Contact: Martin Leeds, ext 6733 email: [email protected]

1. Summary

1.1 Planning permission is sought for the construction of a replacement primary school with associated groundworks, landscaping and car parking to accommodate 120 pupils on land south of Criswick Close and fronting Red Rice Road, Abbotts Ann, near Andover. The proposed development is a departure from the adopted Test Valley Borough Local Plan 2006 and will need to go to the Secretary of State to see if the application has to be called in for her determination. If the Secretary of State for the Department of Communities and Local Government does not call in the application, then planning permission is recommended.

2. Recommendation

That, subject to completion of the departure procedures, planning permission in respect of the proposed replacement Abbotts Ann C of E Primary School on land south of Criswick Close and fronting Red Rice Road, Abbotts Ann, near Andover (Application No. 08/00910/HCC3N) (County Council Ref: TVE 055) be granted for the following reason, and subject to the conditions set out in Appendix 1.

Reason for Approval

It is considered that, although the proposal is a "departure" from the development plan, in that the site is unallocated for development as it is in the countryside, it accords in principle with Policy SET03 (Development in the Countryside) and other relevant policies. (Summary of Development Plan attached as Appendix 2.) It is further considered that the proposal would not materially harm the character of the area or the amenity of local residents and would be acceptable in terms of highway safety.

3. Site

3.1 The existing Victorian primary school building, including temporary classroom units, is inadequate and on a cramped site in Abbotts Ann village. There is not the available space to improve the building and therefore it is necessary to provide a new school on an alternative site. The site of the new school (see attached location plan) would be on undulating farmland due south of residential development at the southern end of the built-up area for Abbotts Ann. The eastern boundary of the site fronts onto Red Rice Road which has hedging and a tarmac footpath. The western and north-western boundary form part of the arable farmland; the northern boundary adjoins residential properties and there is existing tree planting between these properties and the site. On the opposite side of the school site (east of Red Rice Road) is a belt of mature trees with further farmland beyond that. The new site is owned by a private family trust and the County Council is currently in negotiations to purchase the land through a long-lease arrangement.

Proposal

3.2 The overall proposed school site would be on 2.7 hectares and is approximately 600 metres south of the existing site. The proposed school building would be single storey and have good quality Hampshire bricks for the outer facing walls, with clay-tiled roofing to the primary accommodation - four classrooms, administration and main hall block. These aspects will be connected with flat-roofed areas accommodating the circulation areas, main entrance, kitchen and associated store areas/toilet facilities. The new school would have capacity for 120 pupils. Because the farmland has a "bowl" shape, the new school building would be sited in the most level part of this bowl.

3.3 In addition to the main school building, it is also intended to provide a junior-sized sports pitch (not floodlit), netball court for formal games and associated hard and soft landscaped areas. A belt of native species trees is to be provided along the south-western boundary of the site to help screen the development. One vehicular and two pedestrian and access points are to be provided from Red Rice Road into the site. Ten staff car parking spaces are to be provided together with an area for drop-off/pick-up for parents within the site. (The pedestrian access points are separate from the vehicle one.) An additional pedestrian entrance would be provided to link with an existing footpath on the north-west boundary where the housing is located. Ten covered cycle storage spaces would be provided just south of the proposed Reception Area.

3.4 Supplementary information has been submitted with the application covering a Framework Travel Plan (the school intends to further develop this plan under the County Council's Safer Routes to Schools scheme), an Archaeological Desk-Based Assessment and Walkover Survey, and a Flood Risk Assessment. (The site is within Flood Zone 1 where the annual probability of flooding is less than 1 in 1,000 years.)

4. Development Plan

4.1 Test Valley Borough Local Plan 2006 shows the site as undeveloped land in the countryside but adjacent to the defined Settlement Boundary of Abbotts Ann. The proposed development is therefore classed as a departure from the development plan as shown on Proposals for the adopted (Inset) Map for Abbotts Ann. However, the relevant policies are SET 03 (Development in the Countryside), DES 01 (Landscape Character), DES 02 (Settlement Character), DES 06 (Scale, Height, Massing) and DES 07 (Appearance, Details, Materials).

5. Consultations

5.1 Test Valley Borough Council - comments awaited.

5.2 Abbotts Ann Parish Council "strongly supports this planning application with the very serious request for future physical traffic calming to make the new school entrance and exit satisfactorily safe for all who use it". In addition, the Parish Council has commented it has "severe reservations about the absence of any practical traffic calming structure in this plan, either a mini-roundabout, or build-outs, in the Red Rice Road that will physically slow speeding traffic."

5.3 Environment Agency has no objection in principle but should consent be granted, then it is recommended a planning condition be added that the development is carried out in accordance with the Flood Risk Assessment as submitted with the application.

5.4 Defence Estates (MOD Safeguarding - Middle Wallop) has no safeguarding objections to the proposal but comments there is no indication of the sports pitch being lit. If there is to be lighting on this pitch it will need to see details as lighting near aerodromes must conform to specific standards.

5.5 The local Member, Councillor Woodhall, supports the proposal.

5.6 Highway Authority has no objection in principle, subject to conditions, and considers the number of trips by car to the site is likely to remain the same. The parking provision on-site for staff and the introduction of a drop-off/pick-up area within the site may help to reduce some on-street parking.

6. Representations

6.1 One letter has been received from a local resident, not objecting to a new school being built, but expressing concern at the potential traffic chaos when parents deliver and collect children from school.

7. Commentary

7.1 It is acknowledged that the new school constitutes a departure from the current adopted Local Plan in that the proposed site is not shown for development within the defined countryside. The existing school site is too cramped to allow further development and the school's detached playing field (within another part of the village) would not, in itself, be capable of providing a replacement school building and playing pitch. There are no alternative sites in the Abbotts Ann village that would be suitable to accommodate a new primary school and its playing pitch. Therefore it is considered this proposal meets the requirement of Policy SET 03 (Development in the Countryside) that the countryside is the only option available. In addition, the current school site, because of its location within the village, does not have parking for staff.

7.2 The new site has been designed to allow for staff parking and a drop-off/pick-up area for parents. The school building would be of good quality Hampshire bricks and would be compatible with nearby housing. Moreover, the position of the main school building will be in a flatter part of the undulating farmland and this, to some degree, would help to reduce its impact on the surrounding area.

7.3 Regarding the comment from the local resident, although not objecting to the provision of a new school, her concern is noted about potential traffic chaos when parents deliver and collect children from school. It is acknowledged that most schools suffer from traffic congestion at these particular times of the school day and, even with the proposed drop-off/pick-up facility, this will not overcome completely any problems with traffic that may arise. However, it is hoped the traffic situation would be lessened, given the school would be on the outskirts of the village rather than in the centre as it is at present.

7.4 On balance, therefore, planning permission is recommended.

1668/ML

APPENDIX 1

Conditions

(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.

(2) No development shall take place within the site until the applicant has secured the implementation of a phased programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Local Planning Authority.

Reason: In the interestes of archaeology.

(3) 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.

(4) Before development commences, details of the proposed surface materials to be used on the car park and footpaths shall be submitted in writing to and approved by the Local Planning Authority.

Reason: In the interests of a satisfactory development.

(5) The trees and hedging, including the hedging along the site frontage with Red Rice Road (except for the points of entry for pedestrian and vehicular access), to be retained shall be protected during building operations by the erection of sturdy protective fencing. The fencing shall be retained for the duration of the construction works.

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

(6) Any gates to be provided at the site entrance with Red Rice Road, whether at the time of construction or on completion of the construction works, shall be made to open into the site and not across the public highway.

Reason: In the interests of highway safety.

(7) Provision shall be made for the parking and turning on site of operatives' and construction vehicles during the contract period. Such provision shall be implemented before the development commences and retained for the duration of the construction.

