Meeting documents
Planning & Regulation Committee
Monday, 18 February 2008
To Members of the Planning & Regulation Committee |
Alan Armitage |
Tony Crabbe |
Barbara Gatehouse |
Timothy Hallchurch MBE |
Hilary Hibbert-Biles |
Ray Jelf |
Terry Joslin |
David Nimmo-Smith |
Don Seale |
Chip Sherwood |
Lawrie Stratford |
David Turner |
Vacancy |
|
|
Notes:
· Date of next meeting: 7 April 2008
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
(Addenda)
1. Apologies for Absence and
Temporary Appointments
(See Addenda)
2. Declarations of Interest – see guidance note
3. Minutes
To approve the minutes of the meeting held on 14 January 2008 (PN3) and to receive for information any matters arising therefrom.
4. Petitions and Public
Address
(See Addenda)
5. Application for a
Certificate of Existing Use or Development, (CLEUD) for the Use of Land and Structures for the Following Purposes: Landscape Contractors Yard Including Ground-works Contractors Yard, with Ancillary Offices and Demonstration/display Areas, Ancillary Plant and Vehicle Maintenance Hire and Repair; and for the Importation, Sorting and Processing, Storage and Re-use/Recycling of Wastes (Construction and Demolition Wastes and Green Waste). Use of Land for the Parking and Operation of Plant and the Storage of Plant, Equipment and Materials including Wastes, with no Restriction on Height of Storage
(See also Addenda)
Report by Head of Sustainable Development (PN5).
This is an application for a Certificate of Lawfulness of Existing Use or Development (CLEUD). Such applications must be determined on the evidence that has been submitted to support the claim that the uses specified have taken place for a period of ten years. If this is the case, a certificate should be issued regardless of planning policy or other considerations that would apply in the case of a planning application.
This application claims that the site has been used for a period of ten years for waste importation, storage and processing activities and other related activities such as vehicle parking, hire and repair, linked to its use as a landscape contractor’s yard. The report addresses each of the claimed uses in turn and finds that the evidence supports the claim that these activities have taken place for ten years but only as ancillary to the landscape contractor’s yard. The recommendation is to authorise the Head of Sustainable Development to approve the application subject to limitations and exclusions appropriate to the evidence submitted.
It is RECOMMENDED that the Head of Sustainable Development be authorised to approve application 07/01774/P-CLE for the following uses, subject to such limitations and exclusions as he considers appropriate on the basis of the evidence provided:
(a) use as an office and for the parking of cars as authorised by permission W2001/1299; and
(b) use of the remainder of the application area as a landscape contractor’s yard including the following uses so far as ancillary thereto:
(i) use as a groundworks contractor’s yard;
(ii) the importation, sorting, storage and re-use/recycling of construction demolition and green wastes and other landscaping materials;
(iii) the processing of green waste and hardcore;
(iv) demonstration and display areas;
(v) outside storage of plant, equipment wastes and other landscaping materials;
(vi) incidental hire of plant, vehicles and equipment;
(vii) operation of plant and equipment;
(viii) vehicle and plant maintenance and repair; and
(ix) parking of plant and equipment.
6. Erection of Extensions to
Provide New Nursery and 4 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 at Hanwell Fields School, Banbury, Application No C.19/07
(See also Addenda)
Report by Head of Sustainable Development (PN6).
This report describes the application to carry out significant internal alterations and extensions to provide additional and improved accommodation at this fairly new school in Banbury. The additional accommodation is required to meet the demand for places generated by recent housing development, particularly on the northern edge of the town. Objections have been received to the application from three local residents. These objections are summarised in the report, along with the responses from other consultees.
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.
7. Installation of a Synthetic Grass Sports and Play Area at Whitchurch Primary School,
Application No S.12/07
Report by Head of Sustainable Development (PN7).
This report outlines an application from Whitchurch Primary School to install a synthetic grass sports and play area on an area of grass to the rear of the existing school buildings. The site is located within the Chilterns Area of Outstanding Natural Beauty. A number of objections have been received from local residents to the proposal, as well as a smaller number of letters of support. These comments received are summarised in the report along with other consultation responses and the views of the Head of Sustainable Development on the application.
It is RECOMMENDED that Application No. S.12/07 (for the installation of a synthetic grass sports and play area) be approved subject to conditions to be approved by the Head of Sustainable Development to cover matters to include the following:
(1) Detailed compliance – that the development be carried out strictly in accordance with the application and accompanying plans;
(2) Detailed duration – that the development be commenced within 3 years of the date of this permission;
(3) That existing trees and hedgerows be protected during the period of construction;
(4) That a landscaping scheme be submitted and agreed before the development commences;
(5) That the approved landscaping scheme be implemented in the first planting season following completion of the development;
(6) That the working hours for the contractor be approved before the development commences;
(7) That the hours of use of the contractors access for the delivery of materials to the site shall be agreed before the development commences;
(8) That the existing School Travel Plan shall be updated to take account of this development;
Ecological Informative – the applicant to undertake further survey work to assess the possible presence of badgers in the locality outside the school site. If any are found within 30 metres of the proposed artificial pitch, no work should commence until Natural England has been notified and has advised on how to progress further.
8. (a) Increasing
Pupil Numbers (permanently from 180 - 375) and (b)
Increasing Pupil Numbers up to Maximum of 420 for a
Temporary Period until 31 July 2011 at St Philip & St James School, Navigation Way, Oxford, Application Nos O.19/07 and
O.20/07 Respectively
(See also Addenda)
Report by Head of Sustainable Development (PN8).
SS Phillip & James School is a modern school designed with a capacity of 420 pupils, which has been restricted to a lower capacity since it opened in 2003 because of the constrained vehicular access to the school over the narrow Aristotle Lane canal bridge. The intention was that the school would be served by a new vehicular access from the north over the Trap Grounds. This road has not been built, and is now unlikely to be built with the Trap Grounds designation as a Town Green. The school will therefore have to continue to use Aristotle Lane as the main means of access to the school. This report outlines two new planning applications to increase pupil numbers at the school; the first one proposing an increase in the permanent occupancy of the school from 180 pupils to 375 pupils, and the second one proposing an increase in the maximum occupancy of the school for up to 420 pupils for a temporary period ending on 31 July 2011. Both applications propose further highway measures to mitigate the transport and traffic effects of increased numbers attending the school.
The Committee is RECOMMENDED:
(1) To authorise the Head of Sustainable Development to approve Application No. O.19/07 (Variation of Condition No. 14 of planning permission ref: O.15/00 to allow an increase in the permanent occupancy of the school from 180 pupils to 375 pupils following improvements to the highway that serves the school) subject to conditions to include, amongst other things:
(i) Detailed compliance – that the development be carried out strictly in accordance with the particulars contained in the application.
(ii) That the maximum number of permanent pupils shall not exceed 375 without prior approval.
(iii) That the school shuttle bus to be provided shall seat up to 33 pupils and shall not be discontinued without prior approval.
(iv) That the School Travel Plan shall be updated to take account of this proposal, it shall be continually monitored by the school and shall not be discontinued without prior approval.
(v) That the existing parking area along Aristotle Lane shall be for a maximum period of two hours.
(vi) That the two parking spaces on Aristotle Lane nearest to the Canal Bridge be removed.
(vii) That the existing yellow lining in Aristotle Lane and Kingston Road be renewed to emphasise the parking restrictions.
(viii) That the centre white lining in Kingston Road opposite the Anchor Public House be reinstated to make the junction easier to understand.
(ix) That the time period when the rising bollards are in operation be extended from 3.45 pm to 5.30 pm.
(x) That the reflective material on the existing bollard on the approach to the Canal Bridge from Kingston Road shall be renewed.
(xi) That a dropped kerb be installed to the pavement on Navigation Way at the northern end of the school site by the Early Years Unit.
(xii) That improvements be implemented to the existing main crossing points on Kingston Road between Hayfield Road and St Margaret’s Road.
(xiii) That a Safety Audit be undertaken on traffic humps on Aristotle Lane immediately to the west of the Canal Bridge to assess the effectiveness of their operation.
(xiv) That the mitigation measures outlined in the above conditions shall be implemented by the 1 September 2008.
