Archived decisions

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

1. Summary

1.1 Planning permission is sought to provide a temporary classroom building with offices and toilets for a temporary period until 31 January 2007. There are local concerns regarding traffic and preservation of the mature trees on the site. The recommendation is that permission be granted, subject to conditions.

2. Site

2.1 The application site comprises an area of 384 square metres on the Waterside Primary School site (formally known as Langdown Infant School), Lytton Road, Hythe. The site is located to the south of the main school building and immediately adjacent to a public footpath. The nearest house is located some 30 metres to the east and is screened by several mature oak trees.

2.2 The proposal is also to provide 12 car parking spaces for additional staff. These spaces will be located at the entrance to the school adjacent to Lytton Road.

3. Proposal

3.1 Waterside Primary School was created in 2005 and operated from two sites formerly known as Langdown Infant and Junior Schools. It is proposed to close the former Infant School site and operate the new school from the former Junior School site on Ashford Crescent, Hythe. It is necessary to carry out refurbishment works on the latter site and a separate application (Application No 84185) has been submitted with respect to this element of the scheme. During these works it will be necessary to decant the pupils to an alternative site to ensure their health and safety is safeguarded. After the Waterside Primary School is complete the former Langdown Infant school site will be sold for housing and New Forest District Council is currently considering an outline application for some 27 houses.

3.2 The proposal, therefore, is to install a temporary building including four classrooms, offices and toilets on the Langdown Infant School site for approximately 100 pupils until August 2006. The proposed building measures approximately 24 metres by 16 metres. The site will be dug out by approximately 600 millimetres to provide a level surface. To gain access to the site with construction vehicles it is proposed to remove a section of the hedge and fence that forms the boundary with the footpath. The fence will be replaced after installation of the temporary building.

4. Development Plan

4.1 Hampshire County Structure Plan (adopted 2000) Policy UB3 refers to design, scale, layout and density of proposals.

4.2 New Forest District Local Plan (adopted Nov. 1999) Policy DW-E1 refers to the design, layout, scale and siting of development.

5. Consultations

5.1 The local Member, Councillor Dash, has been informed of the proposal.

5.2 Hythe and Dibden Parish Council raises no objections to the proposal.

5.3 New Forest District Council raises no objections to the proposal subject to a condition to ensure the satisfactory restoration of the site.

5.4 The Rights of Way Manager raises no objections subject to the footpath remaining unaffected by the works.

5.5 The Highways Adviser raises no objections subject to the proposal being limited to a temporary period and the car park being limited to staff only.

6. Representations

6.1 There has been an objection from a local resident and a further letter of representation. The reason for the objection is that the proposal will attract more traffic to the area, which will result in adverse impact on local residents. The further letter of representation requests that the oak trees be protected by a Tree Preservation Order (TPO) and that the temporary building is located as far from the nearest neighbours as possible.

7. Chief Planning Adviser's Comments

7.1 The original proposal was to site a temporary classroom until 31 August 2006. However, there has been a delay in the refurbishment of the former Langdown Junior School project and it is now necessary to keep the temporary classroom until January 2007.

7.2 The development is needed to facilitate the refurbishment of the former Langdown Junior School, which forms part of the amalgamation of the Infant and Junior School sites. The need for the proposal has not been questioned. The main issues relate to the detailed impacts of the proposal such as increased traffic and retention of trees.

7.3 There is concern from a local resident that the proposal will attract increased traffic to Lytton Road, which already suffers from traffic and parking problems during `pick-up' and `drop-off' times and heavy traffic flows during peak hours. The concern relates to the safety and amenity of local residents and pupils.

7.4 These concerns are noted, however the proposal is for a temporary period and any additional impacts will be temporary. Further, the increase in teaching staff will be accommodated through the provision of an on-site car park.

7.5 The request that the temporary building be sited as far from the residential properties to the east as possible has been addressed and the proposal is to site the building some 12 metres from the nearest residential boundary.

7.6 A local resident has also requested that a TPO protects the mature oak trees between the proposed building and the properties to the east. It is not proposed to remove or lop any of these trees as part of the current proposal and thus a TPO is not considered necessary at this time. Furthermore, it is custom and practice not to TPO trees on County Council land as the Council will protect and maintain its trees whenever possible.

7.7 The proposal is for a temporary period and thus any traffic impact will be temporary. Further, the proposal is to accommodate the increase in staff through on site car park provision. The other concerns can be satisfactorily addressed. Therefore the recommendation is that planning permission be granted for a temporary period until 31 January 2007.

Recommendation

That planning permission in respect of provision of temporary building with offices and toilets for a temporary period at Langdown Infant School, Lytton Road, Hythe (83915) be granted for the following reason 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 amenity of local residents and would be acceptable in terms of highway safety and convenience.

Conditions

(1) The development hereby permitted shall be for a limited period only, expiring on 31 January 2007 or when the education use ceases, whichever is the sooner. At the expiration of this period the building(s) (as identified on plan number 2B890/TC/05/01) shall be removed and the land reinstated to its former condition as soon as possible.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 and to secure the visual amenity of the locality, as the building is not considered suitable for permanent retention.

(2) 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.

(3) The existing trees shall not be lopped, topped, felled or destroyed without the prior approval in writing of the Local Planning Authority.

Reason: To ensure the enhancement of the development by the retention of natural features.

(4) Occupation of the building shall not commence until provision of the parking area is complete (as shown on plan no. 20980/TC/05/01). The areas of land so provided shall not be used for any purpose other than staff parking.

Reason: In the interests of highway safety and amenity.

(5) Measures shall be taken to prevent mud or spoil being deposited on the highway.

Reason: In the interests of highway safety.

9263/NC

APPENDIX

HAMPSHIRE COUNTY STRUCTURE PLAN 1996-2011 (REVIEW) (ADOPTED MARCH 2000)

Policy UB3

All development permitted in accordance with other policies of this Plan should be appropriate in design, scale, layout and density to its surroundings, and contribute to the quality of the built environment.