Reason: In the interests of highway safety.

(8) 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 onto the public highway. In the event that any mud or spoil is deposited on the highway, it shall be cleaned off on each day of working.

Reason: In the interests of highway safety.

(9) Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The bund capacity shall give 110% of the total volume for single and hydraulically linked tanks. If there is multiple tankage, the bund capacity shall be 110% of the largest tank or 25% of the total capacity of all tanks, whichever is the greater. All filling points, vents, gauges and sight glasses and overflow pipes shall be located within the bund. There shall be no outlet connecting the bund or discharging onto the ground. Associated pipework shall be located above ground where possible and protected from accidental damage.

Reason: To prevent pollution of the underlying chalk environment.

(10) The development approved under this planning consent shall be carried out in accordance with the Flood Risk Assessment dated January 2008 and as submitted with the planning application details.

Reason: The Flood Risk Assessment as submitted includes details of surface water attenuation and infiltration into the underlying strata at a greenfied rate which reduces the risk of surface water flooding to the receiving catchment.

(11) All topsoil and subsoil materials stripped from the areas to be excavated shall be removed and stored separately before construction operations commence, including the formation of the sports pitch. Topsoil shall only be handled when dry and friable. To reduce wind-borne material, in dry weather these temporary stock piles of soils shall be dampened down with sprayed water.

Reason: In the interests of preserving the quality of soil.

(12) Occupation of the buildings shall not commence until provision for the parking, turning, loading and unloading of vehicles has been made within the curtilage. The areas of land so provided shall not be used for any purpose other than the parking, turning, loading and unloading of vehicles.

Reason: In the interests of highway safety.

(13) The approved landscape scheme 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 three 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.

(14) No work relating to the construction of the development approved, including earthworks and 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 1700 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.

APPENDIX 2

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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TEST VALLEY BOROUGH LOCAL PLAN 2006

Policy SET 03 (Development in the Countryside)

Development in the countryside (i.e. outside the boundaries of settlements as shown on the Insets Maps) will only be permitted if:

a) there is an overriding need for it to be located in the countryside; or

b) it is of a type appropriate in the countryside as set out in Policies.... ESN 05-09....

For developments that require a building or buildings, it must be demonstrated that in the locality there are no existing buildings:

c) which are adequate for the proposed use;

d) which reasonably could be made available.

Policy DES 01 (Landscape Character)

Development will be permitted provided that:

a) it can be accommodated without detriment to the distinctive landscape qualities of the area within which it is located;

b) its visual impact is in keeping with the local character of the area; and

c) there is sufficient landscaping to enable the development to integrate successfully into the local environment.

Development will not be permitted where it would detract from the local landscape due to the inclusion of unnatural landscape features, such as artificial bunds, or except in the case of landmark buildings, the breaking of important skylines or ridgelines.

Policy DES 02 (Settlement Character)

Development will be permitted provided that:

a) the overall design responds positively to the character and appearance of the surrounding townscape or settlement;

b) it would not result in the loss or harm to open areas, woodlands and other landscape features that contribute to the character of an area;

c) it would not disrupt a view from a public place which forms part of the distinctive character of an area;

d) it does not require on or off-site infrastructure which will have an adverse impact on the character or amenity of the surrounding area or adversely affect the countryside.

Policy DES 06 (Scale, Height, Massing)

Development will be permitted provided that:

a) any building is in scale with other buildings in the immediate vicinity in terms of its height and massing, unless a greater scale is necessary to reflect the development's function or to create a landmark in an appropriate location; and

b) its scale does not detract from the dominance of, or interrupt important views of, key landmark buildings or features.

Policy DES 07 (Appearance, Details, Materials)

Development will be permitted provided that the design of any building or structure:

a) is of a high standard and attractive appearance which adds visual interest;

b) expresses its purpose, unless this would detract from the character of the surrounding area; and

c) complements local building styles and the colour, pattern and texture of local building materials.