STAFFORDSHIRE MOORLANDS DISTRICT
COUNCIL
FEASIBILITY ASSESSEMENT FOR THE DEVELOPMENT OF A NEW BOWLING
GREEN AT ST LAWRENCE’S RECREATION GROUND, BIDDULPH
Advisor:
Jonathan Tucker
STRI is completely independent and has no alliances to commercial products, services or contractors. This ensures that our
research, design, project management and advisory services provide the best solutions for each individual client.
If you have any queries with regard to this report please call +44 (0)1274 565131 or email info@stri.co.uk
www.stri.co.uk
for excellence in sports surfaces
1.0 Introduction
STRI were engaged by Staffordshire Moorlands District Council to assess the feasibility of converting
existing hard tennis courts to a crown bowling green at St Lawrence’s recreation ground. As part of
this process discussions were held with various stakeholders to review requirements.
2.0 Site Assessment
2.1
Site Location and condition of the tennis courts
The site is located adjacent to Congleton Road, Biddulph in a residential area. The tarmacadam
courts have not been in use for several years and the surfaces have deteriorated significantly with
numerous cracks which have been exploited by vegetation and shrubs.
General View of the tennis court
Shrubs growing through the tarmacadam surface
Breakdown of tarmac surface perimeter of the courts
Staffordshire Moorlands District Council - 180512
3
2.1
Surround Features
A dilapidated chain link fence (approximately 3m high) surrounds the green. A hawthorn hedge
extends along the western and eastern side of the courts.
Hedgerow to the east of the courts
There are several mature trees (of good landscape value) to the south of the courts. To the north of
the courts there is an area of open ground with small area (nominal 10 x 17m) of tarmac.
Staffordshire Moorlands District Council - 180512
4
Mature trees to the south of courts
Tarmac area adjoining courts and access
Access is via gates bordering the Congleton Road which open onto the hard standing area.
Staffordshire Moorlands District Council - 180512
5
2.2
Court Dimensions and Surface Levels
The courts extend 40m in a west to east orientation and 34m in a north to south orientation.
Representative surface levels were taken through the courts and on the surrounding areas and these
are shown in Appendix 1. Generally there is a minor fall to the margins of the tarmac courts with the
lowest point in the north east corner and the highest point in the centre (maximum differential
90mm).
Surrounding grounds levels are higher through the south east corner (where there has been obvious
reduction in ground levels to accommodate the tennis courts) with associated bank above the green.
The northern section of the courts have been filled to achieve the platform for the tennis courts,
most notably the north west corner which is approximately 0.7m above existing ground level.
2.3
Construction and Soil Profile Assessment
A representative trial pit was excavated towards the margin of the tennis court (trial pit 1) and also
further towards the northwest corner (trial pit 2). In addition a trial pit was excavated within the
grassed are to the margin of the hard standing to the northwest of the courts (trail pit 3). A summary
of the visual assessments are provide below:
Trial Pit 1 – 100mm ash plus stone (base construction of the courts)
Silt/ clay soil (soft)
Trial Pit 2 – 150mm ash plus stone (with brick fragments) (base layer)
Silt/ clay sub soil (ground water intruding at 350mm)
Trail Pit 3 – 150mm depth top soil
200mm depth ash plus clinker and small stones (made ground)
Silt/ clay subsoil at 350mm (dry at 400mm – end of trial pit)
Staffordshire Moorlands District Council - 180512
6
Trial Pit 1
Trial Pit 2 (Note water ingress)
Staffordshire Moorlands District Council - 180512
7
Trial Pit 3
2.4
Services
There were no obvious drainage features apparent on site. Manholes were located on the adjoining
Congleton Road and also a single and four wire overhead power lines were present adjoining the
courts.
3.0 Development Context
The tennis courts form part of St Lawrence’s recreation ground and the associated church has a
covenant on the area which restricts use to recreation which is compatible, and indeed desirable,
with the objectives of creating a bowling green.
The adjoining green space to the east is to be used as a burial ground and access arrangements need
to be put in place alongside the bowling green development and operation. As part of the mutual
requirements of the bowling section/visitors to the burial ground, toilet facilities and basic
shelter/refreshment facilities are to be provided as an integral part of the development.
Machinery storage requirements will be dictated by the type of bowling green to be developed (see
below).
An area of recreation is to be retained to the north of the proposed bowling green.
Parking for 8-10 vehicles (maximum) is required adjoining the green for bowlers use and to
accommodate visitors and home team.
While there can be some variation in the size of the crown green bowling green the desired
parameters are 37m x 37m. With surrounding ditches and path the footprint would extend to
approximately 40m x 40m. This can be accommodated on the existing tennis court area in a west
Staffordshire Moorlands District Council - 180512
8
east orientation however the courts are only 34m wide north to south and therefore it will be
necessary to encroach on surrounding ground. Refer to indicative layout.
