilities such as dedicated media areas, show
pitches, and appropriate security, privacy and seclusion for players are
also required.
2.11 Modern, fit-for-purpose training facilities are also a critical component
for a Premier League club in competing to attract the best talent, from
local prospects through to international stars.
2.12 This necessity is demonstrated by a comparison with other established
Premier League and Championship clubs’ training facilities. Clubs
ranging from Manchester City and Tottenham Hotspur to Derby County
are investing in the best possible training facilities to give them a
competitive edge in the modern game.
2.13 LCFC’s existing training ground at Belvoir Drive in Leicester simply
cannot meet these objectives; it is too small, too constrained by
residential properties on all sides, and is not in the full ownership of the
Club. It also constrains the Club’s ability to progress other objectives,
such as a Sports Turf Academy to become a UK centre of excellence for
training elite grounds men and women.
Elite Player Performance Plan (EPPP)
2.14 The Elite Player Performance Plan (EPPP) is the Premier League’s long-
term strategy to modernise youth development in England. The plan
has been designed to advance Premier Youth Development in England
with the aim of developing more and better home-grown players.
2.15 The Premier League’s Football Development Department works with
clubs, including LCFC, to deliver a world class youth development
system via the delivery of games programme, education, coaching and
elite performance. The EPPP is the result of consultation between the
Premier League and its clubs, representatives from the Football League,
the Football Association and other key football stakeholders.
2.16 The EPPP introduces a classification system (Category 1 to Category 4),
which is intended to ensure the effectiveness of investment and
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LCFC Park Hill Training Centre – Planning Supporting Statement
coaching at each level. Category 1 is the highest level that a club can
attain. Each club is audited annually to ensure that the requirements
continue to be met, and considers a variety of factors including
productivity rates, training facilities, coaching, education and welfare
provisions.
2.17 LCFC currently operates with Category 1 status, which provides
Academy players with additional access to coaching and full time
education opportunities from the Youth Development Phase (Under 12
to Under 16). Category 1 academies see the regular graduation of
players in the Premier League and the wider professional game.
2.18 The provision of facilities that enable LCFC’s Youth Academy to continue
to achieve ‘Category 1’ status is essential to ensure young players are
developed to the highest standard for the future success of the Club,
both in terms of the professional playing squad and financially through
potential player sales. Achieving Category 1 status will also aid the
ability of LCFC to recruit young talented players.
2.19 Maintaining Category 1 status requires a significant level of annual
investment from the Club into its operations. As the EPPP is frequently
updated, the Club’s current training ground (details of which are
provided below) does not provide sufficient space for the future quality
and quantity of facilities required for a Category 1 club, which should
provide the optimal training environment to attract the best home
grown and international talent.
Existing Facilities – Belvoir Drive
2.20 LCFC’s current facilities are located at the Belvoir Drive Training Ground
(“Belvoir Drive”) in Leicester, approximately two miles south of
Leicester City Centre, and one mile south of the King Power Stadium.
2.21 The site extends to approximately 10 hectares and is bounded at all
sides by residential properties, together with the Leicester Banks
Pétanque Club to the north west and YMCA sheltered housing to the
south. Primary access is taken via Middlesex Road to the north.
2.22 Belvoir Drive has been home to LCFC’s training facilities since 1964. The
purchase provided the first consolidated base for players, having
previously utilised various sites across the city since its establishment.
2.23 Belvoir Drive has since undergone a series of extensions and
developments over the years, representing significant investment from
the Club to improve the quality of facilities for players. Some of the
more recent developments made in accordance with the Premier
League’s Elite Player Performance Plan (EPPP) include:
• Outdoor floodlit 3G playing surface to full-size specifications;
• Age specific pitches;
• 11 new dressing rooms;
• Classroom facilities, analysis suites and sports science facilities;
• Show pitch with designated spectator areas; and
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LCFC Park Hill Training Centre – Planning Supporting Statement
• Parents’ Lounge.
2.24 However, despite the substantial level of investment made, it has
become apparent that the site is no longer sufficient to meet the
requirements of the EPPP and serve the demands of a modern Premier
League club. The accommodation is cramped and provides little room of
separation for First Team players and the Development Squad.
2.25 Furthermore, the lack of pitches on the site means that Academy
players have an extremely limited time available to train on grass
terrain, which is considered to be a key component of youth player
development under the EPPP.
2.26 Whilst options have been explored at the existing site, the physical
constraints at Belvoir Drive make it impossible to continue to develop
the necessary training infrastructure required for the Club to thrive in
the Premier League. Many of the new facilities have been provided
within temporary buildings, as the site is considered to be no longer
suitable for long term development.
2.27 Likewise, expertise and resources in sports science, nutrition,
physiotherapy and medical support are critical to the Club’s success.
Ancillary facilities such as dedicated media areas, show pitches, and
appropriate security, privacy and seclusion for players are becoming a
necessity for the Club’s ongoing growth.
2.28 It is intended that operations at Belvoir Drive will relocate to Park Hill
Lane following the grant of any planning permission. LCFC will hold
discussions with Leicester City Council (LCC) with regards to the reuse
of the Belvoir Drive site.
