Contact: Neil Chester, ext 6496 email: [email protected]

1. Summary

1.1 Planning permission is sought to construct a replacement John Hunt of Everest School and Youth Provision Building, associated ridgeline structural planting scheme, and the access and servicing arrangements (including SUDS features). The proposal accords with the Development Plan and the principle of a replacement John Hunt of Everest School at this location has been established as part of the outline planning consent secured for the North Popley Urban Extension site. The highway concerns and the impact of the proposed floodlights on local amenity can be satisfactorily addressed. Therefore the recommendation is that planning permission be granted subject to conditions.

2. Site

2.1 The application site is located within the County Council owned North Popley site that is in turn located on the northern edge of Basingstoke and some 500 metres from the edge of the village of Sherborne St John.

2.2 The site comprises some 16.8 (following revised drawings being submitted) hectares of open fields in agricultural use. It includes the whole of Wellfield Farm, which, until recently, was farmed for mixed arable purposes and part of Greatfield Farm, which remains the subject of an agricultural tenancy (although appropriate notices have been served to secure the necessary vacant possession for the application to proceed). Chineham Lane marks the eastern boundary of the site, and the western boundary comprises an existing mature woodland shelterbelt. To the north is a triangular area of existing dwellings with large gardens and to the south is Popley Way, which currently forms the edge of the built-up area of Basingstoke. The existing line of Sherborne Road severs the site.

2.3 The site is readily visible from the existing Popley area and a key feature is its position on the cusp of a ridgeline that runs from Greatfield Farm (at 118 metres AOD) down to Chineham Lane (82.5 metres AOD).

3. Proposal

3.1 The current application is a detailed planning application comprising the School Phase of a larger mixed-use North Popley Urban Extension (NPUE) being promoted by Hampshire County Council and for which Basingstoke and Deane Borough Council granted Outline Planning Permission in June 2004.

3.2 The School Phase can be regarded as having three main elements: the replacement school, the spine road and the ridgeline planting. These are all covered by the current application and are detailed as follows:

(i) The School Element

3.3 A secondary school building (10,300sqm) is proposed as a replacement for the existing John Hunt of Everest Community School (JHECS), which is some 1000 metres away within the existing built-up area. The new school is currently programmed to open in January 2007. The school would cater for 750 places but would be capable of expansion to 900 places at a future date.

3.4 Adjacent to, but separate from the school building, a separate Youth Service building is proposed (760sqm) to provide replacement accommodation for the existing Youth Service users located at the existing JHECS including the District Youth Office.

3.5 The concept for the replacement school is for a state of the art secondary school which is integrated into the new development and that also forms a central part of the new community. The school building itself proposes a strong, south facing frontage designed as a linear block of shared and communal uses with three classroom "wing" blocks to the north of this central core. In front of the school building will be a formal, landscaped public school square, which will provide an urban open space and focus for both the school and future surrounding residential areas. To the rear of the main school buildings and in between the classroom wings are courtyard areas forming curriculum gardens.

3.6 Beyond the school building, abutting the northern edge of the site and also on that part of the site to the west of Sherborne Road are 4 grass sports pitches, whilst the eastern part of the site accommodates a floodlit multi-use games area (MUGA) and floodlit synthetic turf sports pitch (STP). The south eastern part of the site is taken up by access, vehicular circulation (including a bus/coach drop-off) and car parking areas.

3.7 The replacement school also incorporates a range of dual-use, enhanced sports, leisure and community facilities for use by the school as well as for use by the proposed extended and existing community of Popley that will be developed on the County Council's land. These facilities include the floodlit facilities referred to above, an over-size community standard sports hall, a fitness suite and a dedicated community suite.

(ii) The Spine Road Element

3.8 The proposals include a spine road and servicing corridor, which are required to access and service the replacement school along with future housing development areas and a neighbourhood centre. They include the full closure of part of Sherborne Road, in order to join up the two currently separate parts of the school site, and the diversion vehicular highway rights on part of Chineham Lane. Sustainable drainage system (SUDS) features are also incorporated to minimise surface water run-off into the sewerage system.

