Archived decisions

Decision Maker:

Regulatory Committee

Date of Decision:

14 January 2009

Decision Title:

Applicant: Property, Business and Regulatory Services, Hampshire County Council

Extension to provide two classrooms and offices at Sopley CP School, South Ripley, Christchurch (Application No. 08/93166) (County Council Ref: NFE005)

Decision Reference:

409

Report From:

Head of Planning and Development, Environment Department

Contact name:

Katherine Snell

Tel:

01962 845938

Email:

[email protected]

EXECUTIVE SUMMARY

1) Background:

1.1. Planning permission is sought for an extension to provide two classrooms and offices at Sopley CP School, South Ripley, Christchurch (Application No. 08/93166).

1.2. Two letters of objection have been received by the immediate neighbours to the school on size, mass, character of the area, need, lack of privacy, noise, temporary classroom, traffic, lack of consultation during pre-application stage and potential increase in pupil numbers.

2) Issues:

2.1. The concerns raised about this proposal are that the extension is large in scale, being nearly two-thirds the size of the original footprint, the site is within countryside, the school currently requires a temporary classroom for adequate accommodation provision, the extension and construction compound runs parallel to a house and garden and the school generates a considerable amount of parking and traffic during peak times.

2.2. In response it is concluded the design of the building is sympathetic with the character of the existing building and does not encroach or overlook the adjacent houses. Moreover, the school has a great need for the space; to be able to improve the facilities through which the curriculum is delivered.

2.3. There are no anticipated staff or pupil increases, or long-term increase in traffic movements, associated with the application.

2.4. Therefore, although the development is of a substantial size there is no evidence of adverse amenity or environmental impacts associated with the proposal.

3) Recommendation:

3.1. That planning permission in respect of an extension to provide two classrooms and offices at Sopley CP School, South Ripley, Christchurch (Application No. 08/93166). be granted for the following reason, subject to the conditions set out in Appendix 1.

4) Reason for Decision:

4.1. The design of the building is sympathetic with the character of the existing build and does not encroach or overlook the adjacent houses. Moreover, there are no anticipated staff or pupil increases, and so there will be no long-term increase in traffic movements associated with the application. Therefore there are no significant adverse amenity or environmental impacts associated with the proposal and it is considered that the proposal would be in accordance with the development plan (summary attached as Appendix 2).

1) Site and Proposal:

1.1. Sopley Primary School is a small school situated on the corner of two country lanes, as shown on the attached plan. It is in the countryside outside Sopley, near Christchurch. To the east of the existing school is an area of tarmac and field available for the school, measuring approximately 110 x 50 metres. This area includes play equipment, a pond, utility sheds and the sports field.

1.2. The closest houses are two cottages adjacent to the southern boundary.

1.3. The original school was built in 1890 and is single storey, being of traditional load bearing brick construction. The school has since been extended: in 1950 to provide a kitchen, in 1968 a staffroom, in 1994 three classrooms and in 2001 to include toilets and IT. There is currently a temporary classroom on site, with permission until 31 August 2012.

1.4. The school is mixed use for children between the ages of 5 and 11. There are about 90 pupils on roll.

1.5. The purpose of the proposed 247 square metres extension is to provide a total of four classrooms and a multi-purpose room at the school (as seen in Appendices 3 and 4). The two classrooms (both 56 square metres) are to the rear of the school, running east-west. The smaller area, making up the toilets and boiler room, sits south of the existing school and abuts the party wall of the adjacent property. The extension will not result in additional numbers of children at the school.

1.6. The existing corridor will be continued through the existing classrooms, turning this into a multi-purpose space. The extended corridor will lead to two new 56 square metre classrooms, cloak spaces, staff toilets, and stairs leading to two office/group rooms on the first floor. A new boiler room will be accessed externally. The new classrooms will have direct access to the outside play areas and external solar shading will be used to prevent summer over-heating.

1.7. The extension will match the ridge height, pitch and eaves level of the existing gable. Brickwork and roof tiles will be matched as closely as possible to the 1994 extension. Windows and doors will be aluminium-framed double-glazed units. External timber panelling will also be used to provide solar shading.

