- This is an application
for the retention on site of a metal storage container measuring 12m
x 2.4m x 2.4m for the storage of sports equipment. The storage container
is currently located alongside the existing Sports Hall at Cooper School,
Bicester.
Location
(see plan attached) (download
as .doc file)
- Cooper School is
located within large grounds on Churchill Road, in the north-east of
Bicester. The school lies within a residential area.
Relevant
site features (see plan)
- The storage container
is located between the existing Sports Hall and the all weather training
pitch (ATP), which is located immediately to the north with the Glory
Farm School lying beyond.
- Dwellings are located
to the north-east and east of the sports area. However they are not
immediately adjacent to the site of the storage shed being separated
by the school playing fields and screened by trees.
Background
- The storage container
was originally granted planning permission on its current site by the
former Planning Sub-Committee on 12 April 1999. The application was
made in response to the growing sports programme at Cooper School, as
there was inadequate storage space within the school buildings. In particular
storage space within the Sports Hall was not considered adequate to
accommodate pole vault mats and gymnastic equipment.
- At the time of
the application, Cherwell District Council objected for the reason that
"The Cooper School and adjoining Glory Farm School comprise a miscellany
of unrelated buildings of varying appearance and apparently uncoordinated
siting. The erection of a steel framed container, having no architectural
character whatsoever, would further detract from the appearance of the
locality". However, it was considered by the Planning Sub-Committee
that the proposed container would not detract from the general appearance
of the locality, being located in an unobtrusive position close to the
Sports Hall which it was proposed to serve.
Relevant
Planning Policies
- Oxfordshire Structure
Plan 2011 (adopted August 1998):
G2 Development
to be of a scale and type appropriate to its site and surroundings,
include a high quality of design, layout and landscaping and help to
reduce need to travel and encourage alternatives to car use.
Oxfordshire
Structure Plan 2016 (deposit draft September 2003):
G2 Development
to be of a scale and type appropriate to its site and surroundings,
include a high quality of design, layout and landscaping and help to
reduce need to travel and encourage alternatives to car use.
Cherwell
Local Plan (adopted November 1996):
C28 The
layout, design and external appearance, including materials, of all
new development will be sympathetic to the character of the context
of the development. In sensitive areas development will be required
to be of high standard and traditional building materials will normally
be required.
Cherwell
Local Plan 2011 (Revised Deposit Draft September 2002):
D1 Development
must demonstrate:
- local distinctiveness,
- continuity
and enclosure where appropriate, through building lines that front
on to and clearly define the public realm,
- attractive,
safe and uncluttered public spaces and routes,
- ease of movement
for pedestrians and cyclists,
- adaptability
of building types,
- mix of compatible
land uses.
D2 Applications
to be accompanied by a planning application design statement.
D3 Proposals
reflect or interpret the locally distinctive character of the site and
its context.
D4 High
quality contemporary architecture.
Consultations/Representations
- Cherwell District
Council – objects to the proposal, as "The proposed container, by virtue
of its design and materials, will appear an incongruous feature which
will be out of keeping with the character of surrounding development
and detrimental to the visual amenities of the locality, contrary to
Policy C28 of the adopted Cherwell Local Plan".
- Bicester Town Council
– no objection.
- Environment Agency
– no objection.
- Sport England –
no objection, and they state that the proposal meets with exception
E2 of their Playing Fields Policy in that "The proposed development
is ancillary to the principal use of the site as a playing field or
playing fields, and does not affect the quantity or quality of pitches
or adversely affect their use".
Comments
of the Head of Sustainable Development
- The current application
has been submitted at the request of the Bicester, Kidlington and Cooper
School Sports Centres on behalf of Cherwell District Council’s Leisure
Services Department.
- Notwithstanding
their Leisure Services support for the proposal, the District Council
have objected to the application, on the basis of the design and materials
of the container, its impact on the character of the surrounding development
and the visual amenity of the locality. As such, the District Council
argue that its continued presence will be inconsistent with Policy C28
in the adopted Cherwell Local Plan. (This policy requires that the layout,
design and external appearance of the development are sympathetic to
the character of its context).
- With regard to
the main considerations in this case, my views are as follows:
Design
and materials – the storage shed is a metal storage container measuring
12m x 2.4m x 2.4m. It has been painted a dark green colour which substantially
lessens its visual impact.
Character
of surrounding development – the surrounding development consists
of sports pitches, including an ATP with a large Sports Hall located
directly to the south. Some two storey residential development does
adjoin the school site, however this is separated from the storage shed
site by the playing pitches. In addition some screening is provided
by trees planted at the periphery of the sports pitches.
Visual
amenity – I do not consider the container detracts from the general
appearance of the locality. It is in an unobtrusive position and painted
in a colour which limits its visual impact. It is also located close
to the Sports Hall which is a large and visually dominant feature.
There
have been no third party objections to the proposal.
Conclusion
- The continued use
of the storage container on the Cooper School site would provide for
the storage of sports equipment associated with the use of the adjoining
sports pitches.
- Although objections
to the storage shed have been made by Cherwell District Council , I
consider that the storage container in its current form and location
does not detract from the amenities of the locality. I therefore recommend
that the siting of the storage shed is approved for a further five year
period.
RECOMMENDATIONS
- The Committee
is RECOMMENDED to grant planning permission for Application No. C.19/04
subject to conditions to be determined by the Director for Environment
& Economy but to include: