Agenda item

Report by Head of Sustainable Development (PN8)

 

This application is for the erection of a new single storey Pre-school and Foundation Stage building at Clanfield CE Primary School. The new building would provide two classrooms, a quiet room, storage and ancillary WC and kitchen accommodation. The proposal also involves the creation of a hard play area associated with the new building and the formalisation of the existing school parking area. Objections to the application have been received on the grounds that: the need for the building has not been justified; the location, design and materials of the building are unacceptable; the impact on neighbouring residents and trees; increased flood risk and that the development will raise traffic and highway concerns. Full details of these objections and the comments of other consultees are summarised in the report.           

 

The Committee is RECOMMENDED to approve Application Number R3.0109/09 for the erection of a single storey pre-school and foundation stage building to provide: 2 classrooms; storage; WC; quiet room; kitchenette and lobby accommodation, creation of new hard play area and footpath and formalisation of existing parking areas to provide 13 dedicated (including one disabled) parking spaces 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.                  Detailed duration – 3 years – that the development shall commence within 3 years of the date of the permission.

3.                  Hours of use - The building shall be used only for school and pre school purposes and only between the hours of 8 a.m. to 6 p.m. Monday to Friday.

4.                  Approval of sample external materials – that samples of the external materials proposed to be used shall be submitted and agreed prior to the commencement of development.

5.                  Contractors access – that the hours of access (including for deliveries) for construction traffic shall be agreed in consultation with the school before the start of works on the site.

6.                  Contractors compound - the location of any contractors compound shall be submitted and agreed (and appropriately fenced off) prior to the commencement of development.

7.                  Reinstatement of playing field - on completion of the development the temporary contractor’s access road and ancillary construction works shall be removed and the playing field land shall be reinstated to a playing field to a quality at least equivalent (or better) than the current quality.

8.                  Tree protection during construction works – 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.

9.                  Tree protection during construction works – no development shall take place in the 3 metre strip of land between the school boundary and the proposed building.

10.             Details of surfaced play areas – that the final details of the surfaced play area (including its location and details of permeable surface materials) shall be submitted and agreed prior to the commencement of development. No surfaced play areas shall be provided to the rear of the proposed building.

11.             Sustainable drainage scheme – prior to the commencement of the development a comprehensive Sustainable Drainage Scheme (incorporating the use of SUDS) shall be submitted and agreed in consultation with the Environment Agency,

12.             Landscaping – the perimeter of the proposed building shall be landscaped and planted with trees and shrubs in accordance with a comprehensive planting and landscaping scheme.

13.             Landscaping implementation – 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.

14.             Wilderness area – that the final details and location of the replacement wilderness area shall be submitted and agreed prior to the commencement of development.

15.             Wilderness area - that no development shall take place until the retained wilderness area on the site has been protected during building operations by means of a protective fence around the edge of the area.

16.             Dry stone wall removal – that the section of dry stone wall to be removed shall be removed by hand during March to September only, and shall be checked over by an ecological consultant immediately prior to removal to ensure that no protected species are present.

17.             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.

18.             Parking restrictions – before the first occupation of the building an assessment should be carried out to establish if further parking restrictions are required along the frontage of the site upon Main Street.

19.             Update School Travel Plan – before the first occupation of the new building the schools existing Travel Plan shall be updated to take account of the proposed increase in uses on the site.

20.             Security lights – That the final details of the number and location of any security lights on the new building are submitted and agreed.

 

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.

Ecology - If any protected species not initially survey 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.

 

The Committee considered (PN8) an application for the erection of a new single storey Pre-school and Foundation Stage building at Clanfield CE Primary School.

 

Simon Turner did not object to the proposals for co-location but the current proposal would have an adverse impact on the local area increasing the risk of flooding and had been rejected by the Parish Council on those grounds and proposed a building which was totally disproportionate and seemed to contravene existing planning policies.

 

Bryn Torrington endorsed those comments and referred to the increase traffic impact and congestion on Main Street.  The proposal also seemed unjustified in view of comments from the Headteacher that numbers were falling.

 

John Keeling advised that the threat from flooding came from excess run-off and was not fluvial and the current proposal exacerbated that threat.  Proposed soakaways were not suitable. The local water table was too high and any further flooding events would mean water would inevitable flow into neighbouring properties.  Photographs were tabled showing flood water in neighbouring gardens.  He also referred to loss of privacy and light.

 

James Fitzpatrick lived on the north dside of the development and again was not against co-location.  However he shared concerns regarding the size of the building and proposed materials.  He referred to flooding which had occurred in 2007 and nearly again in 2008 which had been caused by excess water run off. Any further development would need an adequate drainage scheme and proposed soakaways would not achieve that level of drainage.

 

Replying to Councillor Seale Mr Torrington confirmed that congestion occurred for about 30 minutes at each end of the school day.

 

Mike Freeman (supported by Jill Kewley and Jill Brown) referred to the huge support for this proposal and the improved facilities which would be provided for children. Relocation would not materially affect traffic flow and would increase safety by reducing the need to cross between the tow current facilities.  It had been felt that the current location and materials were the best and amendments to the scheme had been included to minimise fears of flooding such as new playground which had been designed to retain excess water.

 

Responding to Councillor Hannaby Jill Kewley confirmed that colocation would be of huge benefit and work was underway to provide a green travel plan and the pre-school would be encouraged to adopt the walk to school scheme which the main school had adopted.

 

Responding to Councillor Seale Mr Freeman described the events of 2007 when the stream through the village had been clogged with weeds.  Water had had come up through the floor and had not been run-off. Work had been undertaken to clear that problem and route flows were now directed correctly through Cuttle Brook.

 

Councillor Seale referred to the levels of water from new building developments in Carterton which had had a tremendous impact on the levels of water going through the village.  However, a great deal of work had now been done to ensure the stream did its job and the Environment Agency had authorised the Parish Council to undertake future maintenance work in order to maintain that situation.  He understood the concerns of neighbours but on balance did not feel that the proposed new building would have that much of an impact.

 

RESOLVED:   (on a motion by Councillor Hannaby, seconded by Councillor tanner and carried unanimously) to approve Application Number R3.0109/09 for the erection of a single storey pre-school and foundation stage building to provide: 2 classrooms; storage; WC; quiet room; kitchenette and lobby accommodation, creation of new hard play area and footpath and formalisation of existing parking areas to provide 13 dedicated (including one disabled) parking spaces 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.                  Detailed duration – 3 years – that the development should commence within 3 years of the date of the permission.

3.                  Hours of use - The building should be used only for school and pre school purposes and only between the hours of 8 a.m. to 6 p.m. Monday to Friday.

4.                  Approval of sample external materials – that samples of the external materials proposed to be used should be submitted and agreed prior to the commencement of development.

5.                  Contractors access – that the hours of access (including for deliveries) for construction traffic should be agreed in consultation with the school before the start of works on the site.

6.                  Contractors compound - the location of any contractors compound should be submitted and agreed (and appropriately fenced off) prior to the commencement of development.

7.                  Reinstatement of playing field - on completion of the development the temporary contractor’s access road and ancillary construction works should be removed and the playing field land reinstated to a playing field to a quality at least equivalent (or better) than the current quality.

8.                  Tree protection during construction works – 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.

9.                  Tree protection during construction works – no development should take place in the 3 metre strip of land between the school boundary and the proposed building.

10.             Details of surfaced play areas – that the final details of the surfaced play area (including its location and details of permeable surface materials) should be submitted and agreed prior to the commencement of development. No surfaced play areas should be provided to the rear of the proposed building.

11.             Sustainable drainage scheme – prior to the commencement of the development a comprehensive Sustainable Drainage Scheme (incorporating the use of SUDS) should be submitted and agreed in consultation with the Environment Agency,

12.             Landscaping – the perimeter of the proposed building should be landscaped and planted with trees and shrubs in accordance with a comprehensive planting and landscaping scheme.

13.             Landscaping implementation – 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 sooner.

14.             Wilderness area – that the final details and location of the replacement wilderness area should be submitted and agreed prior to the commencement of development.

15.             Wilderness area - that no development should take place until the retained wilderness area on the site had been protected during building operations by means of a protective fence around the edge of the area.

16.             Dry stone wall removal – that the section of dry stone wall to be removed should be removed by hand during March to September only, and should be checked over by an ecological consultant immediately prior to removal to ensure that no protected species were present.

17.             Vegetation removal should not take place during the bird breeding season, which was 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 not be removed until the birds had fledged.

18.             Parking restrictions – before the first occupation of the building an assessment should be carried out to establish if further parking restrictions were required along the frontage of the site upon Main Street.

19.             Update School Travel Plan – before the first occupation of the new building the schools existing Travel Plan should be updated to take account of the proposed increase in uses on the site.

1.                  Security lights – That the final details of the number and location of any security lights on the new building be submitted and agreed.

 

Informatives:

 

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.

Ecology - 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.