Mary Datchelor Playing Fields

Here you can find answers to frequently asked questions. This will be continually updated as the project progresses.

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Better amenities, improved sports facilities and better learning outcomes

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These proposals would enable 3,500 pupils to be able to enjoy sport in every season, with modern facilities that will stop lessons being hastily reorganised because of waterlogged pitches, broadened opportunities for new athletics tracks and field facilities, areas for health and wellbeing as well as cricket nets, tennis courts and proposed padel courts. This will support pupils, local clubs and others through year-round access to high-quality surfaces and facilities and increase pupils’ and community engagement with nature through the ecology development and an increase in biodiversity.​

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• Pupils will be able to play sport in every season. At present, lessons and matches face an ever-increasing risk of being changed or cancelled due to flooded pitches or worn-out surfaces. We plan to invest a significant amount into new drainage, and will also resurface tennis courts to allow tennis and other uses and integrate new artificial surfaces, meaning sport can continue reliably year-round to the benefit of pupils.

 

• New facilities will make it possible to expand athletics and cricket within PE and after-school clubs, moving beyond the limited, weather-dependent provision currently possible with new facilities. These facilities will be Sports England compliant, with plans to discuss with them what this looks like in detail.

 

• Facilities including a sprint straight (approx. 60m–80m) and a short training track for year-round running practice, plus upgraded cricket nets and tennis courts, will replace the current poor-condition facilities, positioning athletics as a key sport alongside football and rugby for Mary Datchelor Playing Fields, as tracks will be available all year round rather than just in the summer.

 

• The new hard courts will be flexible in design, allowing for multiple uses; for example netball and tennis being played on the same courts gives children a greater variety and opportunity to experience more sports.

 

• The pavilion will be remodeled as a modern, fit-for-purpose sports building with associated facilities, such as a modern kitchen to provide refreshments during matches, which will match the ambitions for the fields’ sporting future

 

• The pavilion will be redelivered putting accessibility front and centre with step-free access and accessible changing facilities and toilets, something the current structure doesn’t have. Additionally, the appropriately located pavilion will give parents and teachers peace of mind with safe sightlines across the field for supervision.

 

• Better facilities will mean fewer young people missing opportunities to explore sporting opportunities. Currently, the playing fields are closed for on average of 90 days every year with the fields last year being unusable for around 130 days, limiting sports during and after school. With year‑round provision, pupils can stay active for longer and try more sports, including athletics and cricket.

 

• Every corner of the playing field will be improved; at present, the tennis courts and other areas are practically unusable because of waterlogging or poor surfaces. Upgrades will mean tennis courts, cricket nets, football pitches and athletics lanes all contribute to pupil and community wellbeing.

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Q&As

Q. Why are the fields being upgraded?
A. The playing fields flood regularly, limiting usable hours as the playing surfaces deteriorate quickly; this limits how often they can be used for sport – a problem which will only get worse. New drainage proposed for the site along with the integration of artificial surfaces will significantly enhance the useability of the surfaces – allowing more regular usage both in and out of school hours and on weekends, all year round. Additionally, the buildings, such as the pavilion, are out-of-date and not accessible, requiring replacement.

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Q. Will every pupil benefit?
A. Yes, 3,500 pupils at Dulwich Prep & Senior and Kingsdale Foundation School and the community will have access to the fields and facilities.

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Q. What’s happening to the pavilion?
A. It will be replaced to bring it up to a higher standard and make it fit for use by children, teachers and the community.

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Q. Why can’t the existing pitches and courts just be repaired rather than redeveloped?
A. Simple repairs won’t solve the drainage and condition issues, so more substantial upgrades are needed.

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Q. Will the new facilities be available for both girls and boys equally?
A. Although Dulwich Prep & Senior is a boys’ school, the field is used by Kingsdale Foundation School, which is mixed and many others so female facilities will also be provided, which is in line with legislation and will allow Kingsdale Foundation School to make greater use of the facilities.

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Q. How will noise from sport (e.g. whistles, training sessions) be managed for nearby residents?
A. There will be an increase in utilisation of the playing fields due to enhanced facilities proposed, but we do not anticipate noise levels to exceed current levels. Should noise exceed agreed levels, Southwark Council will require mitigation measure to be put in place.