4.0 Construction Options
4.1
Natural Turf Green
This is the most widely developed and used type of green. A representative construction profile is
shown in the appendix.
There are features and considerations associated with a natural turf green notably:
1. Requires a good standard of construction.
2. Natural turf characteristics are subject to environmental influences reflected in variations of
the playing surface.
3. The playing surface can be manipulated more easily than an artificial green.
4. Requires an adequate establishment period – minimum 12 months and preferably 18
months following seeding (approximately 6 months for turfing).
5. Maintenance demands are relatively high with associated costs.
6. The turf and playing surface can be compromised by shade issues (notably trees).
4.2
Artificial Green
There are still only a relatively small percentage of outdoor artificial greens however they are
becoming more widely installed and used as there is greater acceptance of there playing
characteristics. The main factors to consider are:
1. Higher initial costs of installation, balanced with lower on-going costs for maintenance.
2. The playing surface has a finite lifespan – approximately 10-12 years for the immediate
playing surface therefore funding should be put in place for long term replacement.
3. The playing surface characteristics of an artificial green are established at the outset. In
some quarters there may be a perception from visitors that artificial greens are not
universally liked due to variation in playing characteristics from natural greens. It is now
practical to select playing characteristics (notably speed) from the outset so that the green
plays like a natural surface.
4. If an artificial green is damaged it is more difficult and costly to repair. Playing surface
characteristics cannot be adjusted. Therefore when installed playing surface measurements
can be taken to determine hardness, draw, pace etc. and also determine if there are any
issues such as “tracking” or uneven draw on each hand.
5.0 Construction Considerations
The court area is smaller than the proposed bowling green area (40 x 40m which includes perimeter
ditches and path). The proximity of trees to the south limits extension in this area therefore it will be
necessary to extend to the north – incorporating additional fill material (well consolidated) to
accommodate the extension. It will also be necessary to reform the adjoining grass bank (to
maximum slope of 1 in 2). Therefore to accommodate the required width of bowling green,
ditch/path and adjoining grass bank the development area will extend beyond the existing tennis
court edge by approximately 6.0-6.5 m allowing for development of a new path/ditch to the south of
the courts.
Staffordshire Moorlands District Council - 180512
9
The existing tarmac surface provides a firm foundation for the new green although it will still be
necessary to import fill material to build up the low edge and create the crown. This must also be
very well consolidated.
5.1
Drainage
Surface drainage from the proposed green and subsurface flow (through the drainage layer) will be
picked up by a perimeter drain. A positive outfall should be provided if practical but the nearest
available drain is the surface water drain within the adjoining road. Connection to this may not be
practical. As a secondary option a soak away may suffice installed within the low area to the north of
the green preferably set a little way back from the road to avoid any issues if there is surcharging of
the soak away. Infiltration tests should be conducted to determine the capacity of the soak away to
remove water.
5.2
Weed growth
The growth of weeds and deeper rooted shrubs must be controlled. It could be difficult to remove
these with root without ripping out the existing the tarmac surface. If this is done the surface must
be reconsolidated so that there are no voids or risk of settlement.
5.2
Fencing
Fencing around the green will help protect the surface. As a minimum 2.4 metres “Heras” weld mesh
fencing or palisade fencing would be appropriate.
5.3
Artificial Green
There are various commercial systems available however the “Dales” system is World Bowls
approved and consists of a UV stabilised fibre bonded textile surface (Master Green). There are
alternative sand filled systems but these can become hard if not appropriately managed.
There is a choice of underlays which would determine performance characteristics (E-layer) and rely
on a porous base with perimeter drain. A warranty should be provided with the installation. The life
span of the carpet is estimated at 10-12 years although localised wear may require sections of carpet
to be moved to even up the wear and tear.
6.0 Planning Issues
6.1
Trees
The mature trees to the southern edge of the tarmac court may be impacted by the bowling green
construction as they are within the root protection area. It may be necessary to conduct a separate
assessment of the trees to determine if there will be any adverse impact resulting from construction
– notably trenching to form the perimeter drainage channel. It may be necessary to relocate the
bowling green slightly further to the north if there is insufficient mitigation.
6.2
Access
The existing access should not be a constraint and there is unlikely to be a significant increase in
traffic as a result of the development. During construction there may be some issue with movement
of plant and appropriate safety measures will have to be implemented.
6.3
Drainage
As the existing hard courts are to be replaced with an artificial or natural bowling green there will
not be an increase in green-field runoff rates or impact on flooding (under PPS 25). With the new
outfall there may be constraints on discharging to existing services (surface water sewer), however
Staffordshire Moorlands District Council - 180512
10
attenuation will be provided within the drainage layer of the green and infiltration may well be
adequate to cope with storm events.
