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ITEM PN5

PLANNING & REGULATION COMMITTEE –
4 APRIL 2005

COUNTY COUNCIL PLANNING APPLICATIONS

CONSTRUCTION OF A 2 STOREY BLOCK FOR SIX CLASSROOMS AND ANCILLARY ACCOMMODATION

Location: CARTERTON COMMUNITY COLLEGE, UPAVON WAY, CARTERTON, OXON OX18 1BU

Application No: W.01/05 District Council area: West Oxfordshire

1. This application is for a new classroom block comprising six classrooms (of 56m² each), central storage and WCs with a link to an existing two classroom block at this school. The new building would be used primarily for language and religious education classes.
2. Carterton College is undergoing significant growth as a consequence of new housing developments in Carterton and as a result, the College has identified the need for further classroom accommodation.

Location

(Plan - download as .doc file)


3. Carterton Community College is located on the north west edge of the built up area of Carterton. There are residential areas adjacent to the site to the north, east and south.
4. The College has drawn up a development plan which envisages the eastern side of the school as being the site for future development for classrooms, with play areas located between these new facilities and the existing college buildings. The eastern side of the site is the only area of the campus that would allow for development which does not impact on the existing playing fields or landscaped zones.

Details of the development

5. The application is for a new two-storey classroom extension, which is proposed to be located at right angles to an existing single storey two classroom block (see plan) (download as .doc file). The proposed extension would be orientated north-south, which will allow for maximum light into classrooms from the southern elevation.
6. The building materials have been selected to provide cohesion with existing buildings on the College site. The new building would be finished with brickwork facades in cream and blue to match the existing College buildings, with aluminium windows/doors and rainwater goods and aluminium standing seam roof. The roof materials have been designed to allow for a minimum roof pitch in order to lower the perceived mass of the building adjacent to nearby housing.

Relevant Planning Policies

7. See Annex 1.

Consultations

8. West Oxfordshire District Council – objects to this proposal as there is concern that a loss of privacy will result to the adjacent residential properties.

Carterton Town Council – no objection, but ask if it would be possible to replace any car parking spaces that may be lost.

Environment Agency – no objection.

Transport – no objection subject to the preparation of a School Travel Plan.

Comments of the Head of Sustainable Development

9. The main issues to take into account in the consideration of this application are the design of the extension, the impact on neighbouring properties and potential loss of privacy and the potential loss of car parking.
10. The extension would be constructed in materials to match the existing college buildings and would have a monopitch roof to match the existing building to which it is to be attached. No objections have been received to the design of the building.
11. An objection has been received from West Oxfordshire District Council, stating that "…. There is concern that a loss of privacy will result to the adjacent residential properties". The proposed extension lies approximately 10 metres from the southern boundary of the site, while the nearest house (22 Laurel Close) is 13 metres away and faces the proposed block as a gable end without windows.
12. There is existing mature planting along the southern boundary, including three mature trees which would be retained on the western end of the south boundary of the proposed building (two Hawthorn and one Maple). A further four trees are located to the eastern end of the south boundary which are located on the neighbouring property.
13. The only gap in boundary planting exists along the boundary between the site and the garden of the neighbouring property at 22 Laurel Close. A cycle storage shed is located in this position. It is proposed that the bike sheds be relocated elsewhere on the site. The gap left by the removal of the bike shed would be planted up (with mature planting) to prevent any overlooking of the neighbouring garden from the middle classroom on the second storey of the proposed building.
14. Planting would be a requirement of any landscaping condition attached to any permission given and should include the use of mature and quick growing specimens where appropriate.
15. In addition, I consider it would be appropriate to include a condition on this permission to require that the final details of the first floor windows are first agreed in order to incorporate measures that should ensure that there is no possibility of any overlooking of the neighbouring properties taking place. There has been no objection from the adjoining neighbour to the development.
16. In relation to car parking at the College, Carterton Town Council have questioned whether it would be possible to replace any car parking spaces that would be lost. The site of the proposed building is not currently used for parking or any other purpose, parking spaces would not be lost as a result of the proposal. An existing car park is located adjacent to the development site, which would provide for users of the building. Transport officers have indicated that there are no highway objections to the proposal but recommend the preparation of a School Travel Plan which should help to address as one of its aims overall parking requirements on the College site.

RECOMMENDATIONS

17. The Committee is RECOMMENDED that Application No. W.01/05 be approved subject to conditions to be determined by the Director for Environment & Economy but to include:

1. Detailed compliance.
2. Detailed duration limit – 5 years.
3. Approve schedule of materials and finishes.
4. Final details of window treatment to south elevation to be agreed.
5. Protect trees to be retained during building operations.
6. No services to be routed under canopies of trees.
7. Landscaping scheme to be agreed.
8. Implement landscaping scheme.
9. That the landscaping scheme referred to in Condition 7 above include the planting of mature, quick growing specimens in gaps along the southern boundary of the site.
10. Preparation and implementation of a School Travel Plan.

Note: Archaeological Informative.