Agenda item

Report by the Head of Sustainable Development (PN5)

 

This application is for the redevelopment of the Bayards Hill Primary School site located on the eastern edge of Oxford to provide a two form entry primary school, a children’s centre and accommodation for Oxfordshire Music Services. The application proposes the demolition of parts of the existing school buildings and the construction of new accommodation. Works to on site parking areas, vehicle and pedestrian entrances, playing fields, boundaries and improvements to the retained buildings are also proposed.  Objections have been received in relation to the impact the proposed development would have on the sites existing playing fields and the sustainability of the new development.  These objections are summarised in the report, along with the responses from other consultees.       

 

The Committee is RECOMMENDED subject to the development not being called in by the Secretary of State to approve Application Number R3.0206/09 subject to conditions to be determined by the Head of Sustainable Development to include the following matters:

 

(1)                     That the development must be carried out strictly in accordance with the particulars contained in the application and the plans accompanying (as amended) subject to conditions covering matters below.

(2)                     That the development shall commence within 3 years of the date of the permission.

(3)                     That samples of the external materials of the proposed building (including the sedum roof) shall be submitted and approved prior to the commencement of the development. 

(4)                     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.

(5)                     That the site be landscaped and planted with trees (including replacement trees) and shrubs in accordance with a comprehensive planting and landscaping scheme.

(6)                     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.

(7)                     That prior to the commencement of the development full details of all boundary treatments (including fencing to the front of the site) should be submitted to and approved by the Head of Sustainable Development.

(8)                     Prior to the commencement of the development a Construction Traffic Management Plan must be submitted and approved.

(9)                     Prior to the commencement of the development written consent must be obtained from the relevant Highways Area Office for works to the proposed vehicular access.

(10)                That the final details of the cycle and scooter parking areas (including the provision of covered stands) shall be submitted and approved prior to the commencement of the development.

(11)                Review and update School Travel Plan to take account of the proposed development.

(12)                No plant, temporary structures or materials should be deposited on the public footpath to the east of the site.

(13)                No development shall commence until a staged programme of archaeological investigation and mitigation has been implemented in accordance with a written scheme of investigation. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication. The work shall be carried out by a professional archaeological organisation.

(14)                The remaining section of roman road surviving within the school grounds should be preserved in situ.

(15)                The development permitted shall only be carried out in accordance with the Flood Risk Assessment submitted with the application.

(16)                That prior to the commencement of the development details of a surface water drainage scheme for the site shall be submitted and approved.

(17)                That prior to the commencement of the development details of sustainable construction and energy efficiency measures to be incorporated into the new building shall be submitted and approved. The development proposed shall maintain a BREEAM status of ‘Very Good’ until the completion of the development.

(18)                On completion of the development details of the layout of all winter and sports pitches laid out of the site shall be submitted and approved.

(19)                No demolition work shall commence until a ‘Demolishing Buildings’ form has been agreed and signed by all contractors working on the demolition.

(20)                If any bats are found at any point, all work should cease immediately and the Protected Species Officer contacted immediately.

(21)                Should demolition of the building take place later than August 2010, an updated bat survey must be carried out.

(22)                Vegetation removal should not take place during the bird breeding season, which is March-August inclusive.

                                                                      

 

The Committee considered an application (PN5) for the redevelopment of Bayards Hill Primary School to provide a two form entry primary school, children’s centre and accommodation for Oxfordshire Music Services.

 

Mr Parkinson emphasised the importance of this proposal to the school and community.  A great deal of effort had gone into the design which was both innovative and exciting.  The school had originally been designed as a middle school and therefore had ample playing field space and would continue to have even after the development and there had been great dissappointment over the objection lodged by Sport England.  He urged the Committee to support the application.

 

Ms George explained that the Roundabout Centre currently had a good reach to families in the community but this development would improve that.  The proposal would provide a smooth transition in a child’s education from birth through to 11, support families in Barton and provide wrap around care.  A great deal of effort had gone into progressing this scheme and she urged the Committee to support the application.

 

Responding to questions from:

 

Councillor Tanner – Ms George advised that it was not expected that numbers at the centre would increase dramatically if at all.

 

Councillor Crabbe – Mr Parkinson advised that the new buidling would provide better secured access for the school and th music service facility.

 

Councillor Seale – Mr Parkinson advised that if the application were refused the site could continue to function.  However, in order to get the best out of the site for staff and pupils it was vital to adapt the old middle school and create a new fit for purpose primary school, as opposed to the old middle school and a stimulating environment.