1.8. The construction site access will be made through the playing field at the north-east of the site.

2) Development Plan:

New Forest District Local Plan First Alteration (2005)

2.1. Policy DW-E1 (General development criteria).

2.2. Policy DW-E30 (Development in the Green Belt).

2.3. Policy CO-E1 (The countryside outside the New Forest).

2.4. Policy CO-P1 (Education facilities).

2.5. Policy CO-RB1 (Re-use of buildings in the countryside outside the New Forest).

3) Consultations:

3.1. County Councillor Clarke supports this application with no reservations. The design proposals are pleasing and the permanent facilities will ensure that the building is compliant with current good design practice.

3.2. New Forest District Council objects on the grounds of the scale and design of the development conflicting with the countryside location.

3.3. Highway Authority has no objection subject to a Travel Plan condition.

3.4. The Environment Agency has no objection.

3.5. Sopley Parish Council objects to the proposal on parking and traffic grounds.

4) Representations:

4.1. Two letters of objection have been received by the immediate neighbours to the school on grounds of its size, mass, character of the area, need, lack of privacy, noise, temporary classroom, traffic, lack of consultation during pre-application stage and increase in pupil numbers.

5) Commentary:

5.1. It is acknowledged that the extension is nearly two-thirds the size of the original footprint and is within countryside. However, the size and mass of the development is essential to be able to carry out teaching to contemporary standards.

5.2. The development takes place within an established school site. The footprint extends into an area of hardstanding within the school grounds and there will still be over 4,000 square metres of play area and field available. The design is of good quality, incorporates the character of the existing school and will reflect the area. There are mature trees and shrubs that provide good screening on the northern boundary, along Thatchers Lane.

5.3. The neighbours adjacent to the school have raised concerns regarding their amenity. Since the submission of the application there have been discussions with the immediate neighbours with regards to the construction plans in order to reduce noise, traffic and disturbance. A construction compound scheme to this effect and working hours will be conditioned.

5.4. The potential loss of privacy and overlooking to the neighbours has also been investigated. As the windows on the south-facing elevation are roof lights and four metres and ten metres further from the end of the neighbours' gardens, there will be no overlooking as a result of the extension. The new playground will not significantly impact on the neighbours as it would be located to the east of the existing play equipment. Moreover, the changes will not result in the loss of any mature vegetation and the school is in discussion with the nearest neighbour over planting arrangements.

5.5. The issue of the retention of the temporary classroom has been raised and there will be a condition to require its removal within three months of the occupation of the development. This is felt to be appropriate as the extension will obviate the need for space and the removal of the classroom will reduce the physical presence of the school.

5.6. Sopley Parish Council has raised objection to the proposal on the grounds of lack of parking provision and traffic congestion. A suggestion to reconfigure the site and reduce the boundary to accommodate drop-off points and parking bays along School Lane has been suggested to remedy this situation. Whilst these points are noted, the proposal is not to increase staff or pupil numbers. The School parking provision is within current parking standards and so any changes of this nature are for further investigation independently of this application.

5.7. However, a school travel plan will be required through a planning condition to ensure best practice of the existing and future travel demands of the school.

5.8. In terms of the construction period, there will be up to two lorry movements a day at certain stages of the project. There will be a condition to restrict access to the development site by any traffic associated with the construction/ demolition on normal school days for a period of 45 minutes at the start of the school day and for 30 minutes while school ends.

5.9. The size of the extension is noted but the design of the building is sympathetic with the character of the existing building and does not encroach or overlook the adjacent houses. There are no anticipated staff or pupil increases, and so there will be no long-term increase in traffic movements associated with the application. Therefore, planning permission is recommended subject to conditions.

Section 100 D - Local Government Act 1972 - background documents

The following documents discuss facts or matters on which this report, or an important part of it, is based and have been relied upon to a material extent in the preparation of this report.

(NB: the list excludes published works and any documents which disclose exempt or confidