Contact: Katie Snell, ext 5938 email: [email protected]

1. Summary

1.1 Planning permission and Listed Building and Conservation Area Consent are sought for the provision of a new classroom as a first floor extension at West Meon Primary School, West Meon. Objections have been raised. Winchester City Council has raised concern about conservation issues and highlighted the possible adverse impacts to the amenity of the neighbouring residents. Local residents have objected on the basis of the impact of the development on the conservation area, the suitability of the proposed building materials and amenity issues.

1.2 Notwithstanding these objections, it is considered that the proposed development is compatible with conservation and planning policy and that the impact on neighbouring residents is not so serious as to override the demonstrable merits of the development, taking into account the needs of the community overall and in particular for additional school accommodation and accordingly that Listed Building Consent and planning permission should be granted, subject to conditions.

2. Site

2.1 West Meon Primary School was built in 1852 and is of flint/stone construction. It is a Grade II listed building within a conservation area in the village of West Meon off the A32. Although the school and associated buildings are Listed Buildings, the nearby properties are not.

2.2 The nearest dwelling is the School House, immediately adjacent to the south east. The church lies behind the site on a raised elevation to the west. The School has a capacity of 84 pupils housed in the 3 existing classrooms plus a library. A toilet block was added in the 1930s and a single-story Headteacher/admin office was added in the 1950s.

2.3 The school site is tightly restricted by surrounding features and change of levels. There is very limited scope for new structures/space on the site.

2.4 There is no allocated parking for the school. Cars are parked at the rear; which is the land surrounding the church, and on Church Lane.

3. Proposal

3.1 The development proposed for this site is a new classroom above the existing administrative block situated adjacent to the existing school building. The development requires both planning and Listed Building Consent (06/01127/HCS & 06/01128/HCS (LB)).

3.2 The proposed first floor extension will enable the existing large classroom in the main school building to become the school hall and the corridor for movement between classrooms. The development is essential to enable the school to deliver the National Curriculum. The school's most recent Ofsted report highlighted the negative impact that the existing cramped conditions has on pupils' learning by denying opportunities for activities that require space, such as large-scale art projects and permanent play experiences, and that movement around the school imposes constant interruption.

3.3 The school also states that because there is currently no hall, there is nowhere for pupils to meet, conduct meal times, enjoy energetic activities or perform drama without moving desks back and forth.

3.4 The proposed new classroom is designed to fit into the existing school circulation pattern and to minimise the impact on the playground. The ground floor footprint of the administration block will remain substantially the same, other than the addition of a bay. The new classroom at the first floor level will be larger, extending beyond the ground floor by approximately 1.2 metes. It will have a floor area of 47 m². The building would measure approximately 4.9 metres wide, with the highest point of the building to the ridge would be approximately 7.35 metres high. The development will protrude approximately 4 metres into the playground from the existing building.

3.5 Both the existing administrative block and the first floor extension will be clad in lime washed green oak (with stainless steel fixings), this will weather to a silvery grey. The windows have been designed to avoid overlooking of adjacent properties and will be made of oak with inset grey aluminium opening lights. The roof will be slated to match the existing.

3.6 To avoid additional loading on the adjacent listed building, the first floor extension has been designed as a lightweight timber/steel construction. The existing 1950's extension will carry the new floor loads and the roof will be carried by a steel truss carried on two columns at either end. The truss will be manufactured off site and lifted into place.

3.7 The new extension will leave the elevations of the original building virtually intact, the only loss being the porch roof.

3.8 Alternative designs have been looked at. The north side of the playground was investigated as a possibility, but does not provide a viable solution because it would diminish the already small playground by approximately 50m². The W.C. block would need to be repositioned and circulation within the school would not be beneficial to the children.

3.9 Opportunities for internal re-configuration was explored but could not provide a solution as there is inadequate height for a mezzanine floor.

3.10 Re-locating the proposed first floor to sit over the main building rather than the Administration Block presents structural problems. The classroom windows for the ground floor and adjacent first floor would be blocked of natural light and the listed retaining wall would need to be rebuilt/and this would be difficult to justify.