3.9 The spine road is generally designed as 6.1 metres in width with footways of a minimum of 2.5 metres on either side, although not necessarily always adjacent to the carriageway itself. Road widenings are provided on bends to allow adequate space for buses and larger vehicles.

3.10 The road will have an avenue of trees along much of its length with this becoming more formal towards the proposed neighbourhood centre. Widened verges and small green spaces are created at the eastern entrances to the site, to help provide a sense of arrival.

3.11 Through the future neighbourhood centre, a bus-only section of road is provided that is more direct for public transport than for other vehicles. Pedestrian crossing points with central refuges are provided in key locations in order to slow down traffic by means of visual narrowing, allowing pedestrians to cross the road more safely.

3.12 Consideration has been given to the various ways in which the school will be accessed in the short-term (when the school opens but before the adjoining development is complete) and in the long-term as part of the proposed integrated transport system for the North Popley site. A draft Travel Plan has been submitted as part of the application setting out the short and long-term movement and access strategy for the school. This Plan will continue to be developed with the school and other appropriate agencies.

(iii) Ridgeline Planting Element

3.13 This comprises a ridgeline structural planting scheme that forms part of the wider Landscape Strategy identified for the North Popley Urban Extension. Its primary intention is to provide visual separation from the open land and Sherborne St John to the north. The landscape strategy has been designed in conjunction with a visual impact assessment for the North Popley site. It is proposed that the structural landscaping be implemented in advance of the main school construction contract to ensure the planting is well established at the time of the school opening.

4. Development Plan

4.1 Hampshire County Structure Plan Review 1996-2011 (adopted March 2000): Policy MDA4 proposes the development of a new community at Basingstoke which would include specific recreation or community facilities required by the long-term development of Basingstoke and the provision of access roads.

4.2 Basingstoke and Deane Borough Local Plan 1991-2001 (adopted September 1998): The current application site is split by the Settlement Policy Boundary (SPB) with the spine road element forming part of an allocated housing site (under Policy H2 xvi known as Land North of Popley. The major part of the school site and also the ridgeline planting element lie above the SPB and are subject to a number of development restraint policies including Policy C7 relating to the Strategic Gap and Policy ORT100 relating to proposed open space associated with the adjoining housing allocation.

4.3 Basingstoke and Deane Borough Local Plan 2001-2016 - Revised Deposit Draft (November 2003): the North Popley site is identified under Policy D4.1 as a First Phase greenfield allocation to be brought forward before 2005/6. Appendix 5 of the plan comprises the North Basingstoke Action Plan (NBAP) which was adopted as a Supplementary Planning Document in July 2003 to provide an appropriate basis to determine applications in advance of the adoption of the emerging local plan. It indicates the location of the replacement John Hunt of Everest School on the current application site and identifies the school as major regeneration catalyst as part of the Action Plan proposals. Other relevant policies are Policy D10 (rural exceptions, which allows for development on an exceptions basis i.e. for education) and Policy D6 (sub-division and loss of dwellings).

5. Consultations

5.1 Councillor Shaw has been informed of the proposal.

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

5.3 Councillor McNair Scott has been informed of the proposal.

5.4 Basingstoke and Deane Borough Council - comments awaited.

5.5 Thames Water raises no objections to the proposal subject to conditions.

5.6 The Environment Agency requires further information relating to drainage.

5.7 The Highways Adviser raises no objection to the proposal subject to conditions.

5.8 Sherborne St John Parish Council raises concerns regarding the following:

(i) there appears to be no indication of what changes are proposed to the Sherborne Road / Chineham Lane junction following the closure of Sherborne Road;

(ii) the 30 mph limit should be extended south towards the Chineham Lane / Sherborne Road junction. It would then be possible to incorporate some road narrowing or chicane system between Sherborne Road junction and the entrance to Hillside/Braeside;

(iii) that there is no proposed time limit on the STP floodlights use and that there is possibility of light pollution;

(iv) it is requested that the planting to screen the playing field lights can be evergreen to afford screening during the winter months; and

(v) the junction between Chineham Lane and Popley Way should include a pedestrian crossing sequence to afford safe passage for children and parents.

