Agenda item

Report by the Director for Planning & Place (PN7).

The report considers whether permission should be granted for the provision of a new 64-space car park, 43 spaces formally laid out and 21 spaces in an overflow grass protected area. Works are to include the adaption of the existing site entrance and installation of an access barrier (planning permission no. R3.0143/18). It is a full application to allow the creation of staff-only parking, in connection with the planned expansion of Wallingford School, St Georges Road, Wallingford (an Academy school) and is required as the development for the extension of Wallingford School will remove some of the existing parking currently provided.

The application is being reported to Committee because Sport England, South Oxfordshire District Council and ten third party objections to the application have been received, during the first consultation phase. Those objections were based on loss of playing field provision, noise and visual impacts of additional traffic, increased air pollution and the requirement for a car park there, or at all. A second consultation on a reduction in car parking spaces from 100 to 64 is still ongoing ending on 6 September. The objections over loss of playing field space and impact on air quality have not been removed. Officers will update the Committee orally on any comments received subsequent to this report being published.

This report outlines comments received together with a recommendation by the Director for Planning and Place.

It is RECOMMENDED that the Director for Planning and Place be authorised to EITHER:

A       i) should planning permission to application no. P19/S0191/FULbe approved by South Oxfordshire District Council and this application first being referred to the Secretary of State to provide the opportunity for the application to be called in for his own determination, as required under the Town and Country Planning (Consultation) (England) Direction 2009 and the Secretary of State not calling in the application for his own determination following referral to him,  APPROVE application no. R3.0143/18 subject to conditions to be determined by the Director of Planning and Place including those set out in Annex 2 to this report.

          ii) should South Oxfordshire District Council be minded to approve P19/S/0191/FUL, that they are advised that the County Council considers a condition should be attached, that the school extension shall not be brought into use until a car park has been provided for additional staff parking in the vicinity of the school and such car park is available for use;

OR

B       should planning permission to application no. P19/S0191/FULbe refused by South Oxfordshire District Council to REFUSE planning permission for application no. R3.0143/18 for the following reasons:

1.               The proposed development would lead to significant impacts on amenity, including air quality and would be contrary to policies CSWAL1 of the SOCS and policies EP1, WAL1, and ENV12 of the ESOLP.

2.               The proposed development would lead to pollution emissions, noise and vibration, and would therefore be contrary to saved policies EP1 and EP2 of the SOLP, and policies ENV12 and DES6 of the ESOLP.

3.               The proposed development makes no provision for a modal shift to public transport, cycling or walking. It is therefore contrary to policy CSM1 of the SOCS, and policy TRANS5 of the ESOLP.

4.               The development would lead to a loss of playing field space and so existing recreational provision contrary to policy CF1 of the SOLP.

The Committee considered (CMDE7) an application for provision of a new 64-space staff only car park in connection with the planned expansion of Wallingford School, St Georges Road, Wallingford required as the development for the extension of Wallingford School would remove some of the existing parking currently provided. The application was being reported to Committee because of objections received during a first consultation phase from Sport England, South Oxfordshire District Council and third-party objections based on loss of playing field provision, noise and visual impacts of additional traffic, increased air pollution and the requirement for a car park. A second consultation reducing the number of spaces from 100 to 64 was due to end on 6 September although the objections over loss of playing field space and impact on air quality had not been removed.

Kevin Griffin confirmed that the application had been required to support the expansion of Wallingford School necessary as a result of housing growth.  The application, which represented a net growth of 36 spaces, was being proposed on an area of land not regarded as suitable for recreation use by the school.

Lynne Harrison confirmed that the proposed area in St Georges Road had not been used for many years due mainly to logistics including lack of changing facilities, although there had been some limited use by a local youth football club.  However, that had stopped with the club moving to use the astro pitch facilities at the school.

Matthew Richards confirmed that as space on the current Wallingford school site was very restricted resiting the car park off-site would help to avoid any adverse impact on current on-site facilities as a result of the necessary planned expansion of the school.

Responding to Councillor Sames Mr Griffin accepted that while the birth rate was declining increased housing would result in increased numbers and regarding child obesity by resiting the car park off-site they were avoiding any impact or reduction off on site facilities.

