Agenda item

Report by Head of Sustainable Development (PN6)

This application is for the erection of a single storey building to provide a new children’s centre and replacement pre school accommodation at John Blandy Primary School, Southmoor. The proposal also involves the rearrangement of the existing car park to provide 4 additional parking spaces, creation of a new footpath within the school site and fencing.  The application is being reported to this Committee as objections have been received to the proposal. The report describes the development and considers the consultation replies and objections and other responses to the application against relevant planning policies.

It is RECOMMENDED that Application R3.0011/10  be approved 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.

2.                  Commencement of the development within 3 years.

3.                  Submission and agreement of external materials.

4.                  Submission of boundary fence details.

5.                  Submission of rear pedestrian fence design,

6.                  Submission of drainage details.

7.                  Submission of tree root protection zone details.

8.                  Submission of landscaping scheme (to include replacement tree and hedge planting).

9.                  Implement landscaping.

10.             Hedgerow felling and coppicing should not take place during the bird breeding season 

11.             Submission and agreement of bat brick design and location

12.             Update of the existing school travel plan

13.             Submission and agreement of a combined travel plan (to include reference to the school, children centre and pre-school)

14.             Submission and approval of the final car parking details

15.             Submission and approval of cycle and buggy parking details.

16.             School parking facilities to be used by the pre-school during the school holidays.

17.             Submission and agreement of a Construction Management Plan.

Archaeological informative – County Archaeologist to be informed if any archaeological finds are uncovered. 

Ecological informative – to deal with any issues arising if any protected species are found on site. 

Drainage informative – Investigations to be carried out (in consultation with OCC Southern Area Office) into the existing drainage system in Fir Tree Close. 

Water meeting informative – school to set up liaison meeting with local residents to discuss issues of mutual concern and benefit.

The Committee considered (PN6) an application for the erection of a single storey building to provide a new children’s centre and replacement pre school accommodation at John Blandy School.

Mr Hunt referred to the overwhelming opposition of residents to this application.  Fir Tree Close was a quiet residential area with a road layout of sweeping bends and blind corners.  This development would generate significant increases in traffic levels, particularly as the proposal only provided for three additional parking spaces and 1 minibus space.  The inevitable outcome therefore was for vehicles to park on the highway exacerbating road safety and placing residents many of whom were young and old vulnerable people at greater risk.  The development would see functions timed from 8 am throughout the day to after school clubs.  The proposal contravened local plan policies with no allowances made for loading and unloading and vehicles turning. A previous application for a private nursery in 1998 had failed on highway grounds and this application was bigger with a much higher user base and he urged the Committee to refuse the application on highway grounds.

Responding to questions from:

Councillor Hayward – he confirmed that Laurel Drive was not a through road.

Councillor Seale – if it was a through road his concerns would not be as great.

Ms Willoughby advised that the centre currently operated from the Village Hall but because of the demands placed on that building could only do so on 4 mornings a week. This offered a fantastic opportunity for children with shared use on the site allowing for transition through their education from birth to 11.  The move to the shared site would also allow for costs to be reduced and an increase in real time with the children because of the need to do away with packing equipment away as was currently the case.  The capital grant needed to be used by March 2011 and she urged the Committee to approve the application.

Ms Powell advised that the County Council had followed correct procurement rules.  Of sites available in the 3 largest communities John Blandy school had the most surplus land.  There were many advantages to be gained from encouraging pre-schools to share school sites where possible and in this particular case added value from building both projects.

Responding to a question from Councillor Hayward – both confirmed that there was no facility for expansion at the village hall.

Councillor Tilley recognised that there was some validity to the views of objectors but  felt that overall they were outweighed by the advantages to be gained from the project.  It was not inevitable that extra children necessarily meant  extra traffic and provisions were being made to provide additional/alternative parking at the village hall.  These facilities were badly needed particularly the Children’s Centre which would basically be an administrative centre taking the service out to surrounding areas.  She welcomed the formation of a Liaison Committee and urged the Committee to approve the application.

The Committee noted the amendments to the report as set out in the addenda sheet.

RESOLVED: (on a motion by Councillor Seale, seconded by Councillor Jelf and carried 12 votes to 1) that Application R3.0011/10  be approved 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.

(2)               Commencement of the development within 3 years.

(3)               Submission and agreement of external materials.

(4)               Submission of boundary fence details.

(5)               Submission of rear pedestrian fence design,

(6)               Submission of drainage details.

(7)               Submission of tree root protection zone details.

(8)               Submission of landscaping scheme (to include replacement tree and hedge planting).

(9)               Implement landscaping.

(10)          Hedgerow felling and coppicing should not take place during the bird breeding season 

(11)          Submission and agreement of bat brick design and location

(12)          Update of the existing school travel plan

(13)          Submission and agreement of a combined travel plan (to include reference to the school, children centre and pre-school)

(14)          Submission and approval of the final car parking details

(15)          Submission and approval of cycle and buggy parking details.

(16)          School parking facilities to be used by the pre-school during the school holidays.

(17)          Submission and agreement of a Construction Management Plan.

Archaeological informative – County Archaeologist to be informed if any archaeological finds were uncovered. 

Ecological informative – to deal with any issues arising if any protected species were found on site. 

Drainage informative – Investigations to be carried out (in consultation with OCC Southern Area Office) into the existing drainage system in Fir Tree Close. 

Liaison meeting informative – school to set up a liaison group with residents and the Parish Council to help the school encourage good parking practice by staff and visitors (particularly parents.