6. Representations

6.1 There has been one letter of objection to the proposal. The local resident would like to see a different boundary treatment rather than an acoustic fence to improve the outlook from his property.

7. Chief Planning Advisers Comments

7.1 In June 2004 Basingstoke and Deane Borough Council granted outline planning permission for the mixed-use North Popley Urban Extension. This outline permission included the provision of a replacement John Hunt of Everest School and established the following principles that have formed the basis of the current proposal:

(i) The siting of the proposed school buildings.

(ii) The inclusion of floodlit sports pitches.

(iii) The character of the spine road through the North Popley site including the approval of the principle points of access from Popley way with Chineham Lane and Sherborne Road.

(iv) The proposed closure of Sherborne Road and diversion of part of Chineham Lane through a composite transport assessment.

7.2 The outline consent for the North Popley site was associated with a comprehensive planning agreement securing financial contributions and/or obligations in respect of community facilities, highways and social housing. Therefore the relevant planning considerations only relate to the detail of the proposal.

7.3 Sherborne St. John Parish Council is concerned that there appears to be no indication of what changes are proposed to the Sherborne Road / Chineham Lane junction following the closure of Sherborne Road. It is noted that the proposed changes to the existing highway at the junction can be completed as permitted development and are not included as part of the current proposal. Furthermore, the detail of these changes will form part of the proposed Stopping Up Order which is to be submitted in respect of the closure of part of Sherborne Road under Section 247 of the Town and Country Planning Act 1990. The Parish Council is a statutory consultee in respect to this process and therefore will be given an opportunity to comment on the detailed proposals.

7.4 The Parish Council's concerns regarding traffic speeds on and near Chineham Lane are noted. However, speed restrictions are a matter to be addressed by an appropriate Traffic Regulation Order. Indeed, it is proposed to address changes to traffic speeds at such time as an application is made to divert highway rights on part of Chineham Lane. The Highways Adviser is satisfied that the proposal is acceptable in highways terms.

7.5 The addition of a pedestrian phase in the proposed traffic light control improvement at the junction between Chineham Lane and Popley Way was approved as a non-reserved matter as part of the outline planning application approved by Basingstoke and Deane Borough Council for the North Popley site and thus the Parish Council's concerns have been addressed.

7.6 The Parish Council raises concerns regarding the proposed STP and MUGA pitches. The concern regarding floodlights is noted. It is proposed to restrict the period that the STP floodlights can operate to between the hours of 0800 and 2230. Furthermore, the detailed location and specification of the proposed floodlights at the school can be controlled by means of a condition.

7.7 The Parish Council is also concerned that the proportion of evergreen species included in the planting along the northern boundary of the playing fields is insufficient to provide adequate screening from the floodlights during the winter months. It is proposed that the majority of the planting be native deciduous trees with some holly incorporated. The ratio of deciduous to evergreen trees represents a balance between protecting the amenity of local residents from `overshadowing' by evergreen trees in winter, and the screening properties of such trees. On balance, it is considered that the impact on local amenity as a result of overshadowing is more likely.

7.8 There is concern from a local resident that the proposed 2 metre high acoustic fence will adversely impact on the outlook from his property. However, the acoustic fencing is required to mitigate against any adverse noise impact. Moreover, it is not considered that the acoustic fencing will have an adverse impact on the landscape value of the area.

7.9 The principle of the proposal has been agreed by the Environment Agency and Thames Water as part of the outline planning consent for the North Popley Urban Extension. However, they have requested further details regarding the proposed drainage schemes and connecting to the sewage system. Therefore, it is recommended that appropriate conditions requiring further drainage details be attached to any permission.

7.10 The proposal accords with the Development Plan and the principle of a replacement John Hunt of Everest School at this location has been established as part of the outline planning consent secured for the North Popley site. The highway concerns and the impact of the proposed floodlights on local amenity can be satisfactorily addressed. Therefore the recommendation is that planning permission be granted subject to conditions.