Informative – The school to contact again the company making deliveries to the local shop on Kingston Road to see if deliveries can be made out of peak school travel hours.
and
(2) To authorise the Head of Sustainable Development to approve Application No. O.20/07 (Variation of Condition No. 14 of Planning Permission ref. O.15/00 to allow an increase in the maximum occupancy of the school up to 420 pupils for a temporary period expiring on 31 July 2011 following improvements to the highway that serves the school) subject to conditions to include, amongst other things:
(i) Detailed compliance – that the development be carried out strictly in accordance with the particulars contained in the application.
(ii) That the maximum number of temporary pupils up to 31 July 2011 shall not exceed 420.
(iii) That the school shuttle bus to be provided shall seat up to 33 pupils and shall not be discontinued without prior approval.
(iv) That the School Travel Plan shall be updated to take account of this proposal, it shall be continually monitored by the school and shall not be discontinued without prior approval.
(v) That the existing parking area along Aristotle Lane shall be for a maximum period of two hours.
(vi) That the two parking spaces on Aristotle Lane nearest to the Canal Bridge shall be removed.
(vii) That the existing yellow lining in Aristotle Lane and Kingston Road shall be renewed to emphasise the parking restrictions.
(viii) That the centre white lining in Kingston Road opposite the Anchor Public House is to be reinstated to make the junction easier to understand.
(ix) That the time period when the rising bollards are in operation shall be extended from 3.45 pm to 5.30 pm.
(x) That the reflective material on the existing bollard on the approach to the Canal Bridge from Kingston Road shall be renewed.
(xi) That the dropped kerb shall be installed to the pavement on Navigation Way at the northern end of the school site by the Early Years Unit.
(xii) That improvements shall be implemented to the existing main crossing points on Kingston Road between Hayfield Road and St Margaret’s Road.
(xiii) That a Safety Audit shall be undertaken on traffic humps on Aristotle Lane immediately to the west of the Canal Bridge to assess the effectiveness of their operation.
(xiv) That the mitigation measures outlined in the above conditions shall be implemented by the 1 September 2008.
Informative – The school to contact again the company making deliveries to the local shop on Kingston Road to see if deliveries can be made out of peak school travel hours.
9. Construction of
a New Library for Thame at 3 North Street, Thame, Application No S.20/07
(See also Addenda)
Report by Head of Sustainable Development (PN9).
The report describes the planning application to demolish the existing building at 3 North Street, Thame (known as the Pied Pedlar) and replaced it with a 2 storey building to provide a new library for the town. The site is located within the Thame Conservation Area and a separate application for Conservation Area Consent for the demolition of the existing building is to be made to the Secretary of State for Communities & Local Government. The report outlines the background to the planning application, includes the responses received from both statutory consultees and third parties and sets out the main issues to be considered by Committee in determining the application.
It is RECOMMENDED that, subject to the consideration of any further comments from CABE and South Oxfordshire District Council, Application No. S.20/07 be approved subject to conditions to be approved by the Head of Sustainable Development to cover matters to include the following:
(1) Detailed compliance – that the development be carried out strictly in accordance with the application and accompanying plans.
(2) Detailed duration – that the development be commenced within 3 years of the date of this permission.
(3) That a schedule of materials for use in the development to be agreed before development commences.
(4) That the final detailing of the North Street frontage be submitted for approval before the development commences.
(5) That no development takes place until a full archaeological watching brief has been agreed and commissioned and the brief to be implemented during period of construction.
(6) That the access ramp to the new library entrance should not exceed a gradient of 1 in 12.
(7) That details of hard and soft landscaping to be agreed before development commences.
(8) That details of the design and location of the proposed gates into the courtyard are agreed before development commences.
(9) That final details for the design of the roof vents to be agreed before development commences.
(10) That final details of the proposed works and treatment required to the junction between the new building and the adjacent first floor flat on North Street to be submitted and agreed before development commences.
(11) That final details of the proposed drainage scheme for the development shall be submitted and agreed before development commences.
Ecological informative – that should the presence of bats be found in the existing building, no work shall commence on site until a mitigation strategy to deal with them has been agreed with Natural England.