Contact: Martin Leeds, ext: 6733 email: [email protected]

1. Summary

1.1 Eggars School, London Road, Holybourne, Alton, currently has insufficient facilities to deliver the IT and sports curriculum to its pupils. Planning permission is being sought for a new Information Communication Technology (ICT) classroom block and Sports Hall. Objections have been received from local residents, East Hampshire District Council and Alton Town Council.

2. Site

2.1 The school is situated on the outskirts of Alton town (see attached location plan). The site is relatively flat and low-lying, although part of the playing field area slopes northwards. The school buildings, which are mostly two storey with flat roofs, adjoin the school playing fields to the north-west/south-west. There is housing on both the north-east/south-east and south-west boundaries some of which are screened by hedging and trees. Access is from Anstey Road/London Road. Currently the school has 60 car parking spaces.

3. Proposal

3.1 The proposed ICT classroom block and Sports Hall would be located to the north-west of the existing main school buildings and provide three new classrooms and four sports courts. The ICT classroom block is designed as single storey to be built of brick, similar to those on the adjacent technology block. The new facilities would provide the opportunity to create a dedicated IT building for the school. Internal alterations (not requiring planning permission) will convert an existing ICT classroom into a new science laboratory.

3.2 The new Sports Hall will also be constructed of brick, similar to those on the proposed ICT classroom block. However, it is proposed to timber clad the upper half of the Sports Hall to reduce the overall visual impact of the building. The roof of the Sports Hall will be clad in a light grey curved profiled metal finish. The longest side of the building will face the playing field and main school buildings. The shorter façade would face onto existing housing in Complins, a nearby residential road, and would be approximately 42 metres from the façade of the nearest house. Attached to the Sports Hall will be a single storey, part-glazed link to the main building to include a fitness suite, changing rooms and an internal plant room. The Sports Hall entrance will be on the eastern side of the building to allow direct access for the school pupils in the daytime, access from the parking area for the public after normal school hours, and access for disabled persons including those students from the nearby Lord Mayor Treloar College.

3.3 A footpath link with low-level bollard lighting is to be constructed to provide wheelchair access from the Lord Mayor Treloar College to the new Sports Hall. Wherever possible all existing trees will be retained between the proposed new ICT classroom block and the existing school buildings. Additional tree planting is to be carried out near the ICT classroom block. The new planting will assist in screening the short façade of the Sports Hall from the nearby houses. Spoil arising from the excavating the foundations will be used to form low mounding around the two new buildings. The existing football pitch layout will be reconfigured to accommodate the new buildings and ensure adequate safety margins are maintained.

3.4 Due to the nature of the development and the topography of the site, approximately 3,000 cubic metres of spoil would be taken off site, and approximately 600 cubic metres used to form the low mounding around the new buildings.

4. Development Plan

4.1 East Hampshire District Local Plan: First Review (1998) shows the site as an existing school adjoining the defined built-up area for Holybourne but the proposed extensions will be in the defined Local Gap. The relevant Policies are GS5 (Development Criteria), ENV9 (Gaps Between Settlements), CF1 (Community Facilities), RT5 (Recreation, Leisure and Cultural Facilities).

5. Consultations

5.1 East Hampshire District Council objects to the proposed development and in particular to the proposed Sports Hall, because of its bulk, design, orientation and proximity to adjacent properties in Complins. It will have a detrimental impact on the amenities of the occupiers of those properties and accordingly is contrary to the General Strategy Policy GS5 of the East Hampshire District Local Plan: First Review (1998). If planning permission is granted, any revised proposals should have regard to the following;

(i) the existing flooding/drainage problems in the vicinity of the development;

(ii) the need for a comprehensive travel plan and the provision of cycle parking;

(iii) clarification on the use of the site outside of school hours; and

(iv) the desirability of using innovative design to achieve an energy efficient and sustainable development.

5.2 Alton Town Council objects "to the proposal as they are currently presented on the grounds that the Sports Hall, by reason of its mass, height and materials, will have an adverse affect upon the amenities and outlook of the occupiers of adjacent residential properties. In addition, the committee is concerned that surface water which currently collects on the development site will, as a result, be diverted into the rear gardens of the properties in Complins."

5.3 Sport England has no objection and would welcome the development of a new Sports Hall.

5.4 The Highways Adviser has in principle no objection to the proposal, subject to conditions and that a School Travel Plan be submitted for approval.

5.5 The Rights of Way Adviser has no objection providing that Footpath 30, which runs around the western boundary of the current playing field, is not affected by the proposed development.

