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

1. Summary

1.1 Planning permission is sought for a new 210 space one form entry primary school on land to the north of the existing Dowd's Farm House at Dowd's Farm, Hedge End, Southampton.

1.2 The new school is intended to serve the residential development which is currently under construction being developed around the site. Amenity issues and landscaping can be dealt with satisfactorily by condition.

2. Recommendation

That planning permission in respect of new 210 place primary school to serve Dowd's Farm residential development at Wellstead Way (Road 18), Dowd's Farm, Hedge End, Southampton (Application No. S/07/59152) be granted for the following reason, subject to the conditions listed in Appendix 1.

Reason for Approval

It is considered that the proposal would be in accordance with the development plan (summary attached in Appendix 2) 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.

3. Site and Proposal

3.1 The proposed site comprises a roughly rectangular field of approximately 1.3 hectares. The proposed school building sits square on the western boundary and is accessed from Wellstead Way. The Dowd's Farm residential development was identified within the Strategic Review of primary age education within the Hedge End area in 2003. Since this review, outline planning permission has been granted for 680-765 dwellings.

3.2 The proposed building is designed to provide a one form entry primary school with a gross internal floor area of approximately 1,380 m². It will accommodate 210 pupils in seven classrooms, with an age range of 4-11 years and provide the following facilities:

(i) 7 classrooms;

(ii) main hall;

(iii) library;

(iv) ICT room;

(v) music/drama room;

(vi) food technology room;

(vii) craft room; and

(viii) staff and administration offices.

3.3 Generally the building design is arranged in two steeply pitched parallel linear blocks housing the main teaching spaces, main hall, music/ drama space, ICT, kitchen and service spaces. Lower flat roof elements link the main teaching blocks and contain the ancillary curriculum spaces such as food technology, library, craft and circulation space.

3.4 The pitched roof linear block to the north of the building plan has an eaves height of 3 metres to accommodate the height required in the main hall. The other block containing the main teaching spaces has a similar eaves height.

3.5 A simple palette of materials has been chosen for the external envelope of the buildings which will weather with age and require the minimum amount of maintenance. These consist of:

(i) natural slate to the pitched roofs;

(ii) good quality Hampshire stock bricks to the external walls;

(iii) polyester powder coated aluminium/timber composite framed glazing; and

(iv) high performance membrane for the flat roofs and painted exposed steel frame.

3.6 The proposed building is to be located to the north of, and running parallel to, the existing Dowd's Farm House. The building sits between two mature belts of trees which will, as far as possible, be retained. The formal hard play and sports pitch is located to the south-east and north-east of the site respectively.

3.7 To cope with existing ground levels the building will be constructed on filled ground to enable unencumbered pedestrian access from Wellstead Way. The hard play and sports pitch is at a lower level and accessed by steps and ramps with gradients of not more than 1:20.

3.8 Eleven staff car parking spaces are proposed, one of which will be an accessible space for a disabled member of staff. Disabled visitors may use the car parking space by special arrangement with the school. Provision has also been made for coaches and delivery and waste disposal vehicles to enter the site. A turning area has been provided to enable these vehicles to leave the site in a forward gear.

3.9 It is proposed to form one pedestrian access from Wellstead Way into the school site directly opposite the main visitor access to the school building along the north-western boundary.

3.10 The existing mature trees to the eastern, southern and western boundaries will be retained and will be protected. Some smaller specimens of trees and an existing hedgerow in the location of the footprint of the building, and to the frontage of the building to Wellstead Way, will be removed. Replacement tree and shrub planting to the north-western boundary to the north of the staff car park, and the existing mature oak will mitigate the loss of the hedgerow.

3.11 In accordance with educational requirements the external facilities are proposed as follows:

(i) junior-sized grass playing field;

(ii) formal hard surfaced play court, sized to accommodate one full-sized netball court;

(iii) informal hard play areas accessed directly from the classrooms, library and circulation areas; and

(iv) other soft-grassed areas that could be enhanced by the school as part of the landscape development plan.

3.12 The landscape strategy has been dictated by the surroundings and landform. The building will be located in the centre of the site and provides the focus for the proposed landscape scheme. The north western boundary of the site is to have supplementary tree and shrub planting to compensate for the loss of hedgerow and smaller specimen trees in the location of the footprint of the building and to allow access onto the site. Around the building and edges of the external play areas, low-level planting will soften the design; providing visual interest and a potential learning resource for the children.