6.4
Lighting
Floodlighting would increase the use of the bowling green (notably if it were artificial). However a
lighting analysis would be required as part of any planning submission to determine light “leakage”
from the site and impact on adjoining properties. On balance it would be preferable to defer lighting
installation until a later stage.
6.5
Buildings
A simple structure to function as a rest area and to provide simple facilities to compliment the
bowling green will need to be assessed in the context of local planning authority guidance. As a
community facility (also to be used by visitors to the burial ground) there should be support for
development provided that it is in context and sympathetic to its surroundings. The advantage of an
artificial green is that maintenance equipment (and associated housing requirements) will be
minimal.
6.6
Fencing
This will require planning permission however there is a precedent for existing fencing around the
tennis courts and will be a replacement.
7.0 Programme and Contract Procurement
7.1
Planning Phase
As there are to be material changes a full planning application is most likely to be required and
therefore relevant information will have to be submitted including relevant plans and Design and
Access statement. A minimum of 8 week determination period will be required.
7.2
Contract Process
For a natural, turf green detailed design and specification will be required in conjunction with
contract requirements. 4 weeks is a reasonable tender return period with a further 2 weeks
minimum to mobilisation. The construction period would be around 4 weeks. The main time
constraint to opening the green for play is the establishment period necessary to develop a
sufficiently strong playing surface. As a guideline a minimum 12 months from seed preferably 18
months. With turfing this can be accelerated to six months however there tends to be longer term
maintenance issues with a turfed surface.
7.3
Artificial Bowling Green
This is usually constructed under a “design and build” contract arrangement- due to the specialist
nature of the works and proprietary systems employed. It would make sense to define performance
characteristics required as part of the contract particulars as well as incorporating post construction
testing to ensure that it is fit for purpose and complies with the predetermined performance
characteristics.
7.4
Immediate After Care
For the natural green it is recommended to build maintenance into the contract up to handover to
the club.
8.0 Estimated Costs
8.1
Artificial Green
Staffordshire Moorlands District Council - 180512
11
37m x 37m bowling green with surrounding ditch units and perimeter path total costs would be in
the order of £120,000.
8.2
Natural Green
Construction of 37m x 37m bowling green- est. £56,000
Install automatic bowling green irrigation with pump tank and controller-est. £8,600.
Install preformed bowling green ditch channels with artificial turf and bowls protection liner –est.
£14,000
TOTAL £78,600.
8.3
Additional Construction Costs
To the above needs to be added the costs of a perimeter path (concrete flag) estimated £2,400 and
perimeter fencing estimated 160 metres at £70 per metre - £11,200.
8.4
Maintenance Costs
For preliminary maintenance in year one, after construction (establishment phase pre handover) £12,000 for the natural turf bowling green.
Estimated £3,000 for the artificial green (to include monitoring and performance testing of the
surface prior to hand over).
Subsequent maintenance for the artificial green will be relatively low key and will involve occasional
hoovering to remove debris and possible treatment for moss on an annual basis. However, an
annual sum needs to be allocated for replacement of the carpet. Based on a 10 year life expectancy
and a current cost of £25,000 approximately £2,500 per year needs to be set aside in a sinking fund
for replacement of the surface.
For the natural green maintenance costs vary significantly but a sum o0f £6,000-£8,000 is not
unrealistic per annum.
9.0 Summary
The main conclusions are as follows:
A bowling green of 37 x 37 metre playing surface area can be accommodated although this will
involve encroachment on the adjoining hard standing area – which will need to be extended to
accommodate a reasonable parking provision.
There appears to be no major constraints to bowling green development however the effects on the
nearby trees need to be reviewed in the context of construction and some mitigation measures or
design changes may have to be made.
If feasible the tarmac should be left in situ as this forms a stable base however the vegetation
growth must be completely controlled to prevent re growth. With the amount of root permeating
the base layer of the courts it may well be necessary to rip the surface or plane off the top layer and
reconsolidate. If significant woody tissue is left there is a risk of settlement.
The extended section of the green must be thoroughly consolidated to minimise the risk of
settlement. Imported fill will be needed to make up levels.
Staffordshire Moorlands District Council - 180512
12
An artificial green is a viable alternative to a natural green. Although there are higher upfront costs
(circa £40,000) this will be off-set by the reduced longer term costs as there is not the same
commitment to maintenance.
Monitoring of the performance of the artificial green is important to ensure that pre-established
benchmarked performance criteria are satisfied.
The implications of constructing an auxiliary building alongside the bowling green need to be
considered in the planning context. It is appreciated that this needs to be secured but it also needs
to sit sympathetically in its surroundings.
This document does not constitute a specification of works and appropriate contract with warranties
should be provided.
Jonathan Tucker BSc (Hons), Senior Member EIGCA
Sports Consultant.
Staffordshire Moorlands District Council - 180512
13