ROADS AND DEVELOPMENT SUB-COMMITTEE ITEM 20
10TH JUNE 1991
SOUTH-WESTERN PART OF FORMER MONTGOMERY SCHOOL BUILDING (KINGS SCHOOL
SOUTH), ROMSEY ROAD, WINCHESTER: PROPOSED RESIDENTIAL DEVELOPMENT
FOR 30 DWELLINGS MAXIMUM AND APPROVAL OF RESERVED MATTERS WITHIN SIX
YEARS OF OUTLINE CONSENT (APPLICATION NO. W/05861/07)
REPORT OF THE COUNTY PLANNING OFFICER
1. The County Council seeks outline deemed consent for
residential development of up to 30 dwellings on the south-western
part of the former Montgomery School site in the Kings School campus,
Romsey Road, Winchester.
The Site and Proposal
2. The site of 1.71 hectares, shown on the attached location
plan, is currently occupied by education buildings with playcourt and
grass. On the southern boundary are the long gardens of detached
houses; the north-eastern boundary abuts former school buildings,
which were recently approved for use as Area Education Offices; the
north-west boundary is near Kings School; the south-western boundary
abuts the main access road into Kings School.
3. The proposed 30 dwellings, at a density of eight dwellings an
acre, would be set in a landscaped framework with wide planting belts
on the boundaries of the site. Since the site is rather exposed, a
tree and shrub belt, of 30 metres width, would be provided along the
northern boundary. There would be a five metre wide planted area
along the western boundary and a ten metre wide tree/shrub belt along
the north-eastern boundary adjacent to the Area Education Offices.
4. A supporting statement including an outline development brief
covering design, housing layout, access, landscaping, play areas and
highways has been produced. The existing access road into the Kings
School campus from Romsey Road is to be upgraded and would also serve
the proposed housing development.
Consultations
5. The County Surveyor has no objection in principle subject to:
(i) the making up of the existing school access
to an adoptable standard;
(ii) provision of a new bus turning area; and
(iii) the incorporation of highway conditions into
any planning permission.
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6. I have received five letters including three objections. The
non-objectors are from:
(i) the Winchester Group for Disabled People which
suggests making some of the development suitable for
disabled people including those in wheelchairs; and
(ii) Winchester Preservation Trust which comments that:
"the proposed density of eight houses to the acre
seems excessive" and should reflect a lower density
of four to the acre which is near the level of houses
on the southern boundary.
7. The objections are that:
(i) school buildings should be used for community
purposes or offices for organisations involved with
disabled/community projects;
(ii) increase in traffic would exacerbate existing traffic
problems along Romsey Road;
(iii) site should remain for open space purposes;
(iv) site should be used for a County Council
park-and-ride scheme for its staff; and
(v) the site if developed "would prejudice implementation
of possible recommendation arising from the
Park-and-Ride Study."
Policies
8. Winchester Area Local Plan
"Policy W10 Residential development or redevelopment will
normally be permitted within the defined
policy boundary of Winchester. The
appropriateness of development proposals will
be judged in accordance with the criteria for
layout and design set out in Proposal P20
.... ."
"Policy W39 Development proposals which would result in
the loss of existing playing fields,
recreation areas or recreation facilities
which are, or would be, of benefit to the
local community will not normally be
permitted."
9. In addition to Policy W39, in paragraph 3.95 of the Plan it
is noted that if the City Council have been formally notified of the
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County Council's intention to dispose of land and the City Council do
not wish to bid for it at its alternative development value, then
Policy W39 does not apply.
10. Proposal P20 relates to new development, covering such issues
as sympathetic design etc, satisfactory access/car parking, retaining
beneficial landscaping, including adequate open space, types of
materials to be used on buildings, etc.
District Council's Views
11. Winchester City Council objects on the following grounds:
"(1) The City Council has, for some considerable time,
been requesting that the future of the land and
building now declared redundant, be considered
comprehensively and in the context of the wider
needs of the form and the activities of the County
Council. To date such an overall appraisal of the
site's potential has not been carried out. The City
Council therefore object to the proposal for
residential development on this, third, part of the
site.
(2) The recently received consultants' report on Park-
and-Ride in Winchester refers specifically to the
potential offered by the Kings School site to provide
a park-and-ride car park. Until such potential has
been fully explored and evaluated, the City Council
will continue to resist development proposals at
Kings School which would effectively reduce or remove
that potential."
