Agenda item

Report by Head of Sustainable Development (PN5)

 

In February 2010 the Planning & Regulation Committee approved an application for the erection of a detached single storey building to provide a children’s centre on the school site together with three extensions to the existing school.  That approval was subject to the usual conditions regarding development but also to the applicant first (before a planning permission was issued) securing and if necessary obtaining planning permission for suitable alternative temporary arrangements for parking for use by the school (8 displaced parking places) during the period of construction.

 

That search culminated in an application which was considered by the Committee on 12 July to change the use of an area of pasture at Coombe Farm, Great Milton to a temporary car parking area for the use of Great Milton Primary School during building work for the new Children's Centre and extensions at the school for a temporary period only until 31 January 2012.  As with the earlier application for the Children's Centre and school extensions this application generated much interest locally.  The owner of the proposed site at Coombe Farm then indicated that he was unwilling to release the land for car park use but was content for the application as submitted to proceed to a decision.  The Committee on 12 July accordingly approved that application but mindful that as things stood the permission given in February for the children’s centre and other developments at the school could not be issued  until the parking issue had been resolved agreed to convene a special meeting of the Planning & Regulation Committee to reconsider Application R3.0188/09 (approved in February 2010) in the light of the difficulties experienced in resolving the parking pre-condition to the original approval.

 

The Head of Transport Development Control’s view is that the additional on street parking that might take place would not significantly increase risk to the safety of users of the public highway and, therefore, the limited extent of disadvantage to the amenity of local people that would be caused by potentially 8 extra cars being parked on the street near to the school during the 12 month construction period, is not of sufficient magnitude that it should outweigh the benefits of this development taking place.

 

The conclusion therefore is that permission for this development should be granted on the same terms, and subject to the same conditions, as agreed by Planning & Regulation Committee on 15 February 2010, save for the deletion of the requirement for alternative temporary parking during the construction period.

 

The Committee is RECOMMENDED to grant permission for Application No. R3.0188/09 (for the demolition of a temporary classroom/ community resources building and brick built store and the erection of a single storey building to provide a children’s centre, and the erection of extensions to provide replacement classroom and community resources facility, reading room and replacement store, along with associated external works; at Great Milton C of E School) subject to conditions to be determined by the Head of Sustainable Development to include the following matters:

 

1.                  That the development must be carried out strictly in accordance with the particulars contained in the application and the plans accompanying subject to conditions below.

2.                  That the development shall commence within 3 years of the ate of the permission.

3.                  That samples of the external materials proposed to be used shall be submitted to and approved in writing by the Head of Sustainable Development prior to the commencement of development.

4.                  That no development shall take place until the trees on the site which are to be retained and which are adjacent to or within the development area, have been protected during building operations by means of a protective fence around the edge of the canopy of the trees.

5.                  That the site be landscaped and planted with trees (including replacement trees) and shrubs in accordance with a comprehensive planting and landscaping scheme first approved by the Head of Sustainable Development.

6.                  That all planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting season following the occupation of the buildings or the completion of the development, whichever is the sooner.

7.                  The hours of operation of the children’s centre for use by the public shall not allow use between 8.00 to 9.15 am and 2.45 to 3.30 pm Monday to Friday during term time.

8.                  The hours of use of the children’s centre at other times (including outside school hours) shall be submitted for agreement by the Head of Sustainable Development before any use of the Centre commences.

9.                  That the high split level windows on the western elevation of the proposed children’s centre building shall be frosted or glazed with obscure glass.

10.             That prior to the commencement of the development full details of any additional proposed lighting, shall be submitted to and approved by the Head of Sustainable Development.

11.             That prior to the first occupation of the children’s centre building the existing school Travel Plan for the site (and particularly for the period of construction) shall be updated and submitted to the Head of Sustainable Development for approval.

12.             That prior to the commencement of the development details of a sustainable drainage scheme for the proposed site shall be submitted to and approved in writing by the Head of Sustainable Development.

13.             Vegetation removal should not take place during the bird breeding season, which is March-August inclusive.  If any trees and/or bushes need to be removed during this time, they will need to be checked over by an ecological consultant immediately prior to removal to ensure there are no nesting birds present.  If nesting birds are present, the vegetation cannot be removed until the birds have fledged.

14.             If any protected species not initially surveyed for are found at any point, all work should cease immediately.  Work should not recommence until a full survey has been carried out, a mitigation strategy prepared and licence obtained (if necessary) in discussion and agreement with Natural England.

15.             The existing pond shall not be removed until a new pond is created in a position to be agreed by the Head of Sustainable Development.

