Agenda item

The proposed development includes: construction of 903 sq metres single storey school building; new and improved vehicle and pedestrian access arrangements onto the B481; 14 on-site car parking spaces (including 2  spaces for the disabled) and cycle parking; on-site drop off area; hard and soft play areas and grass playing pitch; landscaping, new fencing and retention/improvements to existing boundary treatments – land north of the former Dog public house, Rotherfield Peppard – Application No R3.0065/11

 

Report by the Deputy Director for Environment & Economy (Growth & Infrastructure) (PN6)

 

This application seeks permission to relocate Peppard CE Primary School 300 metres to the north of the existing school on Church Lane to a parcel of land adjacent to the B481 Nettlebed to Reading Road. The development involves the creation of a new primary school incorporating a main school building, outdoor play areas, playing field, parking and drop-off areas, a new vehicle and pedestrian access from the B481, landscaping and other associated works. The school consider that a replacement site is needed due to the unsuitability of the existing site and buildings and the limited space with which to redevelop. The application has generated letters of both objection and support. The objections include on the grounds of highway safety and the impact on the character and appearance of the existing village and surrounding area, including the Chilterns AONB. These objections are summarised in the report, along with the responses from other consultees.  

 

It is RECOMMENDED that subject to a unilateral undertaking being first agreed to ensure that a contribution is made towards the provision of improved highway safety measures in the local area Application No. R3.0065/11 be approved subject to conditions to be determined by the Deputy Director for Environment & Economy (Growth and Infrastructure) to include the following matters:

 

1.                  The development must be carried out strictly in accordance with the particulars contained in the application and the plans accompanying.

2.                  Commencement of the development within 3 years.

3.                  Submission and agreement of the external materials.

4.                  Retained trees and hedges to be protected during construction works.

5.                  Submission and agreement of a landscaping scheme - to include species mix, plant size, planting layout and spacing.

6.                  Landscaping scheme to be implemented within first planting season following the completion of the development.

7.                  Removal of hedgerow to be carried out outside of the bird breeding season.

8.                  Submission and agreement of external lighting details and hours of use.

9.                  Submission and agreement of land contamination assessment. Should contamination be found on site the submission and agreement of remedial strategy.

10.             Relocation of electricity transformer before the proposed development is brought into use.

11.             Submission and agreement of full details of proposed renewable energy technologies within the development.

12.             Submission and agreement of fencing details.

13.             External play areas and sports pitches to be used during school hours only.

14.             The school’s existing Travel Plan to be updated to take account of the proposed new location.

15.             Submission and agreement of the detailed design of the scheme of highways safety mitigation measures, including the submission of a Road Safety Audit which shall be used to inform the final detailed design of such measures.

16.             Scheme of final highways safety mitigation measures to be implemented before use of the school.

17.             Submission and agreement of the final details of parking, drop-off and turning areas. Such areas shall be implemented before use of the school.

18.             Submission and agreement of cycle parking facilities.

19.             Submission and agreement of construction traffic management plan.

20.             Submission and agreement of a drainage scheme, including the use of SUDS.

21.             Submission and agreement of final details of footways surfacing.

 

Informatives:

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.

Contaminated land informative – If contamination is found to be present on site the applicant is requested to liaise with South Oxfordshire District Council’s Environmental Health team prior to the submission of a remedial strategy.

          

The Committee considered an application to relocate Peppard CE Primary School.

 

Steven Malcolm congratulated the governors of the school for preparing a sound application.  However, there were serious concerns regarding a number of highway issues and he asked the Committee to consider the levels of safety of the drop off and pick up areas; the major disruption likely to be caused to the B481 with an increased risk of accidents and finally did the village need a school for 100 pupils, the majority of whom did not live in the village and which would be situated on the outskirts of the village itself. He had little confidence in the plans to control traffic and urged the Committee to consider the application very carefully.

 

Philip Collins was not opposed to the proposed school development but felt the drop off arrangements were fatally flawed.  It was unrealistic to expect that parents would park any distance from the school and given any choice they would choose to park nearer, particularly in bad weather.  They would also park on the verges. The park and stride route was unsafe and it was unrealistic to expect teaching staff to enforce these arrangements.  He also urged the Committee to consider carefully the effects of this application.

 

Ben Lambourne endorsed the comments made by the previous speakers.  He was not opposed to redevelopment of the school but was concerned over  implications for child safety. He considered the proposals unrealistic, particularly the expectation that parents would drop their children off within a 3 minute turnaround period.  Recent speed tests had shown many vehicles were travelling in excess of 30 mph and Church Lane was particularly dangerous.  Safety of children was paramount and he agreed it was unlikely that these arrangements could be effectively enforced by staff.  He referred to an alternative development site which had not been considered but which he felt would offer considerable increased benefits for safety.

 

Responding to Councillor Nimmo-Smith he confirmed that the alternative site was set back from the current application site.

 

Nick Launders advised that these proposals had been discussed at great length over the past year and that Rotherfield Peppard Parish Council fully supported the school redevelopment and the traffic arrangements associated with it.  Arrangements for access to Dog Lane would need to be considered but on the whole it was felt that the advantages of the scheme more than outweighed the disadvantages.  There had been wide consultation and it was felt that the plan was a good one. The need for the school was not in doubt continuing to play a vital role in promoting community life.

 

Ian Herriot considered it a well worked out project supported by the Diocese, Local Education Authority, local community and parents and governors of the school.  There was a recognised need for a new school on what was an optimum size site. It would be more secure, closer to the centre of the village, was well screened and with a low impact design would he felt enhance the area when completed.  It was the only affordable site available and as it was not possible to upgrade the existing site presented a unique opportunity. The importance of child safety to school governors was paramount and the proposed drop off arrangements, which had been fully evaluated by Atkins, had been found to be robust under all traffic conditions and considered safer than current arrangements.

 

He responded to questions from:

 

Councillor Owen – a consultation outlining the vision for the school had been undertaken with over 1,000 residences in the area with a general invitation to all to an exhibition.  There had been 2 formal consultations when support had substantially outweighed opposition.  With regard to traffic proposals there had been 44 submissions in support and 6 opposed.

 

Councillor Fitzgerald-O’Connor – he confirmed the minibus would continue and that the 3 minute was not an allocation but more of a guide.  The layby was seen as an advantage not a problem.

 

Councillor Seale – if no education facility existed at Peppard then the nearest alternative was Sonning Common (2 miles) or Henley.

 

Councillor Belson – there were currently 82 on roll but that was expected to rise.

 

Councillor Sanders – he confirmed that the existing site included the Old School House premises, which had been sold. The area of the new site was significantly greater than the existing site.  The Scottish and South eastern electricity board had confirmed that there were a number of options to relocate the electricity transformer but it was likely that it would be relocated on the periphery of the site.

 

Councillor Sanders emphasised the need to discourage cars parking on the verges.

 

Mr Dance confirmed the public footpath adjacent to the site would be unaffected.

 

Mr Groves confirmed that the highway proposals contained a number of aspirations such as provision of lower kerbing but there were significant areas of registered village green in the vicinity, which would need to be taken into account. With regard to concerns expressed regarding traffic exiting the turning centre and turning right he considered that could be a matter best left to the school to consider as part of its travel plan arrangements.  However, for traffic turning right out of the site and travelling north there would be safer egress onto the main road from the layby.

 

RESOLVED: (on a motion by Councillor Jones, seconded by Councillor Sanders and carried by 14 votes to 0) that Application No. R3.0065/11 be approved subject to conditions to be determined by the Deputy Director for Environment & Economy (Growth and Infrastructure) to include the following matters:

 

1.                  The development must be carried out strictly in accordance with the particulars contained in the application and the plans accompanying.

2.                  Commencement of the development within 3 years.

3.                  Submission and agreement of the external materials.

4.                  Retained trees and hedges to be protected during construction works.

5.                  Submission and agreement of a landscaping scheme - to include species mix, plant size, planting layout and spacing.

6.                  Landscaping scheme to be implemented within first planting season following the completion of the development.

7.                  Removal of hedgerow to be carried out outside of the bird breeding season.

8.                  Submission and agreement of external lighting details and hours of use.

9.                  Submission and agreement of land contamination assessment. Should contamination be found on site the submission and agreement of remedial strategy.

10.             Relocation of electricity transformer before the proposed development is brought into use.

11.             Submission and agreement of full details of proposed renewable energy technologies within the development.

12.             Submission and agreement of fencing details.

13.             External play areas and sports pitches to be used during school hours only.

14.             The school’s existing Travel Plan to be updated to take account of the proposed new location.

15.             Submission and agreement of the detailed design of the scheme of highways safety mitigation measures, including the submission of a Road Safety Audit which shall be used to inform the final detailed design of such measures.

16.             Scheme of final highways safety mitigation measures to be implemented before use of the school.

17.             Submission and agreement of the final details of parking, drop-off and turning areas. Such areas shall be implemented before use of the school.

18.             Submission and agreement of cycle parking facilities.

19.             Submission and agreement of construction traffic management plan.

20.             Submission and agreement of a drainage scheme, including the use of SUDS.

21.             Submission and agreement of final details of footways surfacing.

 

Informatives:

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.

Contaminated land informative – If contamination is found to be present on site the applicant is requested to liaise with South Oxfordshire District Council’s Environmental Health team prior to the submission of a remedial strategy.