3.11 Finally, using the area of land to the rear of the school was considered, but it is too small. Moreover, it is debateable if a new building in this location would enhance the setting of the Church and the Conservation Area and the required Listed Building Consent would be difficult to justify.

4. Development Plan

4.1 Winchester District Local Plan (Adopted 1998) shows this site to be within an existing school within a conservation area in the village of West Meon. The proposed development relates to Policy HG7 (Heritage, Conservation Areas) and Policy HG20 (Alterations to Historic Buildings).

5. Consultations

5.1 Winchester City Council raises objection on the grounds that the extension, by virtue of its height, will be overbearing.

5.2 West Meon Parish Council raised no objection, but voiced concern over any possible adverse impacts to neighbouring properties.

5.3 The Highway Authority has no objection subject to the construction traffic being managed through condition.

5.4 English Heritage made no comment.

5.5 The Victorian Society has no objection.

5.6 The Civic Trust has been informed.

5.7 The Local Member, Councillor Hindson has been informed

6. Representations

6.1 Six letters of concern and objection have been received from local residents. The objections being loss of light, increased traffic and parking problems. Choice of building materials and less aesthetically pleasing views have been raised as issues.

6.2 The immediate neighbour states that the proposal will impinge on their amenity, as it will result in loss of light and reduce the enjoyment of their garden.

6.3 Nine letters of support have been received from local residents, in favour of the improved facilities the proposal will offer to the children and staff of the school, and in turn the local community. Mark Oaten MP, the Diocese of Portsmouth and the Head Teacher have also written in with their support.

7. Report of the Site Visit

7.1 The Committee undertook a site visit on 22 May 2006 and met representatives of Winchester City Council and West Meon Parish Council, the Head Teacher and Governors of West Meon Primary School and local representatives.

7.2 Councillor Felicity Hindson, the local Member, had tendered her apologies. Due to other Council business she was unable to be present at the site visit.

7.3 The Chief Planning Adviser introduced the application and outlined the key features of the proposed application.

7.4 He displayed a plan to Members which indicated the elevations of the proposed development on the Grade II listed building.

7.5 Members viewed the side elevation of the School from the School House, the nearest adjacent dwelling, and then viewed the rear of the School. Questions were raised regarding size and materials of the proposals and the need for the development to be compatible with the existing school and roof.

7.6 Members were made aware of the five letters of objection that had been received, one from the owner of the School House who was present at the site visit. The letters were summarised as raising concerns about the size of the proposed extension, choice of materials, loss of light, increased traffic and parking problems and less than pleasing views of the proposed extension.

7.7 Members were also made aware of two letters in support of the application stating the clear need for improved facilities at the School for the educational benefit of the children.

7.8 Members accepted an invitation from the Head Teacher to look around the Primary School, to view its facilities and the children at work.

8. Chief Planning Adviser's Comments

8.1 The need to improve the accomodation at the school is not in dispute and is confirmed by the Ofsted report which comments that the school's poor accommodation has an adverse impact on the children's learning.

8.2 The main issues raised by this proposal are traffic and parking impacts during construction, the relationship of the extension to the immediate neighbouring properties in terms of visual impact and light, and the selection of appropriate building materials.

8.3 As this development does not increase the number of pupils, there is no increased traffic or parking associated with the development. However it is recognised that the lack of suitable parking arrangements and narrow local roads, means that the construction traffic will have to be managed. The matter can be dealt with by conditions if permission is granted.

8.4 The development will have a visual impact. The immediate neighbour at The School House has a north west facing garden which is separated from the school site by a boundary wall. The proposed development will result in a higher building on part of this boundary and there may be some reduction in sunlight in the afternoon. The perception of the impact of this is a matter of judgement, but bearing in mind the aspect this is not significant in planning terms.

8.5 Winchester City Council disagrees and has raised objection on the grounds that by virtue of its height, the development will have an overbearing impact on the neighbouring residents.

8.6 However, the school needs to be improved; the school site does not offer a suitable alternative for locating the extra accommodation.