5.6 The Environmental Health Officer - comments awaited following submission of acoustics information.

5.7 The local Member, Councillor Ludlow, has been informed of the proposal.

6. Representations

6.1 At the time of preparing this report eight letters of objection including one letter from the Complins Residents Association have been received. Several residents have sent in further letters expanding their initial comments. The main grounds of objection are;

(i) the development of the Sports Hall is not compatible with the school or surrounding neighbourhood;

(ii) the location of the Sports Hall should be swapped for the location of the ICT classroom block to reduce the impact of the development on occupiers of Complins;

(iii) with large playing fields to the rear of the school it is unnecessary to position the Sports Hall so close to residential properties;

(iv) the proposed development will lead to further flooding in this part of the site, which is already prone to flooding in periods of heavy rain;

(v) increase in noise levels and vehicle movements from the Sports Hall and parking will cause disturbance to local residents;

(vi) the proposed footpath between Eggars School and Lord Mayor Treloar College is likely to pose a security risk to the properties at that end of Complins; and

(vii) emergency vehicles would not be able to get to the rear of the building if the Sports Hall is constructed in the location proposed.

7. Site Visit

7.1 In the light of local concerns, the Committee undertook a site visit on
15 March 2004 and met representatives of East Hampshire District Council, Alton Town Council, the school and local residents.

7.2 The Chief Planning Adviser introduced the application and then the Director of Property, Business and Regulatory Services outlined the proposals. She drew particular attention to the links which would be established with existing changing rooms thus enabling three classes to be managed at the same time; the footpath link to provide wheelchair access from the Lord Mayor Treloar College to the new sports hall; the retention wherever possible of all existing trees between the proposed new ICT classroom block and the existing school buildings; and additional tree planting to be carried out near the ICT classroom block.

7.3 The East Hampshire District Council representative drew attention to the detrimental effect on nearby properties and the District Council Environmental Health Officer felt that no evidence had been presented as to noise attenuation measures which could be achieved. The County Education Officer advised that the noise generated would be similar to that usually generated at schools and the Chief Planning Adviser confirmed that he would liase with the Environment Health Officer in respect of noise conditions. The District Council Planning Officer drew attention to issues raised by the District Council such as drainage, noise and light, the need for a travel plan, cycle parking and the creation of an innovative design.

7.4 Local resident, Mr Jackson, drew attention to the proximity of the development to the boundary of the properties in Complins. He felt that the proposed development would dwarf the school and the adjacent area and was concerned about the water which currently collects at the position, which would be the edge of the new building. He also drew attention to the muddy route which would serve the new facilities.

7.5 The Head teacher felt that it was an exciting proposal for the school and the proposed design would provide the most cost effective solution and link in with current school operations. New paving slabs would be laid to replace the muddy track. The new facilities would not increase community use greatly.

7.6 It was pointed out that rotating the position of the sports hall would impact on other properties in Complins.

8. Chief Planning Adviser's Comments

8.1 The school requires the additional ICT classroom block and Sports Hall to meet and deliver the IT and sports curriculum to its pupils. The proposed development generally accords with the current adopted East Hampshire District Local Plan: First Review (1998).

8.2 The concerns of the objectors are noted. In response to the points raised;

(i) development of the Sports Hall is not compatible with the school or surrounding neighbourhood. It is acknowledged that the school buildings are mostly two storey with flat roofs. However, by its very nature, a Sports Hall will be large in comparison with a classroom block and add another dimension to the form of the campus. In the case of the current proposal the building will be constructed in facing bricks, similar to those on the nearby school buildings. The curved roof and timber cladding is designed to reduce its visual impact;

(ii) the Sports Hall location should be swapped for the location of the ICT classroom block to reduce impact of the development on occupiers of Complins and with large playing fields to the rear of the school it is unnecessary to position the Sports Hall so close to residential properties. There are several reasons why the Sports Hall needs to be in the location proposed. Firstly, the existing changing rooms are reached by a direct, level and protected route from the main centre of the school. The new Sports Hall is linked into these changing rooms for operational reasons including access for disabled persons such as students from the nearby Lord Mayor Treloar College (approximately 160 metres away to the north). Secondly, access to the new Sports Hall needs to be close to the car park for community use. Thirdly, the grass pitch layouts have been modified to accommodate both new buildings and moving the Sports Hall further away from the boundary would compromise these proposals;

(iii) the proposed development will lead to further flooding in this part of the site, which is already prone to flooding in periods of heavy rain. However, the school site is outside of the defined Flood Risk Area. The soils are gravely silts over gravely clays, overlying gravels, which can lead to some surface water on this part of the site with the natural run-off from the nearby sloping land. Additional soakaways and land drainage are to be provided in conjunction with the development, to reduce the problem.