Figure 2.1: Aerial of Belvoir Training Ground (outlined in red) (Source: KSS)
LCFC Community Trust
2.29 The LCFC Community Trust (“the Trust”) is a registered charity
comprised of Trustees from both the Club and independent members to
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LCFC Park Hill Training Centre – Planning Supporting Statement
ensure fairness in voting rights. The Trust focuses on strategy, impact
and development, driven by an aim to engage, inspire, and empower
young people.
2.30 The Trust has employed over 50 members of staff, who have reached
over 35,000 unique participants, engaged with over 1,000 schools (and
90,000 pupils), and have delivered over 6,000 sessions locally to date.
2.31 The Trust is dedicated to developing a programme in close proximity to
the Application Site through a range of outreach programmes and
experiences for local residents, businesses, community groups, and
young people to ensure that the benefits of the Proposed Development
are realised across the local community.
2.32 The submitted Public Benefits Statement, prepared by Deloitte, sets out
a range of confirmed and indicative programmes that will be delivered
by the Trust once the training centre is in operation.
10LCFC Park Hill Training Centre – Planning Supporting Statement
3 Site Analysis
Site Description
3.1 The Application Site comprises the former Park Hill Golf Course and
Fishing Centre on Park Hill Lane near Seagrave, and is bound by Park
Hill Lane to the north, the A46 dual carriageway to the east, agricultural
farmland to the south, and Sileby Brook to the west. The Site area is
approximately 75 hectares.
Figure 3.1: Site Location Plan (Source: KSS)
Site outlined in red, with the A46 dual carriageway identified in yellow.
3.2 The Site comprises a former 18-hole golf course and associated
facilities, including a purpose built ground plus two storey club house, a
flood lit 20 bay driving range, Par 3 course, retail store, and servicing
buildings, principally located towards the northern boundary of the Site.
The golf course was operational since the early 1990s until its closure in
January 2018. The facilities are no longer open to the public.
3.3 The Site is undulating in nature and comprises a notably stylised
landscape of open grass terrain, with a monoculture of semi mature
trees, ponds, and sand bunkers dispersed throughout. This is with the
exception of a handful of mature trees and hedgerows primarily located
along the perimeter of the Site, or within fragmented areas of former
field boundaries within the boundary.
11LCFC Park Hill Training Centre – Planning Supporting Statement
3.4 A larger area of tree cover is located to the east of the Site, providing a
visual and acoustic buffer between the golf course and the A47 dual
carriageway.
Site Context
3.5 The Site is located approximately 8 miles north of Leicester, 5.5 miles
east of Loughborough, and 0.5 miles to the south east of the village of
Seagrave. The surrounding area is characterised predominantly by
agricultural land and associated farm buildings at Park Farm, Ratcliffe
Farm, Sunrise Farm and Highgate Farm.
3.6 A residential dwelling boarders the Site to the north, set back
approximately 135 metres from the site by a private paddock and
outbuildings. An additional private stable yard and associated paddocks
occupy land to the north east of the Site.
3.7 There are two education facilities located in close proximity to the Site;
Park Hill Training Centre to the north of Park Hill Lane, which offers
courses for a range of agricultural based qualifications; and Ratcliffe
College, an independent day and boarding school located 1km to the
south of the Site.
3.8 Sileby, Seagrave and Thrussington are the nearest settlements to the
Site. These areas are predominately residential in nature, with
supporting commercial, educational, sports and retail uses. Sileby is
identified as a ‘service centre’ in the adopted Charnwood Core Strategy
(2015).
Access and Transport
Public Rights of Way
3.9 A Public Bridleway runs north to south through the Site (No. 154/3),
extending to approximately 420 metres from Park Hill Lane until it
enters agricultural land to the south. Figure 3.2 below shows the route
of the Bridleway in context with the wider rights of way network.
3.10 The route comprises an informal worn pedestrian track through
vegetation at the northern area of the Site, which disappears into the
grassed terrain of the golf course for the remainder of the route. It can
be accessed via kissing gates at the northern and southern most points
of the Site.
3.11 The Bridleway was until recently understood to be a Public Footpath,
thus the associated infrastructure and surfacing remains unsuitable for
cyclists, horse riders or those with mobility difficulties to transverse this
route.
3.12 A stretch of Park Hill Lane adjacent to the Site is designated as
Conclusive Registered Common Land under the Countryside Rights of
Way (CRoW) Act 2000. An informal footpath runs east-west through the
Common Land, along the northern boundary of the Site. The Bridleway
does not link directly with this area, requiring pedestrians to exit onto
the verge of Park Hill Lane, before rejoining an informal path through
the Common Land.
12LCFC Park Hill Training Centre – Planning Supporting Statement
3.13 Surveys undertaken by Curtins in February 2018 indicate that the
Bridleway is generally quiet on week days with some increased usage at
the weekends, although surveys took place in winter and usage may be
higher during summer months. The results of the survey suggest that
the route is used primarily for recreational purposes, rather than for
commuting.