16.             The existing pond shall not be removed except in the months of August, September and October.  The pond shall be drained gradually and the plant material removed from it should be stacked by the side of the pond for at least 24 hours to allow any animals trapped to escape before the vegetation is removed.

17.             Details of the proposals to create habitats for bats in the new buildings shall be submitted for agreement by the Head of Sustainable Development.

18.             If any works are planned to occur later than April 2010, the submitted protected species survey must be updated.

19.             Details of proposals for the formation of 3 additional on site parking spaces shall be submitted and agreed by the Head of Sustainable Development before development commences.

20.             Details of a construction traffic management plan (to include details of times of delivery of materials) shall be submitted and agreed by the Head of Sustainable Development before development commences.

 

Archaeological Informative – if archaeological finds do occur during development the County Archaeologist shall be notified in order that he may visit the site and advise as necessary.

 

 

 

 

 

In February 2010 the Planning & Regulation resolved to grant planning permission for a development at Great Milton Primary School for a Children’s Centre and extensions to the existing school subject to before granting permission the applicant securing suitable alternative temporary parking arrangements for use by the school during the construction period.  The Committee were now reviewing that decision in the light of difficulties experienced in resolving that pre-condition and further advice from the Head of Transport Development Control that additional on-street parking that might take place would not significantly increase risk to the safety of users of the public highway.

 

Mr Belcher reinforced the Parish Council’s support for the principle of Children Centres but in the right location and supported by suitable infrastructure.  This one was not and showed a disregard for sustainable development and the green belt.  He was not a member of the Parish Council but had been a resident of Great Milton for 26 years and had witnessed the gradual changes in the village through increased traffic and the impact of large building projects.  The County Council now appeared to be taking a completely opposite view with regard to the parking pre-condition to the one taken in February when a clear statement had been made at that time that such provision was required.  Parking at the school was unlikely to be restricted to 8 cars.  The objection for many local residents was based on suitable location for the Centre and there was a willingness on their part to work with the County Council to find a more suitable alternative site.

 

Responding to Councillor Sanders Mr Belcher confirmed that not all residents of Great Milton were opposed to the development of a Children’s Centre but that he was speaking on behalf of those that did.

 

Endorsing the comments made by Mr Belcher Mr Tyce supported the view that the proposed Children’s Centre would be better placed nearer larger centres of population. The current proposal to site it at Great Milton was unsustainable on transport grounds and contrary to green belt policy and he was at a loss to explain why County officers had now formed a view contrary to the one taken in February when provision for alternative parking was clearly required.  Great Milton had been the only site to offer itself for this development but that was no reason to blindly accept the proposal when the site was obviously not suitable.  The government were sponsoring localism insofar as local people were the best custodians and in the light of local opposition he urged the Committee to reject the application.

 

Amanda Powell reiterated the support of the County Council’s Children, Young People & Families Directorate for the proposed development at Great Milton which would enable the school to deliver improved services for families throughout the catchment area.  School governors in spite of the disruption that the building project would bring to school life and the continuing opposition of some villagers remained fully supportive of the joint solution. Since February the centre had continued to deliver services under difficult circumstances with inadequate infrastructure. The Great Milton Children’s Centre design team had hired a consultant to conduct a search for temporary parking solutions within the village which had resulted in an application to provide temporary parking facilites at Coombe Farm, which the Committee had recently approved. However, as that was unlikely to go ahead she asked the Committee to progress the original application in the knowledge that work would continue to find temporary parking solutions for the duration of construction.

 

Sue Mathews advised that the school’s firm intention was to prevent disruption to the local community and avoid exacerbating any current parking difficulties or local opposition to building works through a commitment to manage temporary parking by staff carefully and closely and presented a comprehensive travel plan to members setting out various proposals for staff to travel to the school site and for visitors to the site.  Arrangements would be monitored and reviewed on a weekly basis. The Children’s Centre administrative staff would probably work off site until March 2011 when the first phase of building would be completed and access to the lower playground  restored. That could be used for staff car parking with no need for staff to park off site. Overall, by these methods it was hoped to reduce cars on site to approximately 6, or however many can be accommodated safely, rather than the current average 18. Arrangements had also been secured for perhaps another 6 cars to park on private land elsewhere in the village. However, she hoped that the Committee would understand why details had been withheld in view of the pressure already applied to individuals and organisations previously approached for help.  Staff were committed to these measures in order to achieve the very best educational outcomes for present and future children in our area.

 

Responding to:

 

Councillor Hannaby  - she confirmed that there was support in the village for the development as well as opposition but it had been felt necessary to withhold names of those that had offered to help.

 

Councillor Turner supported the development of a Children’s Centre which he felt would be of great benefit to this area and congratulated the school on its travel plan.  Referring to the level of local opposition which still remained he advised that there would still be parking issues, which would need to be resolved even if the school development only went ahead.  He also accepted the argument that Wheatley would have been a more suitable site but they had not put themselves forward for consideration.

