Contact Officer: Alan Divall, tel 01865 815886
ITEM PN11
PLANNING & REGULATION COMMITTEE – 20 JULY 2009
DEMOLITION OF SINGLE STOREY BLOCK AND ERECTION OF THREE STOREY SCIENCE BLOCK WITH ASSOCIATED EXTERNAL WORKS. RELOCATION OF EXISTING CAR PARK PROVISION ONTO REDUNDANT TENNIS COURTS WITH ASSOCIATED EXTERNAL LIGHTING AT CHIPPING NORTON SECONDARY SCHOOL, BURFORD ROAD, CHIPPING NORTON, OXFORDSHIRE, OX7 5DY
Report by Head of Sustainable Development
Application No: R3.01114/09
District Council Area: West Oxfordshire
Introduction
1. This application is for the erection of a new three storey science block building to replace existing teaching accommodation at Chipping Norton Secondary School. An existing single storey block building will be demolished to make way for the new building. The proposal also involves the relocation of part of the schools existing car parking area to its redundant tennis courts.
Location (see site plan) (download as .doc file)
2. The school site is located on the eastern side of the town to the north of Burford Road and adjacent to the Chipping Norton Leisure Centre.
Site and Setting (see site plan)
3. The school site is bounded to the north, west and southwest by residential development, an allotment to the southeast and open farmland to the east. The existing school buildings are located at the front of the site behind the existing vehicle and pedestrian entrance and the school bus bays. There is also a pedestrian access to the west of the site. The school site is also occupied by Chipping Norton Leisure Centre (to the east of the main school buildings) which the school has shared use of during the day. The existing redundant tennis courts are located to the east of the leisure centre car park.
4. The existing buildings on the site are mainly of single storey construction with some two storey blocks and the development site is adjacent to a two storey teaching block. Although single storey, the leisure centre and sports hall buildings are of a larger scale to the other buildings on the site. The school site has developed over a number of years with buildings of a mixture of original stone, facing blockwork and facing brickwork.
Background and Details of the Development
5. The school has identified the need to provide additional and improved science accommodation. Existing accommodation is considered cramped and inflexible. The new building will seek to develop a high quality learning environment and help support the school seek specialist science status. The development also seeks to improve the image of the existing school buildings when viewed from the front of the site. The existing 1970s buildings lack purpose and a clear entrance at the existing frontage.
6. The new building has been designed to provide the following accommodation: 9 science labs; 1 community classroom; prep room; staff room; office and toilet accommodation. The building proposed is a three storey pitched and flat roof structure constructed of buff brick (similar in colour to Cotswold Stone) to match the existing school buildings. It would also be constructed of terracotta cladding with glazing in order to counter balance the heavier masonry elements of the building. The roof would be constructed of standing seam aluminium to the pitches and single ply membrane on the flat sections.
7. The proposal also involves the relocation of an existing car parking area (to be taken up by the footprint of the proposed building) onto the schools redundant tennis courts. The courts are no longer used because new ones have been provided elsewhere on the site. The vehicle access to the new parking area is proposed to be provided along an existing track linked to the current vehicle access into the site. Neither the access nor parking provision to the leisure centre would be affected by the proposal.
8. The development would lead to the loss of four small trees. These will be replaced as part of new soft landscaping around the building and in an adjacent courtyard.
Consultations
9. West Oxfordshire District Council – Object. The proposed three storey building, due to its design, form, scale and massing would overwhelm the form of the development in the area to the detriment of the character of the area and the wider street scene, contrary to Policy BE2 of the West Oxfordshire Local Plan 2011. The principle of the development of the site in this location and the relocation of the car parking area would be acceptable subject to a more appropriate design and form.
Chipping Norton Town Council – No objection, the application is to be welcomed.
Environment Agency – The application has a low environmental risk, no comments to make.
Sport England – No objection.
County Ecologist – Details of a bat survey have been submitted with the application which shows the building to be demolished has a low bat roost potential. Recommend an informative that should bats be discovered during the works all work should stop and further surveys carried out.