Councillor Lynda Atkins supported the application which was about meeting the  needs of Wallingford and the surrounding area.  The County Council had a duty to provide educational needs and if that was not done there would be a requirement to transport children to other schools. The field proposed for the new car park did not work logistically for the school and with no other reasonable option available as the school was surrounded by housing this presented a sensible option to meet the pressing needs of Wallingford School.

Councillor Sames considered the proposal contradictory to paragraph 97 of the NPPF which prevented playing fields being developed on unless 3 tests had been met. That as far as he could see had not been addressed neither had the site been declared site surplus to requirements. That could leave the Council open to challenge.

Mr Mytton replied that the NPPF contained a number or relevant references to this application which the report mentioned.

Councillor Reynolds acknowledged the level of objection to the proposal but considered that the points made by the local member along with the clear need for the school to expand were enough to override those concerns.

Mr Periam confirmed that if the Committee were minded to approve the application then because Sport England had objected it would need to be referred to the Secretary of State for him to decide if an inquiry was required.

RESOLVED: (on a motion by Councillor Sanders, seconded by Councillor Thompson and carried by 7 votes to 1, Councillor Sames recorded as voting against and Councillor Roberts and Councillor Reynolds as abstaining) that the Director for Planning and Place be authorised to either:

A       i) should planning permission to application no. P19/S0191/FUL be approved by South Oxfordshire District Council and this application first being referred to the Secretary of State to provide the opportunity for the application to be called in for his own determination, as required under the Town and Country Planning (Consultation) (England) Direction 2009 and the Secretary of State not calling in the application for his own determination following referral to him,  approve application no. R3.0143/18 subject to conditions to be determined by the Director of Planning and Place including:

1. The development should be carried out in strictly in accordance with the particulars of the development, plans and specifications contained in the application, except as modified by conditions of this permission. The approved plans and particulars to comprise:

- Application form dated 22/11/2018

- Transport Statement 17/10/2018

- Proposed Car Park Road Construction Details

- Proposed Car Park Surface Finishes and Kerbs

- Additional Information August 2019 – Existing Site Plan – Car Park – Drawing No 0007 Rev C

- Additional Information August 2019 – Location Plan – Car Park – Drawing No. 0005 Rev D

- Additional Information August 2019 – Block Plan – Car Park – Drawing No. 0006 Rev D

- Additional Information August 2019 – Proposed Site Plan – Car Park – Drawing No. 0008 Rev E

- Additional Information August 2019 – Design and Access Statement Dated August 2019

- Sketch plan of entrance Drawing no. 5001158 August 2019.

2. Work should not commence on the construction of the car park until the extension to Wallingford School to be permitted by permission P19/S0191/FUL had been completed or until such earlier time as the County Planning Authority might approve.

3. Prior to the commencement of the development, a detailed plan of the access including amendments to the layby should be submitted to and approved in writing by the County Planning Authority.

4. No works of construction should take place until a detailed landscaping plan, planting scheme and habitat management plan had been submitted to and approved in writing by the County Planning Authority. The works should be carried out strictly in accordance with the approved details and should be retained in that manner thereafter.

Informative

The proposal should comply with section 12, para. 127 of the National Planning Policy Framework (NPPF) and also Planning Practice Guidance on ‘Design’ and consider issues to create safe, connected and efficient streets, crime prevention, security measures and cohesive & vibrant neighbourhoods’.

          ii) should South Oxfordshire District Council be minded to approve P19/S/0191/FUL, that they be advised that the County Council considered a condition should be attached, that the school extension should not be brought into use until a car park had been provided for additional staff parking in the vicinity of the school and such car park is available for use.

or

B       should planning permission to application no. P19/S0191/FUL be refused by South Oxfordshire District Council, to refuse planning permission for application no. R3.0143/18 for the following reasons:

1.         The proposed development would lead to significant impacts on amenity, including air quality and would be contrary to policies CSWAL1 of the SOCS and policies EP1, WAL1, and ENV12 of the ESOLP.

2.         The proposed development would lead to pollution emissions, noise and vibration, and would therefore be contrary to saved policies EP1 and EP2 of the SOLP, and policies ENV12 and DES6 of the ESOLP.

3.         The proposed development makes no provision for a modal shift to public transport, cycling or walking. It is therefore contrary to policy CSM1 of the SOCS, and policy TRANS5 of the ESOLP.

4.         The development would lead to a loss of playing field space and so existing recreational provision contrary to policy CF1 of the SOLP.