 

Mr Hamilton advised that the Head of Sustainable Development wished to amend Condition 20 to read as follows:

 

“Details of a construction management plan (to include details of times of delivery of materials) together with a plan to manage staff travel (during the construction period) to minimise the impact of staff parking on the highway in the immediate vicinity of the school shall be submitted and agreed by the Head of Sustainable Development before development commences.”

 

Mr Dance reminded the Committee that the South East Plan had now been revoked and that the original report to Committee in February had stated that the development did not accord with green belt policy.

 

Congratulating the school on their travel plan arrangements Councillor Hannaby highlighted the point that following the completion of stage 1 (March 2011) the likelihood was that the impact on parking levels at the site would diminish.  She moved, and Councillor Sanders seconded that the officer recommendation as set out in report together with the amendment to Condition 20 be approved.  The motion was put to the Committee and –

 

RESOLVED: (unanimously) to grant permission for Application No. R3.0188/09 for the demolition of a temporary classroom/ community resources building and brick built store and the erection of a single storey building to provide a children’s centre, and the erection of extensions to provide replacement classroom and community resources facility, reading room and replacement store, along with associated external works at Great Milton C of E School subject to conditions to be determined by the Head of Sustainable Development to include the following matters:

 

1.                  That the development must be carried out strictly in accordance with the particulars contained in the application and the plans accompanying subject to conditions below.

2.                  That the development should commence within 3 years of the date of the permission.

3.                  That samples of the external materials proposed to be used should be submitted to and approved in writing by the Head of Sustainable Development prior to the commencement of development.

4.                  That no development should take place until the trees on the site which were to be retained and which were adjacent to or within the development area, had been protected during building operations by means of a protective fence around the edge of the canopy of the trees.

5.                  That the site be landscaped and planted with trees (including replacement trees) and shrubs in accordance with a comprehensive planting and landscaping scheme first approved by the Head of Sustainable Development.

6.                  That all planting, seeding or turfing comprised in the approved details of landscaping should be carried out in the first planting season following the occupation of the buildings or the completion of the development, whichever was the sooner.

7.                  The hours of operation of the children’s centre for use by the public should not allow use between 8.00 to 9.15 am and 2.45 to 3.30 pm Monday to Friday during term time.

8.                  The hours of use of the children’s centre at other times (including outside school hours) should be submitted for agreement by the Head of Sustainable Development before any use of the Centre commenced.

9.                  That the high split level windows on the western elevation of the proposed children’s centre building should be frosted or glazed with obscure glass.

10.             That prior to the commencement of the development full details of any additional proposed lighting, should be submitted to and approved by the Head of Sustainable Development.

11.             That prior to the first occupation of the children’s centre building the existing school Travel Plan for the site (and particularly for the period of construction) should be updated and submitted to the Head of Sustainable Development for approval.

12.             That prior to the commencement of the development details of a sustainable drainage scheme for the proposed site should be submitted to and approved in writing by the Head of Sustainable Development.

13.             Vegetation removal should not take place during the bird breeding season, which is March-August inclusive.  If any trees and/or bushes needed to be removed during this time, they would need to be checked over by an ecological consultant immediately prior to removal to ensure there were no nesting birds present.  If nesting birds were present, the vegetation could be removed until the birds had fledged.

14.             If any protected species not initially surveyed for were found at any point, all work should cease immediately.  Work should not recommence until a full survey had been carried out, a mitigation strategy prepared and licence obtained (if necessary) in discussion and agreement with Natural England.

15.             The existing pond should not be removed until a new pond had been created in a position to be agreed by the Head of Sustainable Development.

16.             The existing pond should not be removed except in the months of August, September and October.  The pond should be drained gradually and plant material removed from it be stacked by the side of the pond for at least 24 hours to allow any animals trapped to escape before the vegetation was removed.

17.             Details of the proposals to create habitats for bats in the new buildings should be submitted for agreement by the Head of Sustainable Development.

18.             If any works were planned to occur later than April 2010, the submitted protected species survey must be updated.

19.             Details of proposals for the formation of 3 additional on site parking spaces should be submitted and agreed by the Head of Sustainable Development before development commenced.

20.             Details of a construction management plan (to include details of times of delivery of materials) together with a plan to manage staff travel (during the construction period) to minimise the impact of staff parking on the highway in the immediate vicinity of the school should be submitted to and agreed by the Head of Sustainable Development before development commenced.

 

Archaeological Informative – if archaeological finds did occur during development the County Archaeologist should be notified in order that he might visit the site and advise as necessary.