To Members of the Planning & Regulation Committee |
Alan Armitage |
Mrs Anda Fitzgerald-O’Connor |
Timothy Hallchurch MBE |
Jenny Hannaby |
Ray Jelf |
Peter Jones |
Lorraine Lindsay-Gale |
David Nimmo-Smith |
Neil Owen |
G.A. Reynolds |
Don Seale |
John Sanders |
John Tanner |
|
|
Notes:
· Date of next meeting: 14 September 2009
· The Chairman’s briefing has been rearranged for Monday 20 July at 10.30 am
If you have any special requirements (such as a large print version of these papers or special access facilities) please contact the officer named on the front page, but please give as much notice as possible before the meeting. |
AGENDA
1. Apologies for Absence and Temporary Appointments
2. Declarations of
Interest – see guidance
note
3. Minutes
To approve the minutes of the meetings held on 18 May 2009 (PN3(a)) and 16 June 2009 (PN3(b)) and to receive for information any matters arising therefrom.
4. Petitions and Public Address
5. Continued Soil Recycling to enable Final Restoration of Landfill Site, Dix Pit, Stanton Harcourt, Application No 09/0440/P/CD3
Report by Head of Sustainable Development (PN5)
This is an application for continued soil recycling to enable final restoration of a landfill site at Dix Pit, Stanton Harcourt. The site was formerly mineral working, which has not been finally restored. The completed inert landfill area will require a restoration layer of topsoil. The only topsoil available on site is used for restoration of the non-hazardous landfill area. In recognition of the lack of the topsoil on site permission for soil recycling was granted in 2000. This permission was temporary and has now expired. Therefore, permission is sought for the continuation of soil recycling operation until 2012 in order to provide enough time for the site to be fully restored.
The main issues are need for the development, whether the proposed location is acceptable, transport impacts and whether potential local environmental impacts can be dealt with satisfactorily. There have been no objections received from the statutory consultees although a local resident has objected on environmental, traffic and amenity grounds. Restoration of the mineral working site is required by regional and local planning policies. It is considered that the potential local environmental impacts such as noise, dust, and visual impacts can be mitigated against and controlled through conditions. Furthermore, the local impacts associated with transport can be controlled through the planning conditions.
It is RECOMMENDED that planning permission be granted for the development outlined in Application 09/0440/P/CD3 subject to conditions to be determined by the Head of the Sustainable Development to cover matters including those set out below.
Conditions to include:
1. complete compliance
2. commencement date
3. completion date
4. operating hours
5. recycled soil used for restoration purposes only
6. final levels of restored landfill to be as approved
7. existing vegetation to be retained
8. detailed landscaping scheme
9. effective silencers to be used
10. noise mitigation measures to be submitted and agreed
11. maximum 12 HGV movements per day
12. lighting scheme to be submitted and agreed
13. internal haul road to be kept free from mud and debris
14. maintenance of buffer zone between development and residential property
15. no gas flares
16. submission, approval and subsequent implementation of after care scheme
17. existing wheel wash to be retained.
Environment Agency Informative: relating to the application of the Waste Management & Licensing Regulation 1994 to this site.
6. Details Pursuant to Condition 6 of Permission No C.11/04 for the Installation of a Floodlit Multi-use Games Area at Blessed George Napier School, Addison Road, Banbury Application C.11/04
Report by Head of Sustainable Development (PN6)
The report outlines an application for details submitted for approval pursuant to Condition 6 of Permission No. C.11/04 (for the installation of a floodlit multi-user games area (MUGA) at Blessed George Napier School in Banbury. Permission was granted in July 2004 and Condition 6 required that details of improvements to the Springfield Avenue entrance to the school be submitted and agreed before the MUGA is brought into use. This has not been done and, following representations from local residents, the school have now submitted details of proposed improvements to the Springfield Avenue entrance. The report outlines these improvements (which basically involves providing a one-way system for vehicles visiting the site at out of school hours) and objections received from local residents. It also includes reference to a meeting held between the school and local residents to try and reach a solution to the access and parking problems that are acceptable to all parties.
It is RECOMMENDED that the application C.11/04 for the Details Pursuant to Condition 6 of Permission No. C.11/04 (for the installation of a floodlit multi-use games area at Blessed George Napier School, Banbury) be approved, subject to the following provisos:
(a) that the new one-way system for parking and traffic arrangements for out of school use hereby approved shall be implemented initially for a 6 month period only from the date of this permission;
(b) that the school shall establish a Liaison Group with local residents to meet at regular intervals to discuss matters of mutual benefit and concern;
(c) that on completion of the 6 month trial, the Liaison Group shall meet to review how the one-way system has operated and agree any improvements if required;
(d) that details of a scheme for signage within the school site (to include the size, type and location of any signs) to advertise the new parking and traffic arrangements for out of school use (after 5.00 pm during the week), shall be submitted for approval in writing by the Head of Sustainable Development within 2 weeks of the date of this permission. Any scheme approved shall be implemented within one month of that approval.