Figure 3.2: Public Rights of Way (Source: EDP)
Accessibility
3.14 The Site is currently accessed via Park Hill Lane; the main vehicular
access to the Site sits adjacent to a dedicated access to an existing
residential property, which forms part of the Site. Areas of existing hard
standing provide dedicated car parking for circa 200 cars and access
routes across the Site.
3.15 The Site is located approximately 8 miles north of Leicester, 5.5 miles
east of Loughborough, and 0.5 miles to the south east of the village of
Seagrave. The adjacent A46 dual carriage way provides easy access via
car to the King Power Stadium in Leicester, which equates to a circa 25
minute drive.
3.16 Given the rural nature of the surrounding area, the Site is not easily
accessible via sustainable means of transport, and there are limited
options for travel using public transit links. The nearest train station is
located in Sileby, which requires a 10 minute taxi ride from the Site. An
hourly bus can be taken from Seagrave to Loughborough or
Thurmaston, and to the various villages en route.
13LCFC Park Hill Training Centre – Planning Supporting Statement
3.17 The impact of the proposals on the local transport network has been
considered in the Section 6 of this Statement, which includes details of
the proposed Travel Plan prepared by Curtins and the results of the
Transport Assessment. Further details can be found within Appendix 7.1
of the submitted Environmental Statement (ES) and the supporting
Interim Travel Plan prepared by Curtins.
Flood Risk and Drainage
3.18 The vast majority of the Site is located within Flood Zone 1 in
accordance with Environment Agency Flood Map and therefore has a low
probability of flooding (less than 1 in 1,000 annually). There are areas
of low lying land adjacent to the Site along Sileby Brook that fall within
Flood Zone 3 and has a high probability of flooding (1 in 100 or greater
probability of flooding).
3.19 The Site is located within a Surface Water Nitrate Vulnerable Zone
(NVZ) Designation Area (2017). The NVZ designation also covers a
significant area around the Site and the majority of central England.
3.20 Further information is contained within the Flood Risk Assessment,
submitted as Appendix 13.1 of the ES.
Figure 3.3: Extract from the Environment Agency’s Flood Map (Source: EA)
Landscape and Ecology
3.21 There are no Tree Preservations Orders (TPOs) on or adjacent to the
Site, nor is any of the Site designated as Ancient Woodland.
3.22 The area is located within an SSSI (Sites of Special Scientific Interest)
Impact Risk Zone, due to the location of a number of SSSIs in the local
area. All nearby SSSI’s area located over 2 miles away from the Site.
14LCFC Park Hill Training Centre – Planning Supporting Statement
3.23 There is one non-statutory Local Wildlife Site (LWS), and there are a
further eight notified LWSs, three candidate LWSs, and 21 potential
historic LWSs within 2km of the Site. The closest of these Site to the
Proposed Developments are as follows:
• Field South West of Park Hill Lane (within the Site boundary);
• Park Hill Verges – verge, hedgerow and tree habitat bounding the
north east of the Site; and
• Hill Farm – immediately adjacent to the north west boundary of the
Site, encompassing the Sileby Brook corridor and associated fields
beyond.
3.24 The Site lies within ‘The Wolds’ Landscape Character Area, as identified
in the Charnwood Landscape Character Area Assessment (2012). The
Site makes a very limited contribution to this Landscape Character
Area, which is primarily typified by rolling, open farmland. There is
limited inter-connectivity with the Site and the wider landscape, with
the exception of the perimeter hedgerows.
3.25 Whilst the majority of the Site comprises landscaped grass terrain
associated with the former golf course, there are some areas of key
habitats to note including woodland, meadow grassland, hedgerows and
ponds, which are home to great crested newts, bats, badgers and
otters.
3.26 The submitted Ecology Baseline within Appendix 8.1 of the ES provides
a detailed analysis of the flora and fauna supported within the Site.
Heritage and Archaeology
3.27 The Site does not contain any Listed Buildings or Monuments, nor is it
located within a Conservation Area.
3.28 The Seagrave Conservation Area boundary lies approximately 100
metres to the north west of the Site and contains a mix of 20 Grade II
and Grade II* Listed Buildings. The closest Listed Building to the Site
includes the Grade II Listed outbuildings at Seagrave Hall, located
approximately 530 metres from the Site. The Grade II Listed Ratcliffe
College lies approximately 1km to the south of the Site.
3.29 Thrussington and Ratcliffe on the Wreake Conservation Areas are
located 1.5km east and 1.3km south of the Site, respectively, and are
separated from the Site by the A46 dual carriageway.
3.30 There are three archaeological sites in the area surrounding the Site.
These include:
• Sunrise Farm (335m west);
• Rosminian Way, Cossington (740m south);
• South of Swan Street / Butchers Lane, Seagrave (160m north
west);
15LCFC Park Hill Training Centre – Planning Supporting Statement
• Village of Seagrave (as an Archaeological Alert Zone) (210m north
west).
3.31 A detailed description of these heritage assets and their significance is
provided within Chapter 10 and Appendix 10.1 of the submitted ES.