4. Development Plan

4.1 Eastleigh Borough Local Plan Review (2001-2011), adopted May 2006, shows this site to be allocated for Housing/Mixed Use and so adheres to Policies 76.H, 150.OS and 189.IN. It accords with policy 186.IN (Community facilities) and 59.BE (Design).

5. Consultations

5.1 Eastleigh Borough Council has no objections subject to amenity and landscape conditions.

5.2 Environmental Health Officer (Eastleigh) raises no objection subject to noise, vibration, dust and soil conditions.

5.3 Environment Agency has no objection subject to sewage condition.

5.4 Highway Adviser raises no objection.

5.5 Hedge End Town Council has no objection.

5.6 Rights of Way Officer has no objection subject to retention of agreed rights of way network.

5.7 Open Space Society Hampshire has been informed.

5.8 The Ramblers' Association has no objection.

5.9 British Airports Authority (on behalf of Southampton Airport) has no objection subject to Bird Hazard Management Plan.

5.10 Councillor Blampied has been informed.

5.11 Councillor Boulton replied with comment regarding the possibility of utilising the roof space for expansion in future years, if demographic changes made this necessary.

6. Representations

6.1 There have been no letters of objection to date.

7. Chief Planning Adviser's Comments

7.1 The main purpose of the school is to serve the residential development of Dowd's Farm that is under construction. The proposal will provide modern school facilities in suitable grounds for the pupils.

7.2 The Borough Council has not objected to the proposal but has raised a number of issues, including: safety and cleanliness of the site during the construction period; drainage; traffic; and parking and various design details. In addition, the Borough Council's Environmental Health Officer has raised queries over the use of imported top-soil. These matters can be dealt with in standard conditions and practices.

7.3 The Environment Agency has not objected subject to the treatment of foul sewage being addressed under condition.

7.4 The Rights of Way Officer has no objection subject to the retention of the agreed rights of way network to the south of the site. This has been dealt with under condition to ensure the public rights of way are not interefered with by this development. Southampton Airport has raised the issue of potential bird hazards so a management plan is conditioned for submission and approval.

7.5 Councillor Boulton has raised query over the possibility of future expansion. There is no capacity with the roof space for additional accommodation. The school has been designed with the forecast local demographics in mind, therefore the size of the site, and the building is in relation to the number of pupils expected on roll.

7.6 The school parking provision of 11 parking spaces for staff is in accordance with parking standards in the development plan. One of the spaces will be an accessible space for a disabled member of staff or a visitor. To ensure safety to children and pedestrians entering the school, separate vehicular and pedestrian access provision has been made.

7.7 It is noted that the two proposed pedestrian accesses to the east of the site are dependent on the layout of residential developments. It is expected that details will be submitted and approved by the Borough Council in due course. An arrangement for a pedestrian link between the school site and the new estate road to the south may be considered by school management in the future.

7.8 The proposed landscaping scheme includes retention as far as possible of the existing mature trees and will provide an array of new planting. Details of types, species and quantities will be required via a condition before commencement of the development.

8. Conclusion

In conclusion, the school building will offer modern educational facilities for the new community associated with the neighbouring housing estates currently under construction. The amenity and environmental factors can be addressed satisfactorily by condition and there are no significant adverse environmental, safety or amenity issues associated with this development. Therefore the granting of planning permission is recommended, subject to conditions.

1244/KS

APPENDIX 1

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) 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 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.

Materials

(3) Samples and/or 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

(4) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the demolition 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 on to 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.

Construction compound

(5) The details of the construction compound shall be submitted to and approved by the Local Planning Authority in writing before the development commences.

Reason: In the interests of highway and pedestrian safety.

Landscaping

(6) Prior to the commencement of development a detailed scheme of landscaping for the perimeter of the site shall be submitted to the Waste Planning Authority for approval in writing. The scheme shall specify the following:

(i) types, size and species of all trees and shrubs to be planted;

(ii) details of all trees to be retained;

(iii) details of fencing/enclosure of the site;

(iv) phasing and timescales for carrying out the works; and

(v) provision for future maintenance.