7. Demolition of Existing Canopy and Entrance/Store Building and Creation of Single Storey Building (with Covered Walkway) to Provide Reception, Administration and Other Associated Accommodation; Creation of Extension to Existing Hard Play Area to Provide Flood Compensation Area and Improvements to Existing Watercourse and Culverts; Creation of Dedicated Disabled Parking Space and Other Associated Works at Cropredy CE Primary School, Station Road, Cropredy – Application R3.0089/09
Report by Head of Sustainable Development (PN7)
This application is for the erection of a new link building to provide reception, administration and other associated accommodation at Cropredy CE Primary School and demolition of an existing building and canopy. The application also involves the creation of an extended flood compensation area, improvements to an existing water channel, brook, culvert and other associated works. Objections have been received in relation to increased flood risk as a result of the development and the impact that the development will have on the surrounding residential properties and wider area. Objections have also been received on the grounds of loss of amenity to neighbouring residents. These objections are summarised in the report, along with the responses from other consultees.
The Committee is RECOMMENDED to approve Application Number R3.0089/09 for the demolition of existing canopy and entrance/store building and creation of single storey building (with covered walkway) to provide reception, administration and other associated accommodation; creation of extension to existing hard play area to provide flood compensation area and improvements to existing watercourse and culverts; creation of dedicated disabled parking space and other associated works at Cropredy Primary School, subject to conditions to be determined by the Head of Sustainable Development to include the following matters:
1. Detailed compliance (amended plans) – that 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. Detailed duration – 3 years – that the development shall commence within 3 years of the date of the permission.
3. That the development shall only be carried out in accordance with the approved Flood Risk Assessment dated December 2008 (and associated addendum letters and drawings).
4. That the development shall not commence until a scheme to improve the channel capacity of Great Bourton Brook and the unnamed tributary watercourse as outlined in the Flood Risk Assessment dated December 2008 (and associated addendum letters and drawings) has been submitted to and approved in writing by the Head of Sustainable Development in consultation with the Environment Agency. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme.
5. On completion of the floodplain compensation works a topographic survey of the completed works which demonstrates that adequate floodplain compensation has been provided in accordance with the recommendations of the Flood Risk Assessment shall be submitted to and approved in writing by the Head of Sustainable Development in consultation with the Environment Agency.
6. Prior to the widening of the ditch, a scheme for the provision and management of compensatory habitat shall be submitted to and approved in writing by the Head of Sustainable Development in consultation with the Environment Agency.
7. Prior to commencement of the development further investigations shall be carried out to assess the stability of the northern bank of Great Bourton Brook. If strengthening works are considered necessary then a detailed scheme for their implementation shall be submitted to and approved in writing by the Head of Sustainable Development in consultation with the Environment Agency. The timing of the strengthening works shall be carried out in accordance with the requirements of the approved floodplain compensation works. Should strengthening works not be required no works shall be carried out to the northern bank of Great Bourton Brook.
8. Vegetation from the southern bank top and bank should be cleared by hand. The digger should scrape small amounts of the bank earth off at a time, taking care not to drop earth spoil into the brook. The digger should not enter the brook.
9. That the design and location of the proposed gates between the existing and proposed buildings should remain as shown in the approved application and for the lifetime of the proposed development. Any changes to the design and location of the gates shall be submitted to and approved in writing by the Head of Sustainable Development in consultation with the Environment Agency.
10. That no development shall take place until the final details of flood resilient construction techniques to be incorporated within the new building have been submitted in writing to the Head of Sustainable Development.
11. That 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 in accordance with the Bartlett Consulting Tree Survey (May 2009) and the advice of the County Forester.
12. With the exception of those identified as needing to be removed in the Bartlett Consulting Tree Survey (May 2009), no trees shall be topped, lopped or cut down and no shrubs or hedges shall be cut down without prior consent of the Head of Sustainable Development.
13. That the site be landscaped and planted with replacement trees in accordance with a comprehensive planting and landscaping scheme to be agreed in writing by the Head of Sustainable Development and consultation with the County Forester prior to the commencement of development.
14. That 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.
15. An updated bat survey should be carried out 6 weeks before the scheduled demolition of the buildings.
16. An ecologist should brief contractors on the location of potential bat roosts and mitigation measures immediately prior to any demolition.
17. Potential bat roosts in the roof should be dismantled carefully by hand. Roof lining should be carefully peeled back. If any bats are found, all work should cease immediately and an ecologist should be contacted.
18. The school pond should be decreased in size by rolling back the pond lining and backfilling the gap created with earth.