Planning History
3.32 A planning history search for the Site has been undertaken using
Charnwood Borough Council’s Public Access System.
3.33 The Site has been subject to a number of planning applications
following the initial change of use of the Site from agricultural land to a
golf course. Subsequent applications associated within its former use
include the development of the club house in 1993, formation of the
fishing lake in 2006, and associated driving range booths, lighting,
telecommunications infrastructure, advertisements and equipment
cabins.
3.34 A full list of planning history has been provided in Appendix 1 of this
Statement.
16LCFC Park Hill Training Centre – Planning Supporting Statement
4 Development
Proposals
4.1 This section of the Statement provides a summary description of the
application proposals and should be read in conjunction with the
application drawings, Design and Access Statement prepared by KSS,
and the Landscape Design and Access Statement prepared by EDP.
Description of Development
4.2 The description of the development as stated in the planning application
form is as follows:
“Application for full planning permission for the demolition of existing
buildings on-site; earthworks; erection of a new football training facility
(Sui Generis) comprising grass and artificial turf football pitches, multi-
use training and ancillary uses building including 30no. bedrooms for
players and dining facilities, indoor training pitch with associated
facilities, show pitch with 499 seat spectator stand, multi-sports hall
building, parents’ pavilion, grounds maintenance buildings; sports turf
academy building, security lodge building; 9-hole golf course; site plant
and energy centre, including combined heat and power plant;
landscaping, including shrubs, hedging, trees, ponds, area of
hardstanding, lighting and access routes; floodlighting; secure boundary
treatments including fencing, lighting and CCTV; and associated access,
car parking and other works.”
Design Development
4.3 The current proposals are the product of an iterative design process
over the past 12 months. LCFC has undergone an extended period of
consultation with internal and external stakeholders, with reference to
the Premier League’s EPPP and comparable training facilities the UK and
internationally, to determine the components required to meet their
objectives and ensure that the optimum development proposal was
produced for the Site.
4.4 In consideration of the above, LCFC formulated a brief to the design
team at the start of the project, which informed the development of the
detailed design set out in Paragraph 4.10. In summary, LCFC’s initial
brief was as follows:
• Develop a coherent masterplan for LCFC with a clear aspirational
route from the Academy to the First Team;
• Provide approximately 12 full size pitches for the First Team, Full
Time Academy / Foundation, including an indoor pitch, together
with a mix of smaller pitches;
• A full size indoor pitch to meet EEEP requirements.
17LCFC Park Hill Training Centre – Planning Supporting Statement
• A show pitch with a stand for 499 spectators with associated
parking areas;
• Foundation / Full Time Academy and First Team building, training
and education facilities, including LCFC Football Administration
offices.
• First Team accommodation incorporated into the building;
• Separated car parking facilities for the Foundation, Full Time
Academy, First Team, staff and visitors;
• Sport Turf Academy;
• Ground Maintenance Buildings for pitch maintenance and dedicated
service route and yards;
• Retain a 9 hole golf course for private use;
• Deliver a training complex that is fully integrated into its landscape
setting; and
• Seek to avoid tree and habitat loss wherever possible, and deliver
appropriate mitigations and enhancements to offset any
unavoidable loss or impacts, to achieve an overall net
environmental gain.
Masterplan Layout
4.5 A number of different options for the masterplan were considered and
tested, which were subject to a range of physical, ecological, logistical
and legal constraints which have defined the developable land, and
informed the development strategy for the Site. These constraints also
generate significant costs to the development and viability. The
submitted Design and Access Statement illustrates the design evolution
of the scheme.
4.6 The masterplan has been developed to represent an aspirational
pathway from the Academy to the First Team, underpinning sporting
excellence and success. The First Team facilities are located deeper
within the Site, reflecting a clockwise progression from the Academy
facilities nearer Park Hill Lane, through professional development
towards the First Team. The masterplan provides a number of
opportunities for integration between the various age groups, whilst
ensuring that a level of privacy and separation is maintained for the
First Team when required. This flexibility of space has not been feasible
at the existing Belvoir training ground.
4.7 The proposals will require the demolition of all existing buildings on site,
with the exception of the existing residential dwelling located adjacent
to the primary access. The total outline footprint of development to be
demolished totals approximately 1,488 sq. m.
4.8 The proposed demolition will allow for the construction of the central
approach through the Site, Turf Academy, Show Pitch and associated
parking, which sit within the vicinity of the existing club house, car park
and driving range.
18LCFC Park Hill Training Centre – Planning Supporting Statement
Figure 4.1: Proposed Site Masterplan (Source: KSS)
Materials
4.9 The material palette proposed across the Site has been informed by the
surrounding ecological and agricultural landscape character, and is
primarily composed of neutral toned metal cladding, timber and brick,
together with elements of transparent ETFE. Please refer to the Design
and Access Statement for further details.