County Archaeologist – The proposal does not appear to directly affect any known archaeological sites. Request an informative advising of appropriate action to be taken in the event of archaeological finds.
County Forester – No objection. The trees in the vicinity of the works, contractor’s compound and contractor’s access route should be protected with Tree Root Protection Zones during the works.
Transport Development Control – No objection. However, have concerns with the access route to the relocated car parking area and the increase in traffic using it. The access point into the tennis courts is substandard and will need to be improved to increase visibility. The track leading to the tennis courts is also only suitable for one vehicle so recommend that a passing bay is provided half way down to assist traffic movements. It is noted that there is an informal pedestrian route from the tennis courts to the leisure centre, the school should seek to use this.
Third Party Representations (A copy of this letter is available in the Member’s Resource Centre)
10. One letter has been received from a neighbouring resident. They raise no objection to the proposal but have commented as follows:
· the track at the side of the school should be maintained as a public right of way to give access to the allotments; · improvements to the track should be carried out; · lighting for the new car park area should be chosen carefully to avoid impact on the neighbouring properties.
Relevant Planning Policies
11. The South East Plan Regional Spatial Strategy 2026 (RSS).
CC6 – Development should i) respect, and where appropriate enhance the character and distinctiveness of settlements and landscapes; and ii) use innovative design process to create a high quality built environment which promotes a sense of place.
C3 – All development should respect and enhance local landscape character, securing appropriate mitigation where damage to local landscape character cannot be avoided.
C6 – Development should maintain, enhance and promote the public rights of way system.
West Oxfordshire Local Plan 2011 (WOLP)
BE2 – New development should respect and, where possible improve the character and quality of its surroundings, and provide a safe, pleasant, convenient and interesting environment.
BE3 – Development should make provision for the safe movement of people and vehicles, whilst minimising the impact upon the environment.
BE4 – Proposals for development within or adjoining the built-up area should not result in the loss or erosion of: i) the visual amenity or character of the locality; and ii) a facility of benefit to local residents.
TLC8 – The existing public rights of way network will be safeguarded.
Comments of the Head of Sustainable Development
12. In my view the main issues to be considered with this application relate to:
(a) design and scale of the science block; (b) highway safety; (c) increase in light pollution.
(a) Design and scale of the science block
13. West Oxfordshire District Council have objected to the development on the grounds that the design, form, scale and massing of the new building will overwhelm the form of the development in the area to the detriment of the character of the area and the wider street scene. They do however support the principle of the building in its location subject to their reservations above.
14. In terms of the scale and massing of the building I consider that this issue has been addressed by the applicant in a number of ways. The building has been designed to be at a height similar to that of the adjacent sports hall and leisure centre. Although the majority of the school site is single storey there are some elements that are two storey, including the two storey building adjacent to the proposed building. The eaves level of the proposed building sits approximately 1 metre below the level of the coping to the sports hall and the roof ridge of the proposed building is approximately 1 metre higher than the sports hall. The massing of the building is reduced by fragmenting the front façade by using two contrasting materials and also by introducing a two storey flat roofed element to the front. I consider that the scale and massing of the building is consistent with that of the adjacent sports hall and leisure centre complex and the difference in height of the existing and proposed buildings would be minimal. I also consider that the height and scale of the building as proposed is beneficial in order to ensure that a clear focus and entrance is provided at the front of the school.
15. The issue of the design of the new building has also been raised by the District Council. Ultimately the design of a new building is a subjective one provided that its impact is consistent with relevant Development Plan policies. Policy BE2 of the WOLP requires that new development should be well designed and respect the character of the area. The proposed building will be located on an existing school site on the edge of the existing settlement. The site does not border any Conservation Areas or impact on the setting of any listed building. The site is not within or adjacent to the Cotswold AONB. I consider that the site is not within an area that has a well established or particular ‘character’ and therefore the design of this building will not conflict with surrounding building designs. Indeed, the new building has been specifically designed to improve the appearance and feel of the front of the school and provide a new focal point to the existing school buildings which are considered to lack purpose and interest at present. Importantly the main materials (buff Cotswold stone coloured brick) selected for the new building have been selected to match the existing buildings on the site. It is my view that the proposed building is acceptable in design terms and will add interest and substance to the visual appearance of the front of the site consistent with Policy BE2. The District Council also mention that the development will impact on the wider street scene. The proposed building will be set back some 70 metres from Burford Road. I do not consider that the building will impact on the street scene due to its location well within the existing site.