Any trees or shrubs 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. The scheme shall be implemented as approved.

Reason: In the interests of visual amenity.

Bird Hazard

(7) Development shall not commence until a Bird Hazard Management Plan has been submitted to and approved in writing by the Local Planning Authority. The submitted plan shall include details of:

(i) management of any roofs on buildings within the site which may be attractive to nesting, roosting and `loafing' birds; and

(ii) possible different management strategies required during/outside the breeding season.

Reason: It is necessary to manage the flat roof in order to minimise its attractiveness to birds which could endanger the safe movement of aircraft and the operation of Southampton Airport.

Rights of Way

(8) The rights of way network shall not be altered in anyway by this development, unless otherwise agreed by the Local Planning Authority.

Reason: In order to protect the rights of way of the local community.

(9) Public mains foul drainage from the development must connect to the public mains sewer.

Reason: To prevent pollution of the water environment.

APPENDIX 2

Annexe to Reason for Conditions

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

(General Procedure) Order 1995 - as amended)

__________________________________________________________________

Eastleigh Borough Local Plan Review (2001-2011) Adopted May 2006

76.H Development will be permitted on land at Dowd's Farm, Hedge End, as shown on the Proposals Map, subject to all the following criteria being met.

(i) development being carried out in accordance with a development brief to be adopted by the Borough Council. The brief will establish, amongst other matters, precisely how much of the site is to accommodate housing, the general location of the proposed Primary School site and the extent and location of public open space;

(ii) an appropriate mix of housing type and size, which will be determined as part of the brief preparation;

(iii) the need for any social or community buildings or other provision to be met either on site or elsewhere to meet likely future needs will be considered as part of the development brief;

(iv) an area of 1.2ha being set aside for a new Primary school;

(v) land being made available for a contiguous area of 6 hectares of land for public open space in the form of an Urban Park, in addition to other incidental areas of public open space;

(vi) adequate provision being made to improve transportation infrastructure, social and community facilities including equipped play areas, and financial contributions for the future maintenance of such facilities and for Public Open Space. Financial contributions are likely to be necessary to bring about the above provisions and towards the provision of the Primary school building. The precise requirements will be set out in the development brief; and

(vii) 30% of all dwellings provided should be for affordable housing.

150. OS The Borough Council will support the provision of additional public open space to the east of Berrywood Primary School, Hedge End and the extension of the grounds at Berrywood Primary School.

189.IN A new primary school is proposed at Dowd's Farm, Hedge End. Proposals on this site must meet the requirements of the Development and Design Brief, prepared and approved by the Borough Council.

186.IN Proposals for the provision, replacement, extension or improvement of facilities for use by the community will be permitted within the urban edge provided they will not adversely affect the residential amenity of the occupiers of neighbouring properties by reason of noise, disturbance, smells, floodlighting or other factors.

59.BE Development proposals which are in accordance with the other policies in this plan will be permitted provided they meet all the following criteria:

(i) they take full and proper account of the context of the site including the character and appearance of the locality or neighbourhood and are appropriate in mass, scale, materials, layout, density, design and siting, both in themselves and in relation to adjoining buildings, spaces and views, natural features and trees worthy of retention;

(ii) they make the most efficient use of the land;

(iii) they incorporate an appropriate mix of dwelling type and land-use where appropriate;

(iv) they provide a high standard of landscape design and appropriate planting where required. Development should use native plants in landscape schemes to benefit biodiversity. Development adjacent to or within the urban edge must not have an adverse impact on the setting of the settlement in the surrounding countryside;

(v) they have a satisfactory means of access and layout for vehicles, cyclists and pedestrians including appropriate links to surrounding footpaths, cycle ways and public transport services;

(vi) include, where appropriate, provision for the secure storage of bicycles;

(vii) they are an appropriate use for the locality and avoid unduly interfering, disturbing or conflicting with adjoining or nearby uses, especially in terms of noise, fumes, dust, overlooking, loss of daylight, loss of outlook, vibration, or from floodlighting or security lighting;

(viii) they make adequate provision for the storage and collection of refuse and where appropriate include facilities for the collection of recyclable materials;

(ix) they include, where appropriate, measures which provide shade and protection from the sun; and

(x) new development should reduce the potential for criminal activity and anti-social behaviour by the use of appropriate design.