Proposed Uses
4.10 In summary, the final proposal for the Site includes:
• 12no. full size football pitches, including 10 grass pitches, 1
external artificial pitch and 1 indoor artificial pitch;
• 6no. part sized grass pitches;
• 2no. artificial caged pitches;
• 2no. goal keeper areas;
• 1no. attacking area;
• 5no. warm-up and technical training areas;
• Associated external goal storage areas and players benches;
19LCFC Park Hill Training Centre – Planning Supporting Statement
• Sports Hall;
• Indoor Pitch building including Media/Parents facilities;
• First Team / Academy Training Centre Building with changing and
training facilities, hydrotherapy, medical and rehabilitation, dining
facilities, education facilities, offices, 30no. bedrooms for players
and management, offices, plant and back of house facilities and
other associated accommodation;
• Ancillary buildings, including security and maintenance facilities,
parents pavilion and incoming services enclosures;
• Ground maintenance machinery store and Energy Centre, including
Combined Heat and Power Plant and external open storage bays;
• 421 no. parking spaces, including 8 coach parking spaces, disabled
spaces and Electric Vehicle charging spaces;
• Sports Turf Academy / ground maintenance building and show pitch
changing facilities; and
• Covered show pitch stand with 499 seats, spectators’ toilets,
elevated camera platform and player benches.
4.11 Table 4.1 below provides a breakdown of all built development
incorporated within the proposals.
Table 4.1: Summary of built development
Use Floorspace / GIA (sq. m.)
Training Centre Building 11,890 sq. m.
Indoor pitch 8,964 sq. m.
Sports Turf Academy 1,572 sq. m.
Maintenance Store 1,045 sq. m.
Multi-Sports Hall 858 sq. m.
Parents’ Pavilion 161 sq. m.
Spectator Facilities 39 sq. m.
Security Lodge 46 sq. m.
Total 24,575 sq. m.
Indoor Pitch
4.12 The indoor pitch represents the centre piece of the masterplan. It has
been sensitively designed to blend into the rural landscape by utilising
an arched roof that integrates with the grass terrain at the base of the
structure.
20LCFC Park Hill Training Centre – Planning Supporting Statement
4.13 The north and south gable ends of the building allow clear views into
the pitch and are protected by a cantilevered roof that helps to reduce
solar gain.
4.14 The majority of the roof, and the northern and southern facades of the
building, are composed of transparent ETFE to ensure that maximum
natural light is provided on the pitch. The transparency of the material
palette is also intended to maximise the development’s relationship to
the natural environment by reducing the visible mass of development in
its rural setting.
4.15 The extremities of the roof and cantilevers will be clad in warm metal to
establish a common materiality across the Site. Internally, the structure
is supported by concrete retaining walls that also function as rebound
walls around the pitch.
4.16 The design of the arch also allows for a press / media and parents’
viewing area on the eastern side of the pitch. Integral storage space is
housed to the west.
Figure 4.2: Proposed Indoor Pitch (Source: KSS)
Training Facility Building
4.17 The main Training Facility Building is located to the south of the indoor
pitch and forms an elongated s-shape addressing the change of levels
between the northern and southern part of the Site.
4.18 The Training Facility building is positioned in the centre of the
masterplan, with the floorplan divided between the First Team,
21LCFC Park Hill Training Centre – Planning Supporting Statement
Development Squad and Academy. Each area is provided with dedicated
facilities for each team, including gyms; changing facilities; boot, kit
and equipment store rooms; showers and WCs; and rehabitation and
medical services, purposefully positioned with views across the playing
pitches to provide a sense of connection and motivation for injured
players. Additional provisions include a First Team garden and a shared
hydrotherapy suite.
4.19 The first floor of the building houses the recruitment team, academy
scouts and coaches, meeting rooms, media office, private offices, and
analysis rooms, together with a shared dining space. The second floor
accommodates the Academy classrooms and associated education
facilities, the owner’s suite, and overnight accommodation for the First
Team. The primary function of the overnight accommodation is intended
to be for use prior to away games to allow the players to travel together
(if in the future the Club changes to this practice), or by injured players
undergoing rehabilitation. This accommodation will be used solely for
this purpose and it will not be operated as a hotel use.
4.20 The building is composed of a brick base, to provide the necessary
robustness required to ground the building, particularly where it
integrates into the landscape. The upper levels of the building are
composed of warm, metal rain screen cladding, with elements of timber
to highlight key architectural features. Where practicable, materials will
be used from sustainable sources.
Figure 4.3: Proposed Training Centre Building (Source: KSS)
22LCFC Park Hill Training Centre – Planning Supporting Statement
Sports Hall
4.21 The Sports Hall is located in the eastern area of the masterplan,
following the s-shaped curve of the Training Centre building to the west.
The two buildings are aligned in height, width, and materiality, and are
separated by an area of landscaping.
4.22 The building has been designed with high level glazing to ensure
maximum levels of daylight, whilst providing adequate wall space at the
lower level to provide for a range of sports.
4.23 The Sports Hall is accessed via a pedestrian footway linking the
Development Squad pitches to the south and the Foundation and
Academy pitches to the north.
