Contact: Martin Leeds, ext 6733

1. Summary

1.1 Planning permission is sought for the continued use of a temporary double classroom unit for adult education classes at Brookfield Community School, Brook Lane, Sarisbury Green. Included with the application details is a proposal to extend an existing access drive within the school campus to serve the unit. Objections have been received from local residents and Fareham Borough Council. The recommendation is to approve the application, subject to conditions.

2. Site and Proposal

2.1 The existing temporary classroom unit (see attached plans) is located at the north-west end of the main school buildings. To the south are residential properties fronting onto Dene Close, the nearest is approximately 15 metres from the end elevation of the classroom. The dwellings are separated from the temporary classroom by close board fencing, trees and some bushes, as illustrated in the attached photographs. North of the unit are school playing fields.

2.2 An existing tarmac surfaced road (approximately 130 metres long) within the school campus follows the north-west/south-east boundary of the school with the gardens of houses in Dene Close. This road extends from behind the Gymnasium/Drama Studio to Brook Lane to the south-east. The school already uses this access road as its main cycle access, and also for some visitors, staff and deliveries to the rear of this block. Occasionally it is used to reach the temporary classroom building, the subject of the current application. The access road is required to remain open as an emergency vehicle access route. The main access (with car park) for the school is approximately 105 metres away off Brook Lane.

2.3 Two temporary classroom units were originally erected on the site whilst major building works at the school were being carried out. Due to a succession of building works, including internal alterations, this particular classroom unit has been on-site for at least five years and is used for teaching purposes. The other unit was taken off-site on completion of the building works in 2001.

2.4 Although the building works are complete, the school has a need to retain the temporary classroom unit for continued daytime and evening education classes. Daytime space has, since numbers of students at the school increased, become increasingly restricted, in addition to which there is a demand for adult education classes. The school has had Community Campus status since 1989 and offers a variety of courses, some of which are held in the temporary classroom.

2.5 The temporary classroom unit has been available for use by the community seven days a week during the normal opening hours of 0900 to 2230 Monday to Saturday, and from 1000 to 1700 hours on Sunday. The exception to this is when the school needs to use the building during the normal school-day. The school is not looking to change this arrangement or the type of occupancy.

2.6 To meet new disability access standards, the building requires improvements such as ramps, handrails, pedestrian access routes from the main car park and an exterior light above the ramps. An application to the Learning and Skills Council to carry out these improvements has been successful. As a result there is a need to enable people with more severe disabilities to have direct vehicular access to the building by extending the existing rear road access (to the rear of Dene Close). In addition, it will be necessary to provide a small car park (up to eight vehicles, including staff and disabled persons' vehicles) by the temporary classroom, which would allow staff access to drop off equipment and for disabled vehicles to be driven directly to the building. The extension to the existing access road will be constructed of compacted scalpings or similar materials. The proposed car park will be on the site of the second temporary classroom unit. Other users of the main school buildings will park their vehicles in the car park by the main entrance.

2.7 The temporary building would not be used for public entertainment activity involving music, singing or dancing, since these activities are catered for in the main school buildings.

3. Development Plan

3.1 The Fareham Borough Local Plan Review June 2000 shows the site as an existing school within the defined built-up area of Fareham.

4. Consultations

4.1 The local Member, Councillor Estlin, has been informed of the proposal.

4.2 The County Surveyor has concerns over the use of the access (even though it is currently used as the main cycle entrance) although he accepts it has to be retained for emergency vehicle access.

5. Representations

5.1 At the time of writing, nine letters of objection have been received and the grounds of objection are:

(i) disturbance from increased traffic and car engine noise from 0900 to 2230 hours;

(ii) the loose material on the extended service road will create excess noise;

(iii) existing track (service road) only suitable for one-way traffic and there is potential for a car to crash into the fence between the school boundary and gardens of Dene Close;

(iv) existing service road too close to the boundary fence to be used on a regular basis;

(v) gardens of Dene Close would suffer from exhaust pollution;

(vi) entrance to service road on a corner of Brook Lane and therefore could pose a risk of accidents;

(vii) children may use road as a skate/cycle track;

(viii) overlooking from the temporary classroom of neighbours to the east;

(ix) lighting provided should not have a negative impact on the properties in Dene Close; any lighting to be provided should be low level and switched off when not in use; and

(x) unnecessary cost to provide the temporary access road extension for a temporary building.

6. Borough Council's Views

6.1 Following concerns expressed by the Fareham Borough Council's Chief Health and Regulatory Services Officer, that potential noise from cars leaving the premises at 2230 hours may wake people living in Dene Close and the levels of exhaust fumes affecting residents in Dene Close, Fareham Borough Council has objected to the proposal because of "noise and disturbance to residents of Dene Close".