 

Councillor Hannaby – Mr Parkinson reiterated that the site currently enjoyed a large area of playing field space which had been provided for the old middle school.  The new design would still allow for at least the minimum playing field space required for a primary school whilst providing for a more rounded experience of outdoor life.

 

The County Archaeologist set out the position regarding the old Roman Road which crossed the site and which formed part of a 30 kilometre stretch of the Roman road connecting Silchester to Watling Street, although most of the route had been destroyed by development.  However, trials had confirmed that about 80 metres of the road had been well preserved on this site under the playing fields.  The remains could have been scheduled but in his view the community value of this particular development outweighed the benefits of scheduling and refusing the application on archaeological grounds, particularly as the remains would be excavated and preserved and provide an opportunity during that preservation work to involve the children at the school.

 

Responding to questions from:

 

Councillor Crabbe – there were no significant remains under the buildings and that the preserved remains were to the west of the line of the proposed new build i.e. mainly under the playing fields.  It was noted therefore that the site plan accompanying the report was not accurate in that respect.

 

Councillor Crabbe had some concerns regarding the loss of playing field space. Councillor Sanders shared those concerns and also referred to pressures on schools to forfeit playing field space for housing development.

 

Councillor Tanner referred to the benefits of this development to the whole community and the ‘Very Good’ BREEAM rating.

 

Mr Divall confirmed that the new school hall would provide gym facilities.

 

Mr Dance confirmed that the County Council as Strategic Planning Authority worked closely with the City Council on the Local Development Framework Core Strategy which proposed more housing and looked at the issue of school capacities.

 

Councillor Lindsey-Gale endorsed the comments made by the County Archaeologist which represented the most pragmatic approach.

 

RESOLVED: (on a motion by Councillor Lindsey-Gale, seconded by Councillor Owen and carried 12 votes to 1)that subject to the application not being called in by the Secretary of State Application Number R3.0206/09 be approved subject to conditions to be determined by the Head of Sustainable Development to include the following matters:

 

(1)                     That the development must be carried out strictly in accordance with the particulars contained in the application and the plans accompanying (as amended) subject to conditions covering matters below.

(2)                     That the development should commence within 3 years of the date of the permission.

(3)                     That samples of the external materials of the proposed building (including the sedum roof) should be submitted and approved prior to the commencement of the development. 

(4)                     That no development should take place until the trees on the site which were to be retained and which were adjacent to or within the development area, had been protected during building operations by means of a protective fence around the edge of the canopy of the trees.

(5)                     That the site be landscaped and planted with trees (including replacement trees) and shrubs in accordance with a comprehensive planting and landscaping scheme.

(6)                     That all planting, seeding or turfing comprised in the approved details of landscaping should be carried out in the first planting season following the occupation of the buildings or the completion of the development, whichever was the sooner.

(7)                     That prior to the commencement of the development full details of all boundary treatments (including fencing to the front of the site) should be submitted to and approved by the Head of Sustainable Development.

(8)                     Prior to the commencement of the development a Construction Traffic Management Plan must be submitted and approved.

(9)                     Prior to the commencement of the development written consent must be obtained from the relevant Highways Area Office for works to the proposed vehicular access.

(10)                That the final details of the cycle and scooter parking areas (including the provision of covered stands) should be submitted and approved prior to the commencement of the development.

(11)                Review and update School Travel Plan to take account of the proposed development.

(12)                No plant, temporary structures or materials should be deposited on the public footpath to the east of the site.

(13)                No development should commence until a staged programme of archaeological investigation and mitigation had been implemented in accordance with a written scheme of investigation. The programme of work should include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication. The work should be carried out by a professional archaeological organisation.

(14)                The remaining section of roman road surviving within the school grounds should be preserved in situ.

(15)                The development permitted should only be carried out in accordance with the Flood Risk Assessment submitted with the application.

(16)                That prior to commencement of the development details of a surface water drainage scheme for the site should be submitted and approved.

(17)                That prior to commencement of the development details of sustainable construction and energy efficiency measures to be incorporated into the new building should be submitted and approved. The development proposed should maintain a BREEAM status of ‘Very Good’ until completion of the development.

(18)                On completion of the development details of the layout of all winter and sports pitches laid out of the site should be submitted and approved.

(19)                No demolition work should commence until a ‘Demolishing Buildings’ form had been agreed and signed by all contractors working on the demolition.

(20)                If any bats were found at any point, all work should cease immediately and the Protected Species Officer contacted immediately.

(21)                Should demolition of the building take place later than August 2010, an updated bat survey must be carried out.

(22)        Vegetation removal should not take place during the bird breeding season - March-August inclusive.