Dulwich Sports Club's proposal to expand its facilities has ignited a debate among local residents, with concerns raised about noise, light pollution, and traffic. The Southwark Council Planning Committee (Smaller Applications) met on 1 July 2025, to discuss planning application 24/AP/1532, which outlines the construction of new outdoor playing facilities and a sports pavilion at the club.
The proposal involves development on Metropolitan Open Land (MOL). Southwark Plan 2022, Policy P57 (Open space) states that development will not be permitted on MOL except in specific circumstances. According to the policy, development may be permitted when:
- It consists of ancillary facilities that positively contribute to the setting, accessibility and quality of the open space and if it does not affect its openness or detract from its character. Ancillary facilities on MOL must be essential for outdoor sport or recreation, cemeteries or for other uses of land which preserve the openness of MOL and do not conflict with its MOL function; or
- It consists of the extension or alteration of an existing building providing that it does not result in disproportionate additions over and above the size of the original building or
- It consists of the replacement of an existing building, provided that the new building is no larger than the building it replaces.
The proposal for Dulwich Sports Club aligns with this policy as it involves the provision of appropriate facilities (sports pavilion, padel courts) in connection with the existing use of land for outdoor sport, which preserves the openness of the MOL and does not conflict with the purposes of including land within it.
The proposal includes reducing the number of tennis courts from 11 to 10, increasing the number of floodlit tennis courts from 5 to 8, maintaining 3 croquet courts, and adding 5 new floodlit padel courts. Additionally, the existing 4m high cricket netting would be replaced with 10m high netting. Four sections of low-value C hedge would be removed, and works are proposed within the root protection area of some existing trees. The removal of the low-value C hedge and works within the root protection area of existing trees will be mitigated by:
- Submitting a detailed Arboricultural Method Statement (AMS) prior to works commencing, outlining measures to protect retained trees during demolition, excavation, and construction.
- Implementing tree protection measures as specified in the Arboricultural Impact Assessment.
- Replacing much of the non-native hedging with indigenous species to raise biodiversity.
- Submitting details of native planting as part of the landscape strategy/plan prior to any superstructure works commencing on site.
These measures aim to minimize the environmental impact and ensure the protection of retained trees and the enhancement of biodiversity on the site.
The club, currently a 5-sport organisation encompassing tennis, croquet, squash, cricket, and hockey, aims to enhance the quality and quantity of its sports facilities to encourage greater local participation and secure long-term financial stability. The site, designated as Metropolitan Open Land, has drawn both support and objections from the community.
Of the 379 comments received, 75 objections raised concerns about the development's impact on Metropolitan Open Land, local ecology, amenity, light and noise pollution, traffic, and the character of the area. Conversely, 299 comments supported the proposal, citing benefits such as improved community facilities, new skills and employment opportunities, and sustainable use of land.
Objectors also raised concerns that the proposal would contravene the guidelines set out in the Dulwich Supplementary Planning Document. However, planning officers noted that the Dulwich Supplementary Planning Document refers to policies of the Southwark Plan which have now been superseded by Policy P57 (Open space) of the Southwark Plan 2022.
Concerns were also raised about the potential for increased traffic on Burbage Road. The Burbage Road Residents Association (BRRA) expressed concern for the safety of cyclists and other non-car users of the road, referencing the 'tipping point' for cyclist safety in a department for transport document and asked for this to be taken into consideration in determining the planning decision. The highways team advise that the Streets for People Delivery Plan (2023) for Dulwich Village identifies Burbage Road as a road on the cycling grid network.
The council's transport strategy team advised that the council can add parking bays to the site if the applicant is supportive and that onsite provision would be the best outcome.
The Planning Committee acknowledged these concerns and considered the applicant's commitment to mitigating potential negative impacts. The applicant has agreed to a detailed travel plan which will be conditioned to set various measures to encourage active and sustainable travel to and from the site. This is acceptable and will provide a more accurate measure of the expected trips and modal split. If data indicates that there is a significant increase in car trips, then the applicant will need to review their targets to increase the number of people travelling to the site by car.
Ultimately, the report pack included a recommendation that planning permission be granted, subject to conditions and the timely completion of a S106 Agreement, and referral to the Mayor of London. The key components of the S106 Agreement include:
- Affordable workspace strategy securing a minimum of 10% of the proposed employment floorspace to be affordable workspace for a period of 30 years.
- Business Relocation Strategy, including financial support to existing businesses with staggered rent increases and first right of refusal over new workspace.
- Submission of a community use management plan prior to commencement of any works on the site.
- Financial contribution towards offsite tree planting £50,820.00
- Be Seen monitoring
- Highway works and transport contributions, including revocation of parking permits for all proposed commercial units (unless blue badge holder) and a delivery and service management plan £2,790
- S278/S38 works to repave footways, construct vehicle crossover, install tree pits, refresh road markings, upgrade street lighting, and repair any damage to the highway due to construction activities.
- Financial contribution for Archaeology Monitoring £7,196.00
These components aim to mitigate the adverse impacts of the development and provide benefits to the local community through affordable workspace, support for local businesses, community use management, environmental improvements, and transport infrastructure upgrades.