19. Vegetation removal should not take place during the bird breeding season, which is March-August inclusive. If any trees and/or bushes need to be removed during this time, they will need to be checked over by an ecological consultant immediately prior to removal to ensure there are no nesting birds present. If nesting birds are present, the vegetation cannot be removed until the birds have fledged.
20. That the hours of access (including for deliveries) for construction traffic shall be agreed in writing by the Head of Sustainable Development and in consultation with the school before the start of works on the site.
21. The location and fencing off of any contractor compound to be submitted and agreed in writing by the Head of Sustainable Development prior to the commencement of development.
22. That samples of the external materials proposed to be used shall be submitted to and approved in writing by the Head of Sustainable Development prior to the commencement of development.
23. That the two windows in the elevation of the proposed link building overlooking the kitchen windows of the privately owned School House shall be frosted or glazed with obscure glass.
24. That the pedestrian access from the rear door of the privately owned School House shall be kept clear at all times.
Informatives:
Environment Agency - Under the terms of the Water Resources Act 1991, and the Land Drainage Byelaws 1981, the prior written consent of the Environment Agency is required for any proposed works or structures, in, under, over or within 8 metres of the top of the bank of the Great Bourton Brook main river. Erection of flow control structures or any culverting of a watercourse requires the prior written approval of the Environment Agency under s.23 of the Land Drainage Act 1991 or s.109 of the Water Resources Act 1991.
Out of school hours access to security gates - The school should seek to develop a key holder access protocol with its immediate neighbours to allow the opening of the proposed security gates during times of flooding.
8. Erection of a New 3 m high Perimeter Fence (approx 80 metres in length) along South East Boundary of the School Grounds at St Andrews Primary School, Station Road, Chinnor Application No R3.0115/09
Report by Head of Sustainable Development (PN8)
The report outlines a planning application to erect a 3 m high wire mesh fence along the south east boundary of St Andrews C of E Primary School, Chinnor. The fence would match fencing of a similar height and appearance on other parts of the site perimeter. The report also outlines an objection received from a local resident along with other consultation responses.
The Committee is RECOMMENDED to approve application no R3.0115/09 (for the erection of a 3 m perimeter fence, approximately 80 m in length, along the south east boundary of the school grounds) at St Andrews C of E Primary School, Chinnor, subject to conditions to be determined by the Head of Sustainable Development to include the following matters:
(a) detailed compliance;
(b) detailed duration – 3 years;
(c) that the fence be coloured dark green;
(d) hedge protection measures whilst fence installation takes place.
9. R3. 0094/09 Demolition of a Classroom Block and Pavilion Building, Erection of a Single Storey Music Block to Provide 3 Music Studios/Class Spaces with Storeroom and other Staff and Pupil Accommodation. Reorganisation and Improvements to Existing Netball and Tennis Courts, to include Repairs and Replacement of Existing Ball Stop Fencing. Creation of 2 Emergency Vehicle Accesses (Temporary Contractors Access will be via Station Way) at Henry Box School, Church Green, Witney, Oxfordshire, OX28 4AX (NS) – Application R3.0094/09
Report by Head of Sustainable Development (PN9)
This application is for the demolition of a classroom block and pavilion building and erection of a single storey music block to provide 3 music studios/class spaces and other associated staff and pupil accommodation at Henry Box School. The proposal also involves the re-organisation and improvements to existing tennis courts, repairs and replacement of existing ball stop fencing and creation of a new emergency vehicle access. The report outlines the consultation responses, objections to the application, relevant planning policies and comments of the Head of Sustainable Development.
The Committee is RECOMMENDED to approve Application No R03.0094/09 for the demolition of a classroom block and pavilion building, erection of a single storey music block to provide 3 music studios/class spaces with storeroom and other staff and pupil accommodation; reorganisation and improvements to existing tennis courts, repairs and replacement ball stop fencing and the creation of an emergency access (temporary contractor access will be via Station Way) at Henry Box School, subject to conditions to be determined by the Head of Sustainable Development to include the following matters:
1. detailed compliance – that the development must be carried out strictly in accordance with the particulars contained in the application and the plans accompanying with any approval given in respect of any subsequent reserved matters;
2. application for approval of the reserved matters to be made not later than 3 years of the date of the permission;
3. materials – that samples of the external materials proposed to be used shall be submitted and approved;
4. design detail – that the design detail for all key elements of the development (to include windows, external doors, roof materials, eaves and verge details) to be submitted and approved;
5. sound reduction – prior to the commencement of the development details of a sound insulation scheme for the music block to be submitted and approved;
6. hours of use – that the use of the development be restricted to 7.00 pm unless otherwise agreed;
7. tree protection during construction works – that 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;
8. landscaping scheme – that the land be landscaped and planted with trees and shrubs in accordance with a comprehensive planting and landscaping scheme first approved;
9. landscaping implementation – that all planting, seeding or turfing comprised in the approved details of the landscaping shall be carried out in the first planting season following the completion of the development.