Show Pitch and Associated Seating
4.24 The requirement for a show pitch for developing players to play in a
match day environment is necessitated by the EPPP as one of the
components of a Category 1 Academy.
4.25 The masterplan therefore includes a show pitch, and associated seating
totalling 499, located in the north west area of the Site. The tiered
spectator stand is positioned along the western edge of the show pitch
to ensure reduced direct sunlight and glare. All seats are covered by a
lightweight ETFE roof to shield spectators from inclement weather, and
follows the same design principles as the Indoor Pitch. The east
elevation is set in a grass bund with inset concrete sleepers.
4.26 WC facilities are provided within a standalone building composed of
brick.
4.27 The capacity of the spectator stand has been determined by the Premier
League 2 Criteria and the Safety of Sports Ground Act.
4.28 This pitch is intended to be used by the Under-23 and Under-18 teams.
The show pitch will be used for approximately 35 games per annum,
generally at midday on a Saturday or on a Monday evening. Matches
will be ticketed and it is not expected that maximum capacity will be
reached for the seating areas at every game.
4.29 The pitch will be floodlit and will not be in used past 10.30pm. Further
details relating to the management of spectators during match days is
provided in Section 6 of this Statement.
Sports Turf Academy
4.30 The Sports Turf Academy is an elite level full time training and
education facility for sports managers, greenkeepers, horticulturalists,
and mechanics. The Academy will be the first of its kind in Europe and
will provide a pioneering ground and natural turf improvement
programme, which will actively improve grass roots pitches within the
County FA area, with particular focus within the Borough of Charnwood.
This will include a range of sports and will not be limited to football.
4.31 The Sports Turf Academy building is located in the north western area
of the Site, immediately to the north of the show pitch.
23LCFC Park Hill Training Centre – Planning Supporting Statement
4.32 The majority of the building is contained within a single storey, which
allows for the first floor area to be used as an external terrace
overlooking the show pitch to the south. A small area of the first floor
accommodates office space associated with the Turf Academy.
4.33 The building utilises the same material palette used across the training
centre; however, the level of warm metal cladding has been restrained
to establish a hierarchy of buildings throughout the masterplan.
Outdoor Playing Pitches
4.34 The masterplan accommodates a variety of playing pitches and training
areas, which are allocated or shared between age groups. The Academy
and Foundation pitches are situated in the eastern area of the
masterplan, with the Development Squad pitches to the south east and
the First Team pitches to the south west.
6.1 The pitches will be constructed with either desso, fibresand, rootzone or
artificial surfacing. A total of 10 pitches will have the capability to be
floodlit; however due to the various training schedules for each age
groups, not all flood lights will be in use at the same time. All flood
lights will be turned off by 10.30pm; however, it is expected that the
majority of floodlights will not be in use beyond 8.30pm. Floodlit pitches
are defined on the submitted drawings.
6.2 Not all pitches will be in use at any one time. The number of pitches will
allow for critical rotation of usage to ensure that surfaces are
maintained to as close to match quality as possible.
Ancillary Facilities
4.35 The proposals include a number of ancillary facilities, including a
parents’ pavilion at the centre of the Academy training area, a machine
store, and a number of servicing, security and storage spaces.
Parents’ Pavilion
4.36 The Parents’ Pavilion is located in the north eastern area of the
masterplan and has been designed to provide an enclosed area for
parents during winter months, providing views over the Academy
pitches.
4.37 The building stands at one storey with large amounts of glazing,
representing a relatively modest structure at the centre of the training
pitches. The building is composed of the same brick materials utilised
across the masterplan.
Machine Store and Energy Centre
4.38 The Machine Store is located to the north east of the Sports Hall and
will be utilised for the storage of vehicles and materials for all playing
pitches. The building also accommodates plant for the pitch heating
system.
4.39 The building represents a movement away from the material palette
used across the masterplan in order to make the building as discreet as
possible due to its specific functionality. The elevations are coloured
24LCFC Park Hill Training Centre – Planning Supporting Statement
green to blend into the surrounding landscape, with a low pitched roof
to reduce its visual impact.
Security Lodge
4.40 The security lodge is located at the entrance of the Site and fully aligns
with the main avenue approach to the training centre.
4.41 The lodge is a single storey building composed of brick, metal cladding,
and glazing to the front and sides to provide clear views to Park Hill
Lane and the carriageways either side of the building. The roof extends
over the edge of the building to provide cover for staff during inclement
weather.
4.42 At night, the Site is locked by a sliding gate that will combine with the
site boundary and security lodge as part of the secure perimeter.
Golf Course
4.43 Part of the existing golf course will be retained around the perimeter of
the Site, which will be available for private use as a recreational activity
for players and staff. The course will extend to 9 holes.
4.44 The golf course will also contribute to a green and blue buffer around
the training ground through the integration and enhancement of
habitats. Further details on the specific ecological enhancements
included as part of the proposals is provided in Section 6 of this
Statement.
Access
4.45 The main entrance to the Site will be provided via a new access road
that sits between the existing golf course access and the access to the
former residential property that is now within the Club’s ownership.