Recommendation

That planning permission in respect of construction a replacement John Hunt of Everest School & Youth Provision Building, associated playing fields, floodlit MUGA and STP, external areas including landscaped courtyards, car parking, a public landscaped school square and a ridgeline structural planting scheme, together with access and servicing arrangements (including SUDS features at Wellfield Farm, Sherborne Road, Popley, Basingstoke and part of Greatfield Farm, Aldermaston Road, Basingstoke (BDB/59368) be granted for the following reason and subject to the following conditions:

Reason for Approval

It is considered that the proposal would be in accordance with the Development Plan (summary attached) and would not materially harm the character of the area or the amenity of local residents and would be acceptable in terms of highway safety and convenience.

Conditions

Timescales

(1) The development hereby permitted shall be begun before the expiration of 5 years from the date of this permission.

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

Highways

(2) No development shall take place with the exception of the proposed ridgeline structural planting and acoustic fencing until details of the width, alignment, gradient, sight lines and type of construction proposed for the roads, footways and accesses, including all relevant horizontal cross sections and longitudinal sections showing the existing and proposed levels, together with details of street lighting and the method of disposing of surface water, and details for the programme of the making up of the roads and footways have been submitted to and approved by the Local Planning Authority in writing. The agreed details shall be implemented in accordance with the approved programme before the use hereby approved is commenced or building(s) occupied whichever is sooner.

Reason: To ensure that the roads are constructed to a standard which will enable them to be taken over as public highways.

(3) No works in the construction of the building(s) above damp proof course level hereby permitted shall take place until the estate roads serving these building(s) have been laid to base course within each phase.

Reason: To avoid excess soil being deposited on the existing roads.

(4) No development shall commence, with the exception of the ridgeline structural planting and acoustic fencing, until a licence has been obtained from the Highway Authority for those elements of work which are to be carried out on any footway, carriageway, verge or other land forming part of the highway in accordance with the approved programme.

Reason: In the interests of highway safety.

(5) No development shall take place until details of notices to be displayed at the site exit indicating to construction workers and drivers details of routing to leave the site have been submitted to and approved in writing by the Local Planning Authority. The approved signs shall be displayed before any other operations commence on site and shall be maintained throughout the construction of that element of the development. The signs shall be permanently removed before the first occupation of the building(s) or use hereby approved is commenced.

Reason: To encourage traffic to use the most appropriate route in the interests of amenity and highway safety.

(6) No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.

Reason: To protect the amenities of the occupiers of nearby properties during the construction period.

(7) No deliveries of construction materials or plant and machinery (unless otherwise agreed in writing with the LPA) shall take place before the hours of 0730 hours nor after 1800 hours and before the hours of 0800 nor after 1300 hours on Saturdays nor on Sundays or recognised public holidays. Where deliveries are to take place via Chineham Lane, no deliveries shall take place between 0830 and 0900, nor between 1530 and 1600 hours on normal school days.

Reason: To protect the amenities of the occupiers of nearby properties during the construction period.

(8) No development shall commence in respect of each element of works until details of measures to be taken to prevent spoil/mud being deposited on the public highway from vehicles leaving the site during the construction works have been submitted to and approved in writing by the Local Planning Authority. Such measures shall be fully installed and implemented before the development commences and shall be retained for the duration of the construction period in order that no vehicle shall leave the site unless it has been cleaned sufficiently to prevent mud/spoil being deposited onto the highway.

Reason: In the interests of highway safety.

(9) The development shall not be occupied or the use commence, whichever is the sooner until vehicle parking space has been constructed, surfaced and marked out in accordance with the approved details and that area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.

Reason: In the interests of highway safety.

(10) Space shall be provided within the site for the loading, unloading and parking of vehicles and shall thereafter be maintained and kept available for these purposes.

Reason: In the interests of highway safety.

(11) No element of development shall take place until details of the provision to be made for the parking and turning on site of operatives' and construction vehicles during the contract period together with storage on site of construction materials has been submitted to and approved in writing by the Local Planning Authority. The approved measures shall be fully implemented before the relevant element of development commences and retained and used for the intended purpose for the duration of the construction period and those areas shall not be used for any other purposes other than the parking and turning of vehicles and storage of construction materials respectively.