County Planning Officer's Comments
12. The site is within the defined policy boundary area where
residential development would normally be permitted. Therefore, I
consider there can be no objection in principle to housing. I
further consider the proposed housing is in accordance with the
relevant policies contained in the Winchester Area Local Plan.
13. Regarding the points raised by the objectors, I have the
following comments:
(i) It is possible that the buildings could be used for
some community purposes. However, the proposal is for
residential development which should be treated on
its individual merits.
(ii) It is inevitable that an increase in traffic would be
generated by the housing development. However, the
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County Surveyor has no objection in principle. The
access road to the site and the junction with Romsey
Road are to be improved.
(iii) The site is not open space; it contains buildings.
The proposed development would have some open space
incorporated into the scheme.
(iv) The issue of a park-and-ride scheme has been the
subject of discussions between the County Council and
Winchester City Council. The Winchester Movement and
Access Study has indicated that part of the Kings
School campus may be suitable for a park-and-ride
scheme. However, this is subject to further studies
and the County Surveyor doubts the suitability of
Kings School for this purpose.
14. On 9th April 1991 the Plans Advisory Panel met Members of
Winchester City Council to discuss a proposal at the Kings School
campus for the Area Education Offices and this was reported to the
meeting of the Sub-Committee on 29th April. The City Council also
raised the issue of park-and-ride which was part of the objection to
the office proposal and were advised that the timescale for land
disposals did not preclude use of part of the Kings School should the
County Council be prepared to use it. The Plans Advisory Panel has,
therefore, considered the comments expressed by the City Council and
has noted that the intended housing would not necessarily prejudice
the park-and-ride scheme.
RECOMMENDATION
15. I recommend that, for the purposes of Regulation 5 of the
Town and Country Planning General Regulations 1976 and 1981, the
proposal for residential development of a maximum of 30 dwelling
units on the south-western part of the former Montgomery School
Buildings, off Romsey Road, Winchester, together with approval of
reserved matters within six years of the outline consent (Application
No. W/05861/07), be authorised, subject to the following conditions:
(1) The development hereby permitted shall be begun
either before the expiration of six years from the
date of this permission, or before the expiration of
three years from the date of approval of the last of
the reserved matters to be approved, whichever is the
later.
Reason: To comply with Section 92 of the Town and
Country Planning Act 1990.
(2) Application for approval of reserved matters shall be
made to the Local Planning Authority before the
expiration of six years from the date of the grant of
this planning permission.
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Reason: To comply with Section 92 of the Town and
Country Planning Act 1990.
(3) The development hereby permitted shall not exceed 30
No. dwellings (eight dwellings per acre nett).
Reason: To reduce the possibility of over
development of the site and to ensure the proposed
development is contained within the structural
landscaping framework for the site.
(4) Plans and particulars showing the detailed proposals
for all the following aspects of the development
shall be submitted to and approved by the Local
Planning Authority in writing before the development
commences:
(a) The layout of the development including the
positions and widths of roads and footpaths.
(b) Landscaping, including an accurate plan
showing the position, type and spread of all
existing trees and the hedging on the site
and a schedule detailing the size and
physical condition of each tree and the
hedging and, where appropriate, the steps to
be taken to bring the trees and the hedging
to be retained to a satisfactory condition;
and also details of any proposals for the
felling, lopping, topping or uprooting of any
tree.
(c) Landscaping, including a landscape design
showing the planting proposed to be
undertaken, the means of forming enclosures,
the materials to be used for paved and hard
surfaces and the finished levels in relation
to existing levels.
(d) Landscaping, including the arrangements to be
made for the future maintenance of landscaped
and other open areas.
(e) The siting of all buildings and the means of
access thereto from an existing or proposed
highway, including the layout, construction
and sight lines.
(f) The design and external appearance of all
buildings, plant and tanks including details
of the colour and texture of external
materials to be used together with samples of
all external facing and roofing materials.
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(g) The layout of foul sewers and surface drains.
(h) The provision to be made for the parking,
turning, loading and unloading of vehicles.
(i) The alignment, height and materials of all
walls and fences and other means of
enclosure.
(j) The provision to be made for street lighting.
(k) The provision to be made for the storage and
removal of refuse from the premises. (Note:
The refuse collection point needs to be
within carrying distance of the public
highway and is to form part of the
development scheme.)
(l) The areas to be used for contractors' vehicle
parking and plant, storage of building
materials and any excavated material, huts
and all working areas required for the
construction of the development hereby
permitted.