Access to the residential property will then be taken from the primary
training centre access, rather than from Park Hill Lane.
4.46 The proposed access extends through the area of Common Land
adjacent to the Site, therefore an application for works to Common
Land has been submitted to the Planning Inspectorate in tandem with
this application, in accordance with Section 38 (1) of the Commons Act
(2006). Further details in this regard have been provided below.
Rights of Way
4.47 In conjunction with this application for Full Planning Permission, an
application has been submitted to Charnwood Borough Council under
Section 257 of the Town and Country Planning Act 1990 (as amended)
to divert the existing Public Right of Way (PROW 154/3) that bisects the
Site.
4.48 The existing route runs immediately adjacent to the proposed playing
pitches and intersects a stretch of private golf course on the eastern
area of the Site.
4.49 The route currently represents a significant security concern given its
proximity to the proposed training pitches. The safety and wellbeing of
25LCFC Park Hill Training Centre – Planning Supporting Statement
players is of great importance to the Club and they are keen to ensure
that players are located as far away from public areas as possible to
avoid risk of verbal or physical assault. There are also specific
sensitivities around the First Team’s training plan and strategies, for
which there is a desire to keep confidential from the media and the
Club’s competitors.
4.50 Furthermore, the eastern boundary of the masterplan is currently the
only edge of the Site that does not currently benefit from a physical or
natural buffer of some nature.
4.51 As such, it is proposed to divert the Bridleway along the south eastern
and eastern perimeter of the Site, shown on Figure 4.4 below, and
would pass through an area of woodland in the eastern area of the Site.
This will result in an additional 787m of accessible Bridleway, which
equates to a 28% increase in public access in the context of the entire
route.
4.52 The proposed route has been designed in accordance with Leicestershire
County Council’s ‘Development and Public Rights of Way, Guidance
Notes for Designers, Developers and Planners’. In line with this
guidance, the Bridleway will be 3m wide with a 1m grass verge on
either side. Additional improvements to the route include:
• Upgraded access points with appropriate gates to allow horse
riders, cyclists, wheelchairs and pushchairs to pass through.
• Formal tree lined route along the southern boundary with screening
provided by existing vegetation and new planting.
• A breakout area around a retained and enhanced pond in the
western area of the Site.
• A new, public woodland route and naturalistic scrub glad area,
which will provide educational opportunities as part of the LCFC
Trust’s community outreach programme.
• A new enhanced connection point into the Registered Common
Land to avoid pedestrian conflict with the highway.
4.53 The proposed diversion has been agreed in principle with Leicestershire
County Council and planning officers at Charnwood Borough Council.
4.54 The proposals for the Bridleway are consistent with the landscape,
visual amenity and nature conservation aspirations which have informed
the evolution of the development proposals. Consideration was given to
other aspects of the environment that are closely related to rights of
way, and include:
• Green Infrastructure – which considers the wider green links in the
landscape and natural history context;
• Landscape and Visual Amenity - where the visual impact of the
development proposals on the Bridleway may be particularly
important;
26LCFC Park Hill Training Centre – Planning Supporting Statement
• Transport Infrastructure and Utilities - where on-site provision,
particularly related to public transport and cycling, may affect off-
site movement on the rights of way network; and
• Ecology - where the movement of people, and particularly the
disturbance they create, may affect wildlife.
Figure 4.4: Map of Proposed Bridleway Diversion (Source: EDP)
Figure 4.5: Artists Impression of the Proposed Bridleway (Source: EDP)
Common Land
4.55 As previously noted within this Statement, there is a stretch of
Registered Common Land (under the CRoW Act 2000) located adjacent
to the Site on Park Hill Lane.
4.56 The proposals will require some minor works to the Common Land in
order to deliver the proposed access from Park Hill Lane introduced
previously in this Section. The works will result in a net increase in
grass terrain and a decrease in hard landscaping, which is considered to
27LCFC Park Hill Training Centre – Planning Supporting Statement
represent an overall betterment to the quality of the existing Common
Land.
4.57 The proposed changes to the access arrangements will not create
physical or perceptual barriers to east-west movement along the
Common Land.
4.58 The proposals also seek to link the Common Land directly with the
access to the Public Bridleway at the north of the Site, which will help to
realise the physical and perceptional east to west pedestrian route along
this stretch of Park Hill Lane.
4.59 The above proposals have been included within an application for works
to Common Land that will be submitted to the Planning Inspectorate in
tandem with this planning application, in accordance with Section 38 (1)
of the Commons Act (2006).
Boundary Treatment
4.60 The proposed secure boundary treatment has been carefully designed
to ensure that the solution blends into the existing landscape, whilst
ensuring that maximum security is maintained around the training
centre.
4.61 The proposed security fencing is composed of a dark green metal, which
will be screened with appropriate planting to minimise its visual impact
on the landscape. Whilst the fencing will have a slight, short term
impact on the immediate landscape upon its installation, the
surrounding planting will grow to eventually screen the fencing, and will
sit comfortably within the environment. This approach has been
successfully implemented at other training facilities across the country.
