- This is an application
to extend the existing school building at Lewknor Primary School and
extend the existing hard play area.
- The proposal includes
toilet facilities in the new extension which would allow space in the
old building to be converted to use as staff accommodation.
- An enlargement
of the tarmac area and a picket fence around the early years play area
is also proposed.
Location
(see plan attached) (download
as .doc file)
- Lewknor is a small
village just south of junction 6 of the M40 in South Oxfordshire.
Relevant
site features
(see plan)
- The existing school
comprises two main elements. The old school is a grade II listed building
and a more recent barn style extension to the front is used for early
years teaching.
- The school sits
in front of St Margarets Church, which is a Grade I listed building.
A tarmac pathway with a grass verge on either side leads across the
school site from the road to the church. The fence along the front boundary
of the site is a picket type fence.
Details
of Development/Background
- A recent Ofsted
inspection has indicated that current staff accommodation is insufficient
and the school has indicated that there is no toilet provision in the
early years unit . In addition the present hard play area is inadequate.
- As a result, the
toilet area in the existing school building is proposed to become a
second staff room. Replacement toilets are proposed to be provided in
the new extension to the existing school building. The extension is
to be built in brick with a pitched tiled roof to match the design of
the existing building.
- The new toilet
area is to be provided in that part of the extension with the lowest
ceiling height to enable the additional teaching space created to benefit
from the higher ceiling areas.
- The present hard
play area is to be extended to enable a regulation sized netball pitch
to be provided. A new picket fence to match that existing within the
site and along the site boundary is to be provided along the north-eastern
side of the path that leads to the church to improve the site definition.
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.
EN1 The
nature, size, location or cumulative effects of a development should
not have an unacceptable environmental impact.
EN8 The
fabric and setting of Listed Buildings to be preserved and character
or appearance of conservation areas to be preserved or enhanced.
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.
EN4 The
fabric and setting of Listed Buildings to be preserved and character
or appearance of conservation areas to be preserved or enhanced.
South
Oxfordshire Local Plan (adopted April 1997):
CON6 Any
extension must be sympathetic to the original structure.
CON7 Developments
that adversely affect the setting of a listed building will be refused.
CON8 The
council will use all its powers to preserve or enhance conservation
areas.
CON10
New work to be in sympathy with established character of the area.
South
Oxfordshire Local Plan 2011 (Revised deposit draft September 2003):
CON7 Developments
that adversely affect the setting of a listed building will be refused.
CON10
New work to be in sympathy with established character of the area.
Consultations/Representations
- South Oxfordshire
District Council have yet to formally respond on the application. Individual
District Council officers have commented as follows:
- Conservation
Officer no objection in principle but suggest some changes to windows
and rooflights and relocation of toilet area.
- Forestry Officer
there is a mature Yew tree that could be affected by the development.
To mitigate the likely impact on the tree, the proposed structure
should be positioned outside the tree protection zone. There is a
hawthorn to the south west corner of the building that would have
to be removed. Any permission given should include a condition requiring
tree protection measures (other than for the hawthorn) during construction
works and details of any pruning of trees that might be required to
improve the height clearance over the vehicular access into the site.
- Lewknor Parish
Council supports the proposal in principle but objects to some of
the details of the scheme, particularly the need for a window in the
south east elevation, the need for a rooflight, the extent of the glazing
in the doors at both ends of the building and the proposal for a new
picket fence which would define the boundary of the play area from the
footpath to the church.
- Environment Agency
no objection.
- English Heritage
take into account the advice from the local Conservation Officer.
- County Archaeologist
Although small scale, the site lies within the historic core of Lewknor
and close to the 12th Century parish church. A condition
should be added to any permission given which requires an archaeological
watching brief to be undertaken during construction works.
- County Ecologist
and Rights of Way Officer raise no objection but the latter has stated
that there should be no obstruction to the church path during construction.
- County Arboricultural
Officer has visited the site and confirmed that the only place for
the extension is as shown on the application. Tree protection measures
during construction works are however needed for the Yew tree.
Third
Party Representations
- None.
Comments
of the Head of Sustainable Development
- The main considerations
in this development relate to the design of the extension, the use of
picket fencing around the new hard play area and its effect on the setting
of the school and church and the impact of the development on the Yew
tree. Both the District and Parish Council have raised concerns about
the design of the building particularly in respect of the amount of
glazing.
- The proposed extension
would match the existing recently approved building at the front of
the school in design and materials. Some changes have been made to the
scheme, notably removal of the rooflight from the proposal.
- A new glazed door
has been added to the north east elevation to improve the natural lighting
at that end of the building. Whilst a solid panelled door may be more
in keeping with a barn, this modern building already has a significant
amount of glazing and I do not believe this additional glazed door would
alter its overall character.
- The obscure glazed
window to the toilets in the south east elevation would be in keeping
with the other windows in this elevation in terms of its frame, size
and shape. This elevation of the building is well screened from view
by an existing hedge along the site boundary.
- The glazed doors
in the south west elevation are needed to allow views and free movement
between the classroom area and the external play space. The amount of
glazing is generally consistent with the design of the existing modern
building and would enable views over the school play area.
- The Parish Council
have raised concerns over the proposed play area and its enclosure by
a picket fence. It has been designed to allow for an adequate hard play
area (to include a netball pitch). The layout should retain the appearance
of the grassed frontage to the church as existing.
- The picket fencing
is of the same type that already exists on site. I do not consider that
it would adversely affect the setting of either the listed church or
school buildings.
- The Yew tree is
an important feature on the site and is located tight against the old
school building. It is also constrained by the hard play area. Any works
around it would need to be done sensitively in order to minimise further
stress on the tree. There is no space to extend the classroom in any
other direction other than that proposed so mitigation measures would
be needed to protect the tree. Tree protection measures should be attached
as a condition on any planning permission that might be given for this
development.
Conclusion
- This is a constrained
site with a need to balance the requirement for essential, well designed
additional school facilities with the protection of the footpath for
use by church users, the impact of the works on the setting of the church
and school building and the preservation of an important Yew tree. With
the mitigation measures proposed this proposal should achieve a satisfactory
balance between all these disparate elements.
RECOMMENDATIONS
- The Committee
is RECOMMENDED to grant planning permission for Application No. S.18/04
subject to conditions to be determined by the Director for Environment
& Economy but to include:
- Detailed
compliance amended plan;
- Detailed
duration 5 years;
- Tree
protection measures to be approved prior to commencement of
works;
- Materials
to match existing;
- Landscaping
(including details of any pruning of trees to be agreed) prior
to commencement of works;
- Archaeological
watching brief;
- Church
path to be kept clear during construction works.