(m) The finished levels, above ordnance datum, of
the ground floor of the proposed buildings.
(n) Surfacing materials.
The agreed details shall be fully implemented before
the buildings are occupied.
Reason: To secure a satisfactory form of
development.
(5) Details of the width, alignment, gradient and type of
construction proposed for the roads, footways and
accesses, including all relevant horizontal cross
sections and longitudinal sections showing the
exiting and proposed levels, together with details of
street lighting and the method of disposing of
surface water, and details of a programme for the
making up of the roads and footways shall be
submitted to and approved by the Local Planning
Authority in writing before development commences.
The agreed details shall be fully implemented before
the buildings are occupied.
Reason: To ensure that the roads and footways where
applicable are constructed to a standard which will
enable them to be taken over as publicly repairable
highways.
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(6) Details of measures to be taken to prevent spoil/mud
from vehicles leaving the site during the
construction works being deposited on the public
highway shall be submitted to and approved by the
Local Planning Authority in writing and fully
implemented before the development commences. Such
measures shall be retained for the duration of the
construction period.
Reason: In the interests of highway safety.
(7) Details of provision to be made for the protection
during construction works of the trees and hedging to
remain on the site shall be submitted to and approved
by the Local Planning Authority in writing prior to
site works commencing. Any trees and hedging damaged
as a result of the site works shall be replaced with
trees and hedging of such size and species as may be
agreed by the Local Planning Authority in writing.
Reason: To preserve the said trees and hedging in
the interest of the amenities of the area.
(8) Construction of the dwellings hereby permitted shall
not commence until the estate roads have been laid to
base course.
Reason: To avoid excess soil being deposited on the
public highway.
(9) The roads and footways shall be laid out and made up
in accordance with the approved specification,
programme and details. No dwelling erected on the
land shall be occupied until there is a direct
connection from it, less the final carriageway and
footpath surfacing, to an existing highway. The
final carriageway and footway surfacing shall be
commenced within three months and completed within
six months from the date upon which erection is
commenced of the penultimate dwelling for which
permission is hereby granted.
Reason: To ensure an adequate standard of highway
and access for the proposed dwellings.
(10) Each dwelling on the site shall be provided with
adequate car parking facilities before such buildings
are occupied in accordance with the current car
parking standards of the Local Planning Authority.
Reason: To ensure satisfactory parking is provided
for the development.
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(11) Any turning-heads to be created for vehicular
movement shall be designed to accommodate a refuse
service vehicle.
Reason: In the interests of highway safety.
(Note: Different size refuse vehicles are used by
the City Council. It, is therefore, advisable to
contact the Local Highway Authority regarding the
maximum size of turning-head that has to be
constructed.)
(12) Any garage and car port which faces the highway shall
be built at least 5.5 metres from the highway
boundary.
Reason: To provide space in front of the garage to
enable vehicles to wait off the highway whilst garage
doors are opened.
(13) Notwithstanding the provisions of the Town and
Country Planning General Development Order 1988 (or
any Order revoking and re-enacting that Order), no
overhead electricity or service lines shall be
erected or placed above ground on the site without
the prior approval of the Local Planning Authority in
writing.
Reason: To avoid the installation and proliferation
of above-ground services in the interests of the
visual amenities of the housing development.
(14) Pursuant to Condition (4) above, there shall be a
tree and shrub belt of 30 metres nominal width along
the northern boundary of the site, and a five metre
wide tree/shrub belt along the western boundary of
the site. In addition, a ten metre width tree/shrub
belt shall be provided between the north-eastern
boundary of the site and the adjacent education
offices. Unless otherwise agreed in writing with the
Local Planning Authority at least 50 per cent of the
planting on each of the specified boundaries shall be
implemented before each phase of housing to be
developed is occupied.
Reason: To ensure adequate landscaping/planting is
carried out in accordance with the proposed
structural landscaping for the site.
(15) No materials shall be burnt on site.
Reason: To protect the amenity of occupiers of
nearby premises and in the interests of public
health.
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(16) No work relating to the construction of the
development hereby approved, including works of
demolition or preparation prior to operations, shall
take place before the hours of 0800 nor after 1800
Monday to Friday, before the hours of 0800 nor after
1300 Saturday nor on Sunday or recognised public
holidays, unless otherwise agreed by the Local
Planning Authority in writing.
Reason: To protect the amenities of the occupiers of
nearby properties during the construction period.
0774/ML
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