4.62 The fencing will line the south, west and northern boundaries of the
Site, and will diverge away from the perimeter in the eastern area of
woodland, to allow for the establishment of a publically accessible
woodland walk via the Public Bridleway.
Parking
4.63 A total of 421 car parking spaces will be provided across the Site,
including:
• 80 parking spaces for the First Team area;
• 92 Academy parking spaces;
• 55 Sports Turf Academy parking spaces;
• 186 Show Pitch parking spaces; and
• 8 coach spaces.
4.64 It is not envisaged that all 421 car parking spaces will be occupied at
any one time, given the various training timetables for different age
groups across the Site and staff shift patterns. However, this level of
parking will ensure that for any reason car parking would not be
required on the public highway.
28LCFC Park Hill Training Centre – Planning Supporting Statement
4.65 Surface parking for the Show Pitch and Sports Turf Academy parking is
located to the north west of the Site, and can be accessed following the
first security point. This will house a total of four coach parking spaces
for teams/fans using the Show Pitch to encourage group travel.
4.66 A minimum of 5% of parking will allocated as disabled spaces. Two
parking spaces in each car park will be designated as Electric Vehicle
charging spaces.
4.67 All matches will be ticketed events and sustainable travel transport
modes will be encouraged before games. The supporting Interim Travel
Plan prepared by Curtins provides a range of measures that will be used
to encourage visitors to adopt sustainable travel behaviour and
discourage car use for teams and fans using the Show Pitch. Please see
Section 6 of this Statement for further details.
Cycle and Pedestrian Access
4.68 A minimum of 25 cycle parking stands, equating to a total of 50 spaces,
will be provided for the Show Pitch, together with 5 stands providing 10
cycle spaces for the Academy and First Team training areas. This
provision is in line with Charnwood Borough Council’s Parking Standards
for D1 and D2 Land Use Classes.
4.69 It is not anticipated that a significant number of players, staff or visitors
will access the Site on foot as there is no footway provision on Park Hill
Lane, with the exception of access via the stretch of Common Land
running towards Seagrave.
4.70 Internally, the masterplan provides a network of pedestrian routes
throughout the Site and will be appropriately signposted to key facilities
and places of interest on and off site. Pedestrian routes will be 2.2m
wide, constructed with a pedestrian foundation and finished with
coloured tarmac and aluminium edging.
Servicing and Waste Management
4.71 There will be four main types of waste arising from the Proposed
Development. These include:
• Landscape and pitch maintenance;
• Building maintenance and general waste;
• Catering operations; and
• Sports operations.
4.72 Scheduled contract waste collections with prescribed recycling
requirements will take place from segregated facilities and compactors
on site associated with the various waste typologies.
4.73 Green waste associated with the comprehensive landscaping strategy
and pitch maintenance will be shredded on Site, composted and the
resultant mulch and bark chippings will be reused in the landscape
management regime. A dedicated green waste management and
composting area will be established on site.
29LCFC Park Hill Training Centre – Planning Supporting Statement
4.74 On an annual basis, more significant pitch maintenance will be required
to maintain the high quality standard of the pitches. Associated waste
from this pitch maintenance and reconstruction will be taken off site for
processing and recycling.
4.75 All waste arising from food preparation will be managed through an on-
site composting facility. Separate food waste storage will be provided on
site with a contracted service for managed disposal.
4.76 The Club will work with suppliers to ensure that waste associated with
the delivery of sport drinks, sports nutritional supplements, water
bottles and packaging associated with kit, ball and other equipment is
compacted on site and returned to the supplier to manage controlled
recycling. Cardboard and other non-plastic packaging will be compacted
and bailed on site in a designated facility.
4.77 A series of service roads have been designed into the masterplan to
serve all buildings on site, pitches and storage facilities, which
predominately run along the edges of the training centre masterplan.
Service roads will be 3.5 m wide and constructed with a road foundation
with a coloured tarmac and kerb edging.
4.78 A large tipper will be required for the maintenance of the pitched during
the summer months for the removal an importation of material. These
movements will be spread over the course of a day and will be managed
to ensure they avoid peak traffic periods.
Inclusive Design
4.79 Fully inclusive access is provided within all buildings on site in
accordance with the Approved Document M. The only areas that do not
have accessible access provision are the roof and the basement plant
room areas. Facilities within the buildings include accessible WCs and
accessible showers located within the male and female staff changing
areas.
4.80 Given the special nature of the training centre, the proposals have been
designed for use by fully ambulant and active athletes. As such, there
are inevitably some areas within the Site that are not suitable for
people with mobility impairments, including training pitches which are
composed of both natural and artificial grass.
4.81 However, it is fully acknowledged that other members of staff, visitors
and families of players may have disabilities and this has been carefully
considered within the configuration of routes throughout the Site;
through the management of level changes; landscape design; and the
design of kerb elements.
4.82 A dedicated wheelchair platform for six users has been provided in the
centre of the Show Pitch seating stand, and is supported by dedicated
accessible toilets. A 1:5 ramp provides level access to the raised
platform.
Landscaping
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