10. southern access route – details of the proposed contractors access through the southbound gate (to include details of the measures taken to minimise the compaction of the ground, where it passes through the Tree Root Protection Zone of the trees along the boundary) to be agreed by the Head of Sustainable Development before development commences;
11. contractors access – following the completion of the development, the south west entrance will revert back to its former use (maintenance access route only);
12. bat survey - that no development shall take place until a full bat survey has been undertaken and submitted for agreement;
13. bat mitigation/compensation measures – that no development/demolition works shall take place until bat mitigation/compensation measures (to include the timing of the works and a working methodology) have been agreed and implemented;
14. asbestos survey – that, prior to undertaking a bat survey, a full asbestos report shall be submitted and agreed by the Head of Sustainable Development in consultation with the County Ecologist;
15. vegetation removal - that no vegetation removal should take place during the months of March – August inclusive (bird breeding season);
16. vegetation removal - that should any vegetation removal have to take place during the bird breeding season (March – August) a professional ecological consultant must be commissioned, immediately prior to the removal of vegetation, to ensure there are no nesting birds present. If nesting birds are present, the vegetation cannot be removed until the birds have fledged;
17. construction travel plan – that no development shall take place until a construction travel plan (to include location of the works, positioning of plant and machinery, identification of sensitive receptors, a description of the work to be undertaken, a detailed programme of the construction activities, vehicular access routes including routeing of HGV’s, highway safety precautions) has been submitted and agreed;
18. Rights of Way - that the public footpaths in the vicinity of the contractor’s access shall be kept clear from obstruction during the construction of the development;
19. hours of operation – details of contractor’s hours of operation to be submitted and approved prior to work on site;
20. hours of delivery - hours of use of access for delivering materials to the site to be submitted and approved prior to the work commencing on site.
Informatives:
Archaeological Informative – if archaeological finds do occur during development, the County Archaeologist shall be notified in order that he may visit the site and advise as necessary.
Ecological informative - if any protected species are found be present at any time during the development, work shall stop immediately. The County Ecologist shall be notified in order that he may visit the site and advise as necessary.
Town Council informative – the contractor should make appropriate arrangements with the Town Council to agree on any repairs that may be required to Town Council land damaged as a result of this development. Any repairs to be carried out as soon as the development is completed.
10. Continuation of Development Approved under Permission No W. 02/06 (for the Construction of a Replacement Sports Hall) without Complying with Condition 10 of that Permission (to allow for a Change in the Opening Hours to allow Opening from 6.30 am – 10.00 pm Mondays to Fridays - weekend hours to remain unchanged); at Bartholomew School Sports Hall, Witney Road, Eynsham
Application No R3.0110/09
Report by Head of Sustainable Development (PN10)
Planning permission for a replacement sports hall at Bartholomew School was granted in April 2006. Part of the development included a fitness suite for use by the wider community. A condition was attached to that permission restricting the hours of the facility for community purposes. The report outlines an application to extend these hours, bringing the opening time forward from the permitted time of 9.00 am to 6.30 am Mondays to Fridays. Closing time and weekend hours would remain unchanged. The report sets out responses received on the application including objections received from a local resident and West Oxfordshire District Council, although the latter has no objection to a 7.00 am opening time.
The Committee is RECOMMENDED to approve application no R3.0110/09 (for continuation of development approved under Permission W.02/06 for the construction of a replacement sports hall without complying with Condition 10 of that permission (for a change in opening hours to allow opening from 6.30 am – 10.00 pm Mondays to Fridays - weekend hours to remain unchanged)) at Bartholomew School sports hall, Eynsham, subject to:
(a) an amendment to the proposalto allow use of the building to commence at 7.00am Mondays to Fridays and not 6.30 am as originally applied for;
(b) conditions to be determined by the Head of Sustainable Development to include the following matters:
(1) detailed compliance (use of the building to commence at 7.00 am Mondays to Fridays and not 6.30 am as originally applied for);
(2) detailed duration – 3 years;
(3) that details of a scheme for appropriate signage to explain early morning parking arrangements be submitted for agreement by the Head of Sustainable Development before this permission is implemented.
11. 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 School, Burford Road, Chipping Norton, OX7 5DY Application R3.01114/09
Report by Head of Sustainable Development (PN11)
The report considers an application proposing 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.
An objection has been received from West Oxfordshire District Council on the grounds that the design, form, scale and massing of the proposed science block will overwhelm the form of the development in the area to the detriment of the character of the area and the wider street scene. The report summarises that objection and the comments of other consultees.
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.
Return to TOP