(iv) increase in noise levels and vehicle movements from the Sports Hall and parking will cause disturbance to local residents. Inevitably increased community use of school facilities creates additional noise not only from use but by the users arriving and leaving the site. However, the management of the school is responsible for managing community use in a way that minimises disturbance to neighbours. Conditions can be attached to any planning permission to minimise potential disturbance;

(v) the proposed footpath between Eggars School and Lord Mayor Treloar College is likely to pose a security risk to the properties at that end of Complins. The footpath link is provided so that disabled students at the college have easier access to the new Sports Hall. The path would be lit with low-level bollard lighting to help to reduce the perceived security risk; and

(vi) emergency vehicles would not be able to get to the rear of the building if the Sports Hall is constructed in the proposed location. Since the application was submitted, an amended plan has been received showing a suitable access road for fire vehicles.

8.3 In summary, the proposed development is to enable the school to meet and deliver its education needs. The general principle of the development meets the criteria in the current adopted East Hampshire Local Plan. The residents' concerns over the scheme have been examined. It is considered that the proposed scheme provides the most suitable solution. Therefore planning permission is recommended.

Recommendation

That planning permission in respect of a new ICT classroom block and Sports Hall and six new parking spaces at Eggars School, London Road, Holybourne, Alton (Application No. F21280/006/CMA) be granted permission for the following reason and subject to the following conditions.

Reason for Approval

It is considered that the proposal would generally be in accordance with the development plan and that any impact on the character of the area and the amenities of nearby residents would be offset by the wider benefits to the community.

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) The external facing bricks to be used shall match as closely as possible in type, colour and texture to those on the nearby existing school buildings.

Reason: To secure a satisfactory development.

(3) 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 interest of preserving the natural features of the site.

(4) Within two months of starting construction works for the extensions details of the proposed planting, including additional planting on the eastern boundary, shall be submitted in writing to, and approved by, the Local Planning Authority. The agreed details shall be implemented in the first available planting season following completion of construction works.

Reason: To secure a satisfactory landscaped development.

(5) Measures shall be taken to prevent mud and spoil, from vehicles leaving the site, being deposited on the public highway whilst construction works are being carried out. In the event that any mud or spoil is deposited on the highway, it shall be cleaned-off on each day of working.

Reason: In the interests of highway safety.

(6) Provision shall be made within the site for a temporary car park to accommodate contractor's and operative's vehicles before construction is commenced on the new extensions. Where possible, this temporary facility shall be retained for the duration of the construction works.

Reason: In the interests of highway safety and to reduce the possibility of contractor's and operative's vehicles parking on the nearby roads.

(7) The permanent parking spaces approved shall be constructed, surfaced and marked out before the development is brought into use and shall thereafter be maintained and kept available for parking, turning, loading and unloading of vehicles.

Reason: To ensure adequate car parking provision within the site in accordance with the adopted standards of the Local Planning Authority.

(8) The development hereby permitted shall not be occupied until such time as a School Travel Plan has been submitted in writing to, and approved by, the Local Planning Authority. The agreed Travel Plan shall be implemented within three months of its approval and evaluated in accordance with an approved programme.

Reason: To minimise trip generations associated with the development by the private car and encourage the use of alternative means of travel in compliance with the aims and objectives of PPG13.

(9) There shall be no access to the site for vehicles associated with the construction works (such as delivery vehicles, skip lorries, contractor's cars, plant and materials) on weekdays, in the morning between 0845 and 0900 hours and in the afternoons between 1500 and 1530 hours on normal school days.

Reason: In the interests of public safety and to avoid potential traffic conflict at the times of day when the pupils are being delivered to and collected from the school.

(10) No work relating to the construction of the approved development, including works of preparation prior to operations, the delivery of construction materials, skips or machinery, nor the removal of waste materials, shall take place before 0800 or after 1800 hours Monday to Friday inclusive, before 0800 or after 1500 hours on Saturday and not at all on Sunday or recognised public holidays, unless otherwise agreed beforehand in writing with the Local Planning Authority.

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

(11) The new Sports Hall shall only operate between 0830 and 2130 hours on Monday to Saturday inclusive and only be open between the hours of 1000 and 1800 on Sunday.

Reason: In the interests of local amenity of occupiers of nearby housing.

(12) Noise from plant or machinery at the new Sports Hall shall not exceed 32 dB LA90, 15 min at 1 metre from the nearest residential façade.

Reason: To protect the amenities of occupiers of nearby premises from unreasonable noise levels.

(13) Occupational noise from the new Sports Hall shall not exceed a level of 46 dB LA90, 15 min as defined at 1 metre from the nearest residential façade.

Reason: To protect the amenities of occupiers of nearby premises from unreasonable noise levels. On advice this level is a 3 dB LA90 15 min higher than a typical daytime level of 43 dB LA90, 15 min.

8709/ML