(b) Highway safety
16. Transport Development Control and a neighbouring resident have made a number of detailed points in relation to improvements to the access to the relocated car parking area. In particular these comments relate to the need to maintain access for other users; provide a passing space and improve visibility splays at the entrance to the car park. The applicant has confirmed that the use of the track will not be restricted for other users, particularly those who are allotment holders. The route is also a right of way and therefore access along it must not be impeded. In relation to the other points raised I consider that provided a scheme showing details of improvements to the access route and car park entrance are submitted and agreed and implemented before the car park is brought into use the development is acceptable in highway safety terms.
(c) Increase in light pollution
17. The application proposes four new standard lampposts in order to light the new car parking area. A neighbouring resident has expressed concern that these lights may increase light pollution to his property and the surrounding area. The applicant has confirmed that the lights proposed will be standard street lights designed to reduce the amount of light spillage on the night sky. The proposed lighting to the nearest residential property will be approximately 130 metres. I consider that the impact of the proposed lighting would be minimal in this area of the site and does not conflict with Policy BE4 of the WOLP in terms of impact on amenity. However to ensure that the lampposts are acceptable the details of the final design, height and cowlings of the lampposts should be submitted and agreed before they are installed.
Conclusion
18. In conclusion this proposal would provide the school with improved permanent accommodation whilst also significantly improving the appearance of the school from its entrance and approach by providing a new focal point and image to the front of the site. In planning terms I believe this proposal is acceptable and would not be detrimental to the appearance of the wider area. Importantly the amenity of local residents will not be affected by the development. Although concerns have been raised regarding highway safety I consider that these can be addressed by appropriate conditions.
RECOMMENDATION
19. The Committee is RECOMMENDED to approve application number R3.01114/09 for the demolition of a single storey block and erection of three storey science block with associated external works, relocation of existing car park provision onto redundant tennis courts with associated external lighting, subject to conditions to be determined by the Head of Sustainable Development to include the following matters:
1. the development must be carried out strictly in accordance with the particulars contained in the application and the plans accompanying subject to conditions below; 2. the development shall commence within 3 years of the date of the permission; 3. samples of the external materials proposed to be used shall be submitted and approved; 4. no development shall take place until the trees on the site which are to be retained and which are adjacent to or within the development area, have been protected during building operations by means of a protective fence around the edge of the canopy of the trees; 5. the site be landscaped and planted with trees (including replacement trees) and shrubs in accordance with a comprehensive planting and landscaping scheme first approved prior to the commencement of the development; 6. all planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting season following the occupation of the buildings or the completion of the development, whichever is the sooner; 7. the hours of access (including for deliveries) for construction traffic shall be agreed in writing before the start of works on the site; 8. the final location of the contractors compound to be submitted and agreed (and appropriately fenced off) prior to the commencement of development; 9. prior to the commencement of the development a scheme for improvements to the access route and entrance to the new car parking area (including the provision of a passing bay) shall be submitted and approved; 10. prior to the commencement of the development final details of the pedestrian access arrangements from the proposed new car parking area to the school shall be submitted and approved; 11. prior to the commencement of the development full details of the proposed lighting, cowlings and predicted light overspill levels for the new car parking area shall be submitted and approved;
Informatives: Archaeology – If archaeological finds do occur during development, the County Archaeologist shall be notified in order that he may visit the site and advise what should be done. Bats – If bats are found to be present at any time during the development then work must stop immediately and the County Ecologist notified in order that he may visit the site and advise what should be done.
CHRIS COUSINS Head of Sustainable Development Environment & Economy
Background Papers: File Ref: R3.0114/09 8.5/3126/3 held in Environment & Economy, Speedwell House, Oxford
July 2009
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