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

1. Summary

1.1 Planning permission is sought to refurbish and extend the existing building at Waterside Primary School, Ashford Crescent, Hythe. The extension is needed to facilitate the amalgamation of the former infant and junior sites to create a 1 Form Entry Primary School (1FE). There is local concern regarding visual impact, traffic creation, and disturbance during construction. The recommendation is that planning permission be granted, subject to conditions.

2. Site

2.1 The application site comprises an area of approximately 400 square metres within the existing Waterside Primary School site, Ashford Crescent, Hythe (formally Langdown Junior School), see attached location plan. The school is in a predominantly residential area. The proposed school extension is some 20 metres from the façade of the nearest property.

2.2 There are numerous mature trees on the site, including several oak and birch trees and a large willow to the south of the proposed extension. The school playing fields lie to the north and east of the site.

3. Proposal

3.1 The proposal stems from the East New Forest Review of Primary Education. As a result of the review the Waterside Primary School was created in 2005. To date the school has operated from the 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. To achieve this aim it is necessary to refurbish and extend the existing school building on Ashford Crescent. Once the Waterside Primary School building 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 (Application No. 84169).

3.2 The proposal is to erect a 350 square metre extension to the existing school building. The original school was built in 1957 using the Hills System, a prototype of the Scola. The building comprises a flat-roofed steel-framed construction, which was originally clad in concrete.

3.3 The extension would principally comprise two classrooms, a food technology room, a crafts room and an early years' wing. The existing buildings are also to be refurbished to house a new public entrance to the school, including entrance foyer and parents' meeting room.

3.4 An application (Application No. 83915) for a temporary classroom to move the pupils from the former Junior School site to the Infant School site was approved by the County Council in April 2005.

3.5 It is not proposed to increase parking provision on the site.

4. Development Plan

4.1 The Hampshire County Structure Plan 1996-2011 (Review) (Adopted 2000) Policy UB3 states "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". Policy T5 refers to the transport impacts of development.

4.2 New Forest District Local Plan (Adopted 1999) Policy BU-P1 refers to community, education, and health and social services facilities. The policy states, "new developments, changes of use and extensions/additions to improve or extend community facilities and services will be permitted". Policy DW-E1 refers to general development criteria and states "development shall be appropriate and sympathetic in scale, appearance, materials, form, siting and layout".

5. Consultations

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

5.2 New Forest District Council raises no objections to the proposal.

5.3 The Highways Adviser raises no objections to the proposal subject to conditions to secure on-site parking and turning and measures to prevent mud and spoil being deposited on the highway.

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

6. Representations

6.1 There has been one letter of objection received to date. The reasons for objection are as follows:

(i) the proposal will have a detrimental impact on the visual amenity of local residents, including the loss of a mature willow tree;

(ii) the proposal will generate an increase in traffic flow which places pressure, particularly at peak times, on an already congested highway network; and

(iii) there will be noise, dust and disturbance during the building works.

7. Chief Planning Adviser's Comments

7.1 The principle of the proposal accords with Policy BU-P1 of the New Forest Local Plan which states that "new developments, changes of use and extensions/additions to improve or extend community facilities and services will be permitted".

7.2 The main issues are the visual and traffic impacts of the proposal and the impacts on local amenity during the construction period.

7.3 There is local concern that the proposed extension will adversely impact on existing views across the school playing fields. The primary reason for concern was the apparent lack of screening to the southern elevation of the extension. In response to this concern revised landscape proposals have been submitted to extend the existing hedge to provide a more effective screen to the building.

7.4 There is also concern that the willow tree to the south of the school building will be removed as a result of the proposal. However, if the building were repositioned to the north, thus avoiding the tree, provision of the sports pitches would be compromised. The proposal is to undertake additional tree planting to compensate the loss of trees on-site. On balance, it is considered that the retention of the sports pitches is a more important consideration than the loss of the willow tree.

