Archived decisions

Contact: Neil Chester, ext 6496

1. Summary

1.1 Planning permission is sought to extend the existing school building at Buriton Primary School, High Street, Buriton by erecting two classrooms of approximately 58 square metres. The extension is needed to accommodate the existing student numbers and to replace an existing temporary classroom. The site lies within a Conservation Area and is to be constructed on land leased from the Diocese of Portsmouth and controlled by the Parish Council. There is some concern that the design and material proposed for the extension would adversely affect the character of the Conservation Area. However, a combination of physical site constraints, Government standards and budget constraints prevent the revisions required to overcome the objections.

1.2 Notwithstanding the concerns over the design and appearance of the proposed extension, it is recommended that planning permission be granted because of the need for the development. The scale, mass and design of the new buildings are considered sympathetic to the existing school building and would not adversely impact on the Conservation Area.

2. Site and Proposal

2.1 The proposed new building is approximately 175 square metres in area and is located within the existing school site in Buriton (see attached plans). The site is situated within the Buriton Conservation Area and is set back from the High Street by the school playground. The existing school building is of yellow brickwork and soft white stone.

2.2 The extension is required to accommodate existing students and the roll will remain unchanged. The proposal comprises two new classrooms of approximately 58 square metres, replacing an existing temporary classroom, on land controlled by the Parish Council and leased to Hampshire County Council. The two classrooms will be arranged one behind the other, divided by an existing retained gable to form a new pupil entrance. Although the extension creates additional classrooms, one of the existing spaces has been redesigned to form a resource library and a temporary classroom will be removed.

2.3 The proposed extension has been designed to create a traditional and sympathetic frontage to the High Street; matching existing gables in both material and form. The proposed materials are to match the existing as closely as possible, including the use of some stonework which is common throughout the village.

2.4 The proposed access to the construction site is from Kiln Lane and crosses the recreation ground to the rear of the school site. Other than construction traffic, it is anticipated that no additional traffic will be generated by this proposal. However, the access will lead to the pruning of a small tree and removal of some bushes on the boundary of the site.

2.5 The extension will also require a temporary classroom to be placed on site for the duration of the works.

3. Development Plan

3.1 Hampshire County Structure Plan Review 1996-2011 (Review) (adopted March 2000) Policy E16 concerns development within Conservation Areas (see attached appendix).

3.2 East Hampshire District Local Plan: First Review (adopted 1998) Policy ENV16 refers to development within Conservation Areas.

4. Consultations

4.1 Buriton Parish Council objects to the proposal on the grounds that it is not `in keeping' with the Buriton Conservation Area. It objects to the size and height of the proposed school building, the materials to be used and the overall impact on the Conservation Area.

4.2 The County Council (Highways) has no objections to the proposal, subject to conditions.

4.3 East Hampshire District Council raises no objections, subject to conditions.

5. Representations

5.1 Local residents have objected to the proposal on the grounds that it is not `in keeping' with the area and the temporary classroom used to accommodate pupils for the duration of the works is located too close to an adjoining property.

5.2 The local Member, Councillor West, has been informed of the proposal.

6. Officer's Comments

6.1 The proposal is to erect a two-classroom extension on the Buriton Primary School site. The extension is necessary to accommodate the existing school roll and remove the temporary classroom which is currently on site.

6.2 The design of the proposed building is considered sympathetic to the form of the existing school, replicating the steep gable form and window design in the north-east and south-west elevations. The use of brick, stone and plain clay tiles will harmonise with the existing materials. The view to the north-east elevation will be unobtrusive. The design of the proposed building is appropriate to the locality and in keeping with other buildings in the Conservation Area.

6.3 The Parish Council criticises the length and height of the building. However, these are intrinsically related when the floor area is fixed, and the floor area of a classroom is pre-determined by the Department of Education and Skills (56 square metres). The second main criticism of the design is the choice of materials. The Parish Council argues that the materials are not in keeping with those used throughout the Conservation Area. However, the materials have been specifically chosen to match the existing as close as possible. Unfortunately, the stone used throughout the area is no longer available and a `best match' is proposed.

6.4 The proposal will result in the pruning of a small tree and the removal of several bushes. This is unavoidable and would not result in a significant reduction in landscape value.

6.5 A local resident objects to the location of the temporary classroom being used to accommodate pupils displaced during the construction period. The temporary classroom is located adjacent to a residential property and, it is argued, this will result in the loss of amenity. The District Planning Authority supports this view. Alternative locations for this classroom have been explored without success. A temporary classroom must be located close to the school to allow ease of access and, as space on this site is limited, there are no other suitable locations.

6.6 Revised plans have been submitted indicating that, where possible, stone fascias will be attached to the extension. The proposed stone will be chosen to match the existing as closely as possible. A potential source of local Marlestone is currently being explored.

6.7 Despite negotiations with the Parish Council its objections cannot be resolved. On balance, it is considered that the impact of this development on the Buriton Conservation Area will be minimal and that the proposed design and materials are appropriate to the setting. In addition, the need for the development to accommodate the existing school roll is not questioned. Accordingly, it is recommended that the application be approved, subject to conditions.

Recommendation

That planning permission for the removal of a temporary classroom and the extension to form two primary classrooms at Buriton Primary School, High Street, Buriton, Petersfield (Application No. F24661/003/REG3) be granted, subject to the following conditions:

(1) The development hereby permitted shall be begun before the expiration of five years from the date on which this planning permission was granted.

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

(2) There shall be no access to the development site by any traffic associated with the construction (ie no delivery vehicles, no contractors' cars, no plant and machinery) in the morning between 0815 and 0900 hours; and in the afternoon between 1500 and 1600 hours.

Reason: In the interests of public safety and to avoid traffic conflict at the times of the day when pupils are arriving at and departing from school.

(3) Samples of the materials and finishes to be used for the external walls and roofs of the proposed buildings shall be submitted to and approved by the Local Planning Authority in writing before the development commences.

Reason: In the interests of visual amenity and to secure a satisfactory development.

(4) Before any works are commenced on site, measures shall be taken to protect from damage those trees on the site which are to be retained. Such measures shall be maintained for the duration of the building contract works.

Reason: In the interests of preserving the natural features of the site.

7526/NC

APPENDIX

HAMPSHIRE COUNTY STRUCTURE PLAN 1996-2001 (REVIEW) (ADOPTED MARCH 2000)

Policy E16

Development in accordance with other policies in this Plan will be permitted in and adjacent to historic towns and villages provided that it is compatible with the character of the area and its setting and will not cause demonstrable harm to interests of acknowledged importance. Particular attention will be paid to:

(a) the scale, mass and design of new buildings or structures;

(b) infrastructure and servicing requirements;

(c) traffic generation and pollution;

(d) movement and access within the historic core of settlements;

(e) the character and appearance of listed buildings and their settings and conservation areas which shall be conserved or enhanced; and

(f) open spaces and views into and out of historic areas.