Reason: In the interests of highway safety and amenity.

(12) The development hereby permitted shall not become operational until such time as a supporting draft School Transport Plan has been developed to an appropriate level of detail in consultation with the Local Planning Authority.

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.

(13) No development shall take place, with the exception of the proposed ridgeline structural planting and acoustic fencing, until a programme of works has been agreed detailing how the development will be accessed from the highway network has been approved by the Highway Authority. The development shall not be occupied nor the use hereby approved commenced until the approved details have been implemented in accordance with the approved programme.

Reason: To ensure that the roads, footways and cycleways are constructed to a satisfactory standard.

Landscaping

(14) The hard and soft landscaping shall be implemented in accordance with the approved details. Any trees or shrubs dying within the five years of planting shall be replaced in the next planting season.

Reason: In the interests of the local amenity and the privacy of the occupiers of adjoining residential properties.

(15) Before any works are commenced on site, measures shall be taken to protect from damage those trees, shrubs or other natural features on the site which are to be retained. Such measures shall be maintained for the duration of each element of the contract works.

Reason: To ensure that trees, shrubs and other natural features to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of amenity.

Materials

(16) Samples and details 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 building element of the development commences.

Reason: In the interests of the visual amenities of the area.

(This would allow landscaping and road construction to proceed even if materials for school buildings were still under discussion)

(17) No development, other than the proposed ridgeline structural planting and acoustic fencing, shall commence until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of visual amenity.

Archaeology

(18) No development shall commence until the approved archaeological investigation scheme has been implemented in accordance with the agreed programme.

Reason: To ensure the recording of any items of archaeological interest.

Noise

(19) No impact pile driving in connection with the construction of the development shall take place on the site on any Saturday, Sunday or Bank Holiday, nor on any other day except between the following hours: Monday to Friday 09.00 - 17.00.

Reason: To minimise the noise disturbance experienced by neighbouring residents.

Protection of the water environment

(20) No development approved by this permission shall be occupied until the Local Planning Authority is satisfied that adequate sewerage infrastructure will be in place to receive foul water discharges from the development.

Reason: To prevent pollution of the water environment.

(Note: The Environment Agency asks to be consulted on any details submitted in compliance with this condition.)

(21) The construction of the surface water drainage system within the development shall be carried out in accordance with the design submitted to and approved in writing by the Planning Authority before the development, with the exception of the proposed ridgeline structural planting, commences.

Reason: To prevent pollution of the water environment.

(Note: the Environment Agency asks to be consulted on any details submitted in compliance with this condition)

(22) Surface water control measures including the use of sustainable drainage (SUDS) methods to limit the flows through infiltration shall be carried out within the development in accordance with the details which shall have been submitted to and approved in writing by the Local Planning Authority before the development, with the exception of the ridgeline structural planting and acoustic fencing commences.

Reason: To prevent the increased risk of flooding and to improve water quality.

(Note: The Environment Agency asks to be consulted on any details submitted in compliance with this condition.)

Lighting

(23) Prior to the floodlighting being commissioned a scheme shall be submitted to the Local Planning Authority in writing. The scheme shall include details of all floodlighting and measures to prevent light pollution.

Reason: In the interests of visual amenity and highway safety.

(24) Unless otherwise approved in writing by the Local Planning Authority the floodlights on the all-weather pitches (MUGA and STP) shall only be switched on when necessary and then only between the hours of 0800 and 2230 Monday to Friday, and 0800 and 2000 on Saturdays, Sundays and public holidays. A security light will be permitted for 15 minutes after the floodlights are switched off.

Reason: In the interests of amenity of neighbouring residents.

Miscellaneous

(25) No burning of materials shall take place on site.

Reason: In the interest of public safety and to avoid smoke and ash nuisance.

(26) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without notification) no overhead electricity or service lines shall be erected or placed above ground on the site except as may be agreed in writing with the Local Planning Authority in relation to the temporary re-routing of existing services whilst the development is undertaken.

Reason: In the interests of the amenities of the area.

9065/KT