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Q. Why are you including padel courts on the site?

A. Padel is a fast-growing sport, and this site is in a great position next to the railway. This will allow pupils and members of the community to enjoy the sport and it is appropriately located next to a railway with a buffer of trees between the courts and the nearest homes.

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Q. Why can’t you build the facilities somewhere else?

A. The Mary Datchelor Playing Fields are perfectly located for enhanced and refurbished playing fields for Dulwich Prep & Senior and Kingsdale Foundation School pupils as the site is within walking distance of the two schools with minimal road crossings, allowing safe access to the site.

 

Access while ensuring children’s security and community admission

 

Facilities will prioritise pupils, ensuring safe and supervised use of the facilities, and will also offer access for local sports clubs and other groups to use the fields with managed access arrangements to reduce disruption for neighbours. All profits from outward facing facilities (such as the proposed padel courts) are proposed to be reinvested into the upkeep of the playing fields.

 

• The playing fields are first and foremost for 3,500 pupils, but with opportunities for the wider community to enjoy the facilities, like the proposed padel courts. Subject to an agreed community-use policy, local clubs and groups could also benefit through managed bookings with pre-agreed hours of use for courts.

 

• The proposals will be the safest options for around 3,500 pupils from Dulwich Prep & Senior and Kingsdale Foundation School to access high-quality playing fields that are within close proximity to the schools and have minimal road crossings for children.

 

• New sports lighting would further extend the playing fields’ use, while adhering to regulations to ensure minimal light spill and to protect neighbours and wildlife. Modern LED floodlights allow ‘tight beam control’, directing light only onto the playing surface.

 

• Transport Consultants will be undertaking a full assessment of any, and all impacts of any proposed scheme. Their work will follow later in the process and will ultimately need to be agreed with Southwark Council. 

 

• Community use will be an important part of the proposals once staffing is considered and we have approached clubs such as Tulse Hill Football Club to discuss their interest in using the ground. This will be part of Dulwich Prep & Senior’s strategy to continue to reinvest back into the community wherever opportunities arise. Ecological upgrades around the playing fields will also allow the community to better enjoy nature.

 

• It is proposed that income from community bookings would be ring-fenced for ongoing maintenance to ensure that this important asset is sustainable and maintained in the long-term.

 

• Existing safety and security measures, such as the current access arrangements, will be enhanced with the provision of CCTV, supervised access and clear sightlines so the fields remain safe for pupils and welcoming for other users. We will speak with experts, such as the Metropolitan Police, to see what other security options should be considered. Pupil safety is of paramount importance in every consideration.

 

Q&As

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Q. Who will be able to use the facilities?
A. The vision for the project includes both 3,500 pupils use and wider community benefit (such as use of the pitches by local clubs and the community, with greater ecology and biodiversity across the playing fields), but the details of access are to be finalised and subject to the outcome of the consultation and public interest.

 

Q. Will the site be accessible?

A. Every effort will be made to make sure as much of the site as possible is accessible with hard surface paths across the site. We are also planning to install an accessible ramp for access to the playing fields.

 

Q. Will there be floodlights?
A. Yes, floodlighting is proposed for the football pitch and athletics track.

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Q, How bright will the floodlights be?

A. We are currently carrying out initial studies on light levels and light spill from modern floodlighting as the current technology for LED floodlights allows them to be targeted rather than spill out to the surrounding area, minimising impact on nearby homes.

 

Q. How will traffic and parking be managed?
A. The current car parking levels will be retained on site and new charging points for electric vehicles will also be provided. There will be a traffic management plan for event days.

 

Q. Will local residents have affordable access to the new facilities, or only clubs who can pay?
A. While expanded provision is one of the desired outcomes of these proposals, the specifics have not yet been determined.

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Q. How will the booking system work, and who will manage it?
A. This has not yet been determined, and we will be seeking views on this during the consultation period.

 

Q. How late into the evening will community use be allowed?
A. The general principle is we would like to extend the hours of use, but the specific hours of operation have not yet been determined.

 

Q. Will parking pressure on surrounding streets increase on match days or weekends?
A. The current car parking capacity will be retained on site with any pressure from match days or weekend matches remaining the same. Currently, when there is overflow at the site, visitors either arrive on foot or by bicycle and park in the neighbouring areas. New bicycle parking facilities will also be provided on site.