7.5 The proposed extension is needed to accommodate additional pupil numbers at the Ashford Road site. There is local concern that this will result in increased traffic during peak times (ie school `pick up' and `drop off' times) and that such an increase will result in further congestion on Ashford Crescent. To address the traffic issues it is proposed to provide secondary pedestrian access to the school from the north. It is anticipated that this will lessen the congestion at the main entrance to the school during peak periods. Furthermore, the school has indicated its commitment to the preparation of a School Travel Plan to address transport issues.

7.6 There is also local concern about the impact of the building works on local amenity. It is noted that there will be a temporary impact on residents during construction of the school. Whilst some disturbance is inevitable, this will be mitigated through the imposition of planning conditions.

7.7 The principle of the proposal accords with the Development Plan and, with the proposed compensation and mitigation measures, it is considered that the environmental impacts are satisfactorily controlled. Accordingly, it is recommended that permission be granted, subject to conditions.

Recommendation

That planning permission in respect of refurbishment of existing Junior School and single storey extension to combine previous Infant and Junior schools into a 1 Form Entry Primary at Waterside Primary School, Ashford Crescent, Hythe (Application No. 84185) 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 unacceptably 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 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.

Hours of Working

(2) No work relating to the construction of the development approved, 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 hours or after 1800 hours Monday to Friday inclusive, before 0800 hours or after 1400 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.

(3) There shall be no access to the development site by any traffic associated with the construction or refurbishment (ie no delivery vehicles, no contractors' cars, nor plant and machinery) in the morning between the hours of 0830 and 0915; and in the afternoon between the hours of 1515 and 1545 unless otherwise agreed in writing with the Local Planning Authority.

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

Materials

(4) 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 development commences.

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

Highways

(5) Occupation of the building shall not commence until an alternative pedestrian access has been created on the northern boundary of the site. The new access shall be maintained for the duration of the use.

Reason: In the interests of highway safety and amenity.

(6) The development shall not be occupied until the vehicle parking and turning spaces have been provided within the site in accordance with the approved plan (P5784-700-PI134 Rev A). The spaces shall thereafter be kept available at all times for their designated use.

Reason: To ensure that the development is provided with adequate parking facilities in order to reduce the likelihood of on-street parking which would be a danger to other road users.

(7) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the construction works being deposited on the public highway. These measures shall be implemented before the development commences and thereafter maintained. No vehicle shall leave the site unless its wheels have been cleaned sufficiently to prevent mud being carried onto the public highway. In the event that any mud or spoil is deposited on the highway, it shall be cleaned off at the end of each working day.

Reason: In the interests of highway safety.

(8) A School Travel Plan shall be produced and submitted to the Local Planning Authority within six months of the date of this permission. The Plan shall be implemented as approved.

Reason: To minimise trip generations associated with the development by private car and encourage the use of alternative means of travel in compliance with the aims and objectives of Planning Policy Guidance 13.

Landscaping

(9) 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.

(10) The approved landscape works (Plan No. P5784/700/PL134 Rev A) shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner. Any plants or trees which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: To improve the appearance of the site in the interests of visual amenity.

357/NC

Annexe to Reasons for Conditions

(as required by Article 22 of the Town and Country Planning

(General Procedure) Order 1995 - as amended)

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Hampshire County Structure Plan 1996 - 2011(Review) (Adopted 2000)

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.

T5

Planning permission will only be granted for development in accordance with other policies in this plan where the local planning authority is satisfied that the transportation requirements of the development can be accommodated. Developers will be expected to contribute towards any transport improvements directly related to the development.

New Forest District Local Plan (Adopted 1999)

BU-P1

New developments, changes of use and extensions/additions to improve or extend community facilities and services will be permitted.

Policy DW-E1

Development shall be appropriate and sympathetic in scale, appearance, materials, form, siting and layout, and shall not cause unacceptable effects by reason of visual intrusion, overlooking or shading. Developers shall have regard to: (a) the scale and siting of the proposal in relation to adjoining development, spaces, the character of the area and the wider landscape. This will involve consideration of height, massing and density, relationship to adjoining buildings and land uses and landscape features on and off site; and (b) materials and built form in relation to the character of adjoining development, local vernacular and any historic features (see also Policies DW-E14 to DW-E25, Section C2).