Contact Officer: John Hamilton, tel: 01865 815584
ITEM PN6
PLANNING & REGULATION COMMITTEE – 18 FEBRUARY 2008
ERECTION OF EXTENSIONS TO PROVIDE NEW NURSERY AND FOUR KEY STAGE 2 CLASSROOMS, STUDIO, LIBRARY AND PLANT ROOM AND EXTENSION TO HALL TO CREATE NEW STORE; INTERNAL ALTERATIONS TO PROVIDE ICT AND RECEPTION CLASSROOM PLUS EXTERNAL WORKS COMPRISING NEW HARD PLAY AREA, RELOCATION OF FENCED GAMES AREA, NURSERY GARDEN EXTENSION AND NEW CANOPIES AND FENCING
Report by Head of Sustainable Development
Location: Hanwell Fields Community School, Rotary Way, Banbury
Application No: C.19/07
District Council Area: Cherwell
Introduction
1. This report outlines an application to carry out extensions and internal alterations to provide additional improved accommodation at this new school which was opened in September 2003. The school was built to serve the new housing development that has taken place recently on the northern edge of Banbury. Further development in the area is already creating pressure on the school’s existing accommodation and the current application is aimed at meeting this extra demand for pupil spaces.
The Site and Surroundings
2. This is a new single storey brick built school with brown tiled pitched roof which was built to serve this growing housing area on the northern fringe of Banbury.
3. The school building is centrally located within the site (which measures about 2 hectares) with playing field to the east and car park and hard play area to the west; access is onto Rotary Way. The school is now bounded by modern housing development to the north, east and south-west. There is a community centre and public house immediately to the north; to the south-east is an industrial estate and retail park.
4. Banbury town centre is about 2 km to the south east. Vehicular access to the town centre is via Duke Meadows Drive and Southam Road (A423) to the east.
Details of the Development
5. The aim of the proposal is to provide additional spaces in both the Foundation Stage and Years 1-6 to increase the school’s capacity from its planned single form entry to either a one and a half entry or two form entry (i.e. increasing the standard admission number from 30 to 45 or 60). The extra accommodation will be provided in two phases depending on pupil forecasts and funding.
6. The first phase is for the expansion of the Foundation Stage visit by the construction of an extension to the front of the school to provide an additional classroom and linked accommodation. This accommodation is required by September 2008. The extension would be brick built with a tile roof, and to a design, to match the existing building.
7. The second phase comprises an extension to the rear of the school building to provide four additional Key Stage 2 classrooms, studio, library and group room. This second phase will only be built should the growth in pupil numbers require it. Again it will be built in materials and a design to match the existing building.
8. Construction of the extension to the front of the school will impact on the existing football pitch alongside. This would be replaced to the south-east corner of the site by a mini-soccer pitch. In addition, two pitches are to be made available to the school by the District Council at Hanwell Fields from September 2008. Construction of the extension to the rear of the school will require the repositioning of the hard play area in this locality.
Relevant Planning Policies
9. See Annex 1 (download as .doc file) to this report
Consultations
10. Cherwell District Council – No objections subject to: · provision of replacement pitches in accordance with requirements of Sport England (with pitches to be available before the development commences) · confirmation that Sport England have no objections · materials in new extensions to match existing.
Banbury Town Council – No response as yet. (Consultation response period lapsed on 1/2/08).
Environment Agency – No response.
Sport England – In its initial response, Sport England has confirmed that it had held pre-application discussions on this proposal and that it had concerns about the extensions impinging on the playing fields of the school, particularly the football pitch. The mini-soccer pitch would not be sufficient for the age group at the school. They requested further assurances regarding the provision of alternative football pitches in the area which could be used by the school. Sport England has since replied that as the District Council has confirmed that two pitches will be available at Hanwell Fields from September 2008, it has no objections to the proposal.
County Ecologist – If evidence of bats is found, a more detailed survey will be required and a mitigation strategy will need to be agreed with Natural England.
Transport Development Control – No objections in principle. The school has an up-to-date Travel Plan which should be further updated to take account of the new extensions. It is noted that localised congestion occurs during dropping off and picking up times which could be addressed by providing ‘school keep clear’ markings on the carriageway. Additional cycle parking provision should be provided next to the new (eastern) pedestrian access.
Third Party Representations
11. Three letters of objection have been received to the proposal. Copies are available for inspection in the Members’ Resource Centre. The basis of the objections are: · the height and position of the extension would reduce sunlight into neighbours windows · location of extensions close to dwellings will result in a loss of privacy and outlook · nursery extension should be undertaken on the opposite (car park) side of the school away from houses · the proposal will only add to the congestion that already takes place on Rotary Way at the beginning and end of the school day · concerned about the impact of the development on the school playing field · ‘Roof feature’ over the new entrance in the nursery extension is out of keeping with the appearance of the existing building · if the proposal is to proceed, further tree planting is needed along the school frontage onto Rotary Way · an application for 400 extra houses north of Hanwell Fields has been rejected so the extensions proposed may not now be required.