 

Q. How will safeguarding be managed if outside groups use the site?
A. This has not yet been determined, but pupil safety will be the number one priority.

 

Q. Will cycle storage provision be provided on site?

A. Yes, covered cycle racks are proposed within the scheme design which will meet Southwark Council’s cycle parking standards.

 

Q. Will larger vehicles including coaches transporting sports teams be entering the site?

A. Currently coaches from other schools coming to play against Dulwich Prep & Senior or Kingsdale Foundation School park on College Road with pupils then walking down to the site. This strategy will continue with the current proposals for the site. Minibuses will continue to have access to the site.

 

Q. Have you considered anti-social behaviour issues in nearby parks?

A. We are aware of anti-social behaviour elsewhere in the community though are not aware of any major breaches on Mary Datchelor Playing Fields. We will be installing CCTV and fencing though as well as considering further security options as the proposals develop to make sure the fields are safe for children.

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Q. Will the new pond be dangerous for children?

A. The safety of children will always be the most important part of these proposals and we will put processes in place to monitor the area through planting barriers, an accessible life ring, CCTV, staff on site and security to minimise any dangers to students.

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Protecting nature and promoting sustainability

 

This is, and always will be, a green space and nature will be at the heart of our plans, improving biodiversity with new planting and tree replacement, cutting the carbon footprint through energy-efficient buildings and low-energy lighting and reducing flooding through sustainable drainage systems to ensure that this small part of Metropolitan Open Land is protected.

 

• The proposals will educate future generations on sustainability and teach them the importance of biodiversity and ecology to enhance science education for pupils as well as the creation of ponds and swales to both increase biodiversity and create an engaging learning environment.

 

• The current fields flood easily; a sustainable drainage system (SuDS) will hold and slowly release water, mimicking natural water flow, protecting pitches and reducing flooding risks. We are exploring the use of grey water recycling (reusing non-drinking water) for irrigation and other uses to bring the site closer to water neutrality.

 

• Planning proposals must meet strict biodiversity requirements, and new planting and, if needed, tree replacement will all be incorporated to improve it. Where hard courts and other hard standing is installed, biodiversity will be greatly increased elsewhere on the site through wilding and replanting.

 

• The existing pavilion is outdated and costly to run, there are no designated male and female toilets and no staff toilets. The replacement will use low‑energy lighting and efficient building fabric, reducing carbon and operating costs.

 

• Metropolitan Open Land (MOL) is a special planning designation used in London and akin to Green Belt. Building on it is very restricted with only “appropriate” uses considered such as our proposal due to the focus on outdoor sport and recreation.

 

Q&As

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Q. Will trees be lost?
A. Any tree loss would be managed under normal planning controls, with new planting required if removal is unavoidable. Some low-quality trees may be removed during the refurbishment though these will be replaced through replanting.

 

Q. How will wildlife be protected?
A. Biodiversity Net Gain will be required, meaning the scheme must deliver more habitats than exist at present.

 

Q. Will flooding still be a problem?
A. A primary objective of the proposals is to stop flooding; drainage improvements are planned to reduce the high risk of flooding and keep pitches in use more often. Artificial surfaces and creation of ponds will help with this.

 

Q. How many trees will be removed, and how many new ones planted?
A. Surveys are ongoing in relation to landscaping; once this is completed, a full assessment of trees on the playing fields will be made. If any tree removal is required, it will be kept to a minimum.

 

Q. What is the measurable target for Biodiversity Net Gain, and how will it be achieved?
A. A minimum of 10% BNG will be achieved on the site through new planting and tree planting across the site with a focus on ecology.

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Q. How will drainage improvements reduce flood risk for neighbouring gardens and streets?
A. A significant amount will be invested in drainage upgrades. A sustainable drainage system will hold and slowly release flood water, mimicking natural water flow, protecting pitches and reducing flood risks; this investment will bring the added benefit of protecting neighbouring properties from flooding.

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Q.Will the lighting affect local bat populations or other wildlife?
A. Surveys are ongoing in relation to local wildlife and any lighting will be designed in such a way as to minimise any adverse impacts.

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Q. What sustainability standards will the new pavilion meet (e.g. BREEAM, energy rating)?
A. The sustainability standards such as BREEAM will meet very high standards.