7. County Planning Officer's Comments

7.1 The temporary classroom unit has been on-site in this particular location for at least five years and continually used for teaching purposes. In principle, the education use of the building is therefore well established, in addition to which the school has a continuing need to use the building for teaching purposes.

7.2 The objections of the local residents and the Borough Council are noted.

7.3 Inevitably there will be some noise from vehicles using the access road and arriving and leaving the site. However, the extension to the service road is intended only for use by disabled persons' cars and staff cars and therefore there is likely to be less movement through the course of the day and possibly even less during school holidays. Brookfield School has advised it would consider setting an evening closure time of 2130 hours Monday to Friday, with an 1800 hour limit on Saturday and no usage on Sunday. This limitation would assist in overcoming the concerns of local residents and it is recommended there should be a planning condition restricting hours of use.

7.4 The extension to the access road should not create excessive noise. The use of pressed scalpings or similar material as a surface dressing would help keep down the speeds of vehicles using the road. A reduction in vehicle speed would tend to reduce overall noise. While the access road is basically single vehicle width from its exit point onto Brook Lane to the school's Gymnasium/Drama Block, at that point the area of land between the school buildings and the existing boundary fence widens and would be sufficient for two cars to pass if required. Regrettably, it is not possible to relocate the service road, but the relatively low numbers of vehicles that would use it would not give rise to amenity or pollution problems. Internal management of traffic movements within the school premises is the responsibility of the school itself.

7.5 This service road has been used for a number of years, even during construction of some of the extensions to the school. Its use to serve the temporary classroom will be only a marginal increase on the existing situation. On balance the highway access concerns need to be considered against the general community benefits and opportunities for disabled access. On the other hand it is recommended that suitable crossing signs are erected.

7.6 This classroom unit has been in this position for over five years and there is a fence with trees/bushes which help to screen the building from the neighbours in Dene Close. The houses are of sufficient distance not to be adversely affected in terms of loss of privacy. The temporary classroom has a door on its southern elevation which can be opened, although this is for emergency exit purposes and, like other schools, is opened in the summer to allow extra ventilation into the building. Given the distance of the unit from the boundary fence, it would be unreasonable to expect this door to be kept shut at all times.

7.7 Exterior lighting already exists to adjacent buildings - approximately seven lights in total, one of which is a tall free-standing lamp-post. The only additional lighting, if it were necessary, would be to ensure the ramp/entrance way to the temporary classroom was properly lit for safety reasons. Brookfield School has suggested it may be possible to install timed exterior light switches to ensure the lights go out after a set period, or replace the existing lamp-post near the temporary classroom with low level bollard-type lamps. These matters can be covered by conditions.

7.8 Planning permission is recommended.

Recommendation

That the continued use of a temporary classroom unit for adult education classes at Brookfield Community School, Brook Lane, Sarisbury Green, near Fareham (Application No. P/02/0907/CC) be approved, subject to the following conditions:

(1) The development hereby permitted shall be for a limited period of five years, expiring on 31 August 2007 or when the education use ceases, whichever is the sooner, at the end of which the building shall be removed and the land reinstated to a grassed area as soon as possible.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

(2) The extension to the existing access road shall be constructed so that it does not impinge on the existing trees or boundary fence where it follows the properties in Dene Close.

Reason: To reduce the effect of the development on the existing trees and nearby gardens of properties in Dene Close.

(3) The trees on the boundary of the school with the properties in Dene Close shall be retained and protected from damage during construction of the access road.

Reason: To retain the trees in the interest of visual amenity of the site.

(4) The use of the temporary classroom unit shall finish by 2130 hours Monday to Friday, by 1800 hours on Saturday and there shall be no usage on Sunday.

Reason: To protect the amenities of occupiers of nearby properties.

(5) In the event that it is intended to introduce the use of timed exterior lighting near the temporary classroom unit, then such timing shall be no later than 2145 hours Monday to Friday, 1815 hours on Saturday and not at all on Sunday.

Reason: To protect the amenities of occupiers of nearby properties.

(6) The temporary classroom unit shall not be used for public entertainment activity, including music, singing or dancing.

Reason: These activities are catered for in the main school buildings, and to protect the amenities of occupiers of nearby properties.

(7) Signs, warning users of the access drive of restricted visibility on leaving the site should be erected before the extended drive and the car park are brought into use and maintained for the duration of the permission.

Reason: In the interests of highway safety.

7442/ML