Comments of the Head of Sustainable Development
12. The main issues to consider in this application are: · the need for the extensions; · the visual impact of the development on both the existing school and the neighbouring houses; · the impact of the proposal on the area of playing field within the school; and · the increase in traffic generation at the school as the result of this development and the impact on the amenities of neighbouring residents.
13. The school was originally planned as a single form entry school with an admission number of 30. The current number on the school roll is 191. Further residential development in Banbury has meant that the school is currently unable to take all applications for school placements from within the catchment area. This situation is likely to worsen in September 2008. In response to this pressure on places, this application proposes initially an extension to the Foundation Stage accommodation to enlarge the school to a 1½ entry school (i.e. increasing the admission number from 30 to 45). Although a recent application for a further 400 dwellings on land immediately to the north of Hanwell Fields has just been rejected, pressure on places at the school is such that the nursery extension is required immediately, and the Key Stage 2 accommodation may well be required in the coming years. There is no funding for the Key Stage 2 accommodation at present, but the applicant wishes to have a consent in place for the extra accommodation should it be required.
14. Both extensions are proposed to be built in a design and materials (brick and roof tiles) to match the existing building. The original plans for the development included a new feature in the roof of the nursery extension (in the form of a circular metal and glazed drum to create a new entrance). This has now been deleted from the scheme in favour of a traditional pitched tiled roof. In my view, there would be no adverse effect on the appearance or character of the main school buildings. The nursery extension to the front of the school would be seen by neighbouring properties. However, it would be 63 metres away from the nearest houses in Hart Close to the east, and 37 metres away from the closest properties on Rotary Way to the north. Although impacting on the view from these properties, it would not in my opinion adversely affect the privacy of, or sunlight to, neighbouring dwellings. The extension to the rear of the school would be 50 metres away from the nearest properties to the south. The school boundary in this location is marked by a well planted embankment that provides an effective screen to the school feature.
15. The nursery extension would involve building on the grassed playing field to the eastern side of the school. It would involve the replacement of the existing pitch with a mini soccer pitch to the south east corner of the school site. Sport England originally expressed concerns about the impact of the development on the school’s playing field, but it has confirmed that, as the District Council is to allow the school use of two pitches on the playing fields north of Hanwell Fields from September 2008, it now has no objection to the proposal. I recommend that a condition is attached to any consent given to ensure that these two pitches are provided and available for use before the extensions are first brought into use.
16. As with many other schools across the county, there are problems with parking outside the school at the beginning and end of the school day. The school already has a Travel Plan in place and this needs to be updated to take account of the new extensions. Transport officers have no objections to the proposal but do recommend that ‘school keep clear’ markings are used on Rotary Way outside the school and that additional cycle storage is provided on site. Conditions can be attached covering all these issues and should go some way to addressing the concerns raised by local residents.
RECOMMENDATION
17. It is RECOMMENDED that Application No. C.19/07 (for the erection of extensions to provide new nursery and four Key Stage 2 classrooms, studio, library and plant room and extension to hall to create new store; internal alterations to provide ICT and reception classroom plus external works comprising new hard play area, relocation of fenced games area, nursery garden extension and new canopies and fencing) be approved, subject to conditions to be approved by the Head of Sustainable Development to cover matters to include:
(1) Detailed compliance (Amended plan) – that the development be carried out strictly in accordance with the particulars contained in the application and plans accompanying (including amended drawings). (2) Detailed duration – that the development be begun no later than 3 years from the date of this permission. (3) That samples of the external materials proposed to be used to be submitted and approved before development begins. (4) That land be landscaped and planted with trees and shrubs in accordance with a comprehensive planting and landscaping scheme. (5) That landscaping be carried out in the first planting season following occupation of the extensions. (6) That the existing School Travel Plan be updated. (7) That the two replacement sports pitches to the north of Hanwell Fields be provided in accordance with the requirements of Sport England and be available and ready for use before the development commences. (8) That ‘school keep clear’ markings be painted on the highway immediately outside the school. (9) That additional cycle storage facilities be provided.
Ecological Informative – if bats are found to be present during the development, work shall stop immediately, and the County Ecologist be notified so that he may advise on any measures that should be taken.
CHRIS COUSINS Head of Sustainable Development Environment & Economy
Background Papers: Planning File Ref: C.19/07
February
2008
|