 

Q. Will the replacement of grass with artificial surfaces negatively impact wildlife and biodiversity on site?

A. The integration of artificial surfaces will ensure that the fields are fit for purpose and their intended use year-round, while not significantly decreasing biodiversity.

 

Significant areas of grass will be retained across the site whilst the landscape proposals will provide enhanced biodiversity to meet our 10% minimum Biodiversity Net Gain obligations on the site. Existing trees will also be assessed and added to where possible to increase the biodiversity on site.

 

Working with the local character and local policy

 

The detailed scheme will be assessed independently by Southwark Council to ensure they respect the local setting and take into account policy considerations such as ecology, transport and flooding. Metropolitan Open Land (MOL) is protected in policy and we will conform to this by keeping the pavilion broadly within the footprint or of a an equivalent size of the existing building, keeping and enhancing green space where possible, and ensuring outdoor sport continues to be provided.

 

• The site will continue to be used for playing fields, which is an appropriate use of MOL supported by national and local planning policy.

 

• As part of the planning process, statutory consultees will be consulted for their professional opinions such as the Metropolitan Police and Network Rail. Also among them will be Sports England and the Lawn Tennis Association who will ensure the plans meet best practice for school and community sport.

 

• The application will be subject to a public consultation process where local residents, businesses and third parties can submit comments on the proposals.

 

• The proposals will seek to follow Southwark, London and national polices, and will be assessed against local and national planning policy.

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Q&As

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Q. Isn’t this Metropolitan Open Land (MOL)?
A. Yes, the designation specifically allows outdoor sport and recreation as ‘appropriate uses’ on MOL.

 

Q. Is the proposed pavilion bigger than the current one?
A. Extension and alterations to an existing building on Metropolitan Open Land are acceptable so long as they do “not result in disproportionate additions over and above the size of the original building.” Replacement of an existing building, provided that the new building is no larger than the buildings it replaces, is also considered appropriate. 

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Q. Will Sport England be consulted?
A. Yes, they will be a statutory consultee and will have important input on the proposed facilities.

 

Q. Why is development being proposed on Metropolitan Open Land if policy is meant to protect it?
A. Sport and recreation are appropriate uses, provided openness and character are not harmed. There are already established uses on the site which the proposals will retain. Biodiversity and ecology will also be improved across the site to enhance it as a place for nature.

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Q. What steps are being taken to ensure the design fits the character of Dulwich?
A. This has not yet been determined, and we will be seeking views on this during the consultation period.

 

Q. Has the Greater London Authority (GLA) or the Mayor been consulted, given the Metropolitan Open Land designation?
A. Due to the site being over one hectare, the application will be referred to the GLA, and Southwark Council will need to confirm with the GLA that the site is not strategic.

 

Q. What would stop this scheme setting a precedent for more development on Metropolitan Open Land?
A. Every planning application is judged on its individual merits, and must comply with relevant planning policy, meaning any future schemes, including those on MOL, will be judged on their own basis.

 

Q. There is currently a residential dwelling on site. Will this be retained?

A. There is a vacant residential building on the site and is ancillary to the sports ground. The current proposals do not retain this use on site as it is deemed incompatible with the predominant use of the site as sports playing fields.  

 

Q. Will the proposals impact nearby conservation areas such as Dulwich Wood and Dulwich Village?

A. We will take great care in minimising any impact on the neighbouring conservation areas during the design process and will work closely with the community and Southwark Council to make sure the proposals have little visual impact.

 

Listening to the community

 

The project team are actively seeking your views and comments, with the community involved through liaison groups and exhibitions, feedback helping shape the design, and a clear record of how feedback has shaped the final design, and, where it hasn’t, why.

 

• We are using a range of methods to reach out to stakeholders and the local community and seek feedback on our plans, and we will be holding a series of events to enable this. 

 

• Wherever appropriate, the plans can change in response to feedback, which will be outlined in a Statement of Community Involvement document.

 

• Construction will be managed considerately and will include controls on noise, dust and hours of work.

 

• Information will be openly shared through newsletters and online updates, with questions answered transparently.

 

• Revenue wil be ring‑fenced for maintenance, with clear governance and communication channels in place.