8.7 The visual impact of the proposal is mitigated by the fact that the proposal is a modification of an existing structure, as opposed to an entirely new building, and by the use of materials. The choice of materials reflects the character of the area where a wide range of building styles are evident. The green oak will be lime-washed in order to accelerate the natural weathering process which will result in the wood turning colour to a fitting silver/grey that will blend sympathetically with the adjacent trees.

8.8 The conservation issues raised by Winchester City Council have been addressed by the design and intended construction methods of the proposal. The Victorian Society has not raised concern over the visual impact of the proposal. It is felt that the development will fit into the pattern of buildings in the conservation area which are at a variety of angles and of varying designs and materials.

8.9 In conclusion, it is considered that the proposed development is a good solution to the accommodation problems of the school. The design is compatible with the pattern of buildings in the conservation area. The use of the materials an acceptable alternative to that used on the main school building. Overall the development is compatible with conservation and planning policy.

8.10 It is acknowledged that the views from the neighbouring properties will be affected. However, on balance, this impact is not so serious as to override the demonstrable merits of the development, taking into account the needs of the community overall and in particular for additional school accommodation.

8.11 In reference to Listed Building and Conservation Area Consent, no objections have been raised to the proposal. This is probably due to the minor alterations involved and careful design to preserve the original building and features.

8.12 Therefore it is recommended to grant Listed Building Consent and planning permission, subject to conditions.

Recommendation (1; Planning Permission)

That planning permission in respect of New first floor classroom extension at West Meon Primary School, Church Lane, West Meon, Petersfield, GU32 1LF (06/01127/HCS) 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 character of the area or the amenity of local residents and would be acceptable in terms of highway safety and convenience.

Conditions

Time Limits

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

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

Hours of Working

(2) There shall be no access to the development site by any traffic associated with the construction/demolition (ie. no delivery vehicles, no contractors' cars, nor plant and machinery) in the morning between 0830 and 0915; and in the afternoon between 1515 and 1545.

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.

(3) 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 or after 1800 Monday to Friday inclusive, before 0800 or after 1400 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.

Highways

(4) No development shall take place until a Construction Traffic Management Plan has been submitted and approved by the Local Planning Authority.

Reason: In the interests of highway safety.

Recommendation (2: Listed Building and Conservation Area Consent)

That the Secretary of State for the Environment, Food and Rural Affairs be recommended to grant Listed Building and Conservation Area Consent in respect of New first floor classroom extension at West Meon Primary School, Church Lane, West Meon, Petersfield (LB)(06/01128/HCS) for the following reason, subject to the following condition:

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 Listed Building and Conservation Area or the amenity of local residents and would be acceptable in terms of highway safety and convenience.

Conditions

Time Limits

(1) The development hereby permitted shall be begun before the expiration of three years from the date on which this Listed Building Consent was granted.

Reason: To comply with Section 18 (as amended) of the Town and Country Planning (listed Buildings and Conservation Areas) Act 1990.

929/KS

Annexe to Reason for Conditions

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

(General Procedure) Order 1995 - as amended)

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Winchester District Local Plan (Adopted 1998)

Heritage, Conservation Areas

Policy HG7

Within Conservation Areas, proposals for changes of use, new buildings, alterations, or extensions which accord with other relevant proposals of this Plan will normally be permitted, provided they:

(i) preserve or enhance the character of the area. In particular, the massing, materials, plan form, and grouping of buildings, and associated landscape features, should be in scale and harmony with adjoining buildings and the area as a whole. The proportions of features should relate well to each other and to adjoining buildings;

(ii) use facing and roofing materials appropriate to the locality and sympathetic in colour, profile and texture. Walls, gates and fences should, as far as possible, be of a kind traditionally used in the locality;

(iii) do not generate excessive traffic, car parking, noise or cause other detriment to the local environment. Existing uses of this nature will not normally be allowed to expand or intensify and the City Council may encourage their relocation

Alterations to Historic Buildings

Policy HG20

The Local Planning Authority will not grant planning permission (where required) or listed building consent for any external or internal alteration, addition to, or change of use of, a listed building which would adversely affect its architectural or historic character. Where alterations are permitted, access may be required for recording affected parts of the structure.