 

Q&As

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Q. How can neighbours have their say?
A. A full programme of consultation and engagement with the community will take place before a planning application is submitted.

 

Q. Will consultation actually change anything?
A. Yes, where practical and feasible. A full report will be submitted as part of the Planning Application which will outline what feedback was received, how it was incorporated and, where it wasn’t, why not.

 

Q. How will construction be managed?
A. A Construction Management Plan will be agreed with Southwark Council and monitored. The plan will cover dust, disruption, traffic impact and construction hours to create a comprehensive strategy to decrease any impact on the local community during construction.

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Q. Who will be the named contact for neighbours once construction begins?
A. There will be a named contact, and this will be decided before construction begins. We will comply with the Considerate Constructors Scheme, which includes having a named contact for residents to get in touch with.

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Q. What penalties or safeguards will there be if construction causes excessive disruption?
A. Southwark Council will be able to respond if the Construction Management Plan is not being followed.

 

Q. How will noise, dust and traffic from construction vehicles be controlled?
A. This will be outlined in the Construction Management Plan which will be agreed with Southwark later in the process.

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Q. Will the school publish annual reports on how the facilities are being used by pupils and the community?
A. This has not yet been determined and we will be seeking views on this during the consultation period.

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General

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Q. How much will the whole project cost, and who is paying for it?
A. As the proposals are still being developed, we are unable to confirm an overall cost. This will be paid for through private fundraising, and with public funds where available.

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Q. What consultation has already been carried out, and what are the next opportunities to comment?
A. Preliminary conversations have happened with the most affected stakeholders, such as The Dulwich Estate and Kingsdale Foundation School, whose pupils use the site. A consultation programme has started with opportunities to review and comment on the proposals.

 

Q. How will the project benefit the wider Dulwich community, not just the school?
A. The vision includes community benefit, with Kingsdale Foundation School getting higher quality sports facilities and Tulse Hill FC having access to the site for more of the year due to drainage improvements. The improvements will also allow for further opportunities for the community to enjoy it, including use of the padel courts.

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Q. Has an Environmental Impact Assessment (EIA) been carried out, or will one be required?
A. It is unlikely that an EIA would be required for a scheme of this scale however this will be confirmed through the pre-application process.

 

Q. How will construction traffic be routed? Will it go through residential streets?
A. This detail will be managed as part of the Construction Management Plan which will be agreed with Southwark Council.

 

Q. Who owns the land, and will ownership or access rights change?
A. Dulwich Prep & Senior have a long leasehold on the land, which is ultimately owned by The Dulwich Estate.

 

Q. Who is The Dulwich Estate?

A. The Dulwich Estate is a historic land-owning charity that owns and manages about 1,500 acres of land, including much of Dulwich Village, West Dulwich, Herne Hill and parts of Crystal Palace. This land includes schools, houses, shops, and open spaces.

 

Q. How will ongoing maintenance and running costs be funded in the long-term?
A. The Mary Datchelor Playing Fields are not commercially run, but the aim is for any income to partially cover ongoing maintenance of the site. 

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Q. Will the project create new jobs (construction or permanent)?
A. Jobs are likely to be created during the construction phase, but we anticipate the main benefit of these proposals will be in expanded usage of the site rather than the creation of new jobs once the refurbishment is complete. 

 

Q. Where is refuse stored and where will it be picked up from on-site?

A. The proposals will not see a significant uplift in waste produced on site. The collection regime will be unchanged and picked up by the local authority refuse collection. Refuse is not currently collected by a private agency.

 

 

Q. How will the proposals impact the railway line?

A. The proposals have been developed to limit impact on the railway line. There are specific guidelines for managing development in close proximity to railway lines and the proposals will be developed in line with this guidance.

 

Q. When will works start and how long will they take?
A. Basic feasibility assessments have been carried out, alongside an assessment of financial and planning constraints, which has provided us with an idea of what is possible. Consultation is taking place between Monday 26th January and Monday 16th February 2026. We then expect to submit a planning application to Southwark Council later in 2026. Assuming planning approval is granted and our fundraising targets are achieved, we would typically expect a refurbishment of this scale to take up to three years.

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Q. Will the project be phased, or will the entire site be closed at once?
A. A plan will be shared with the local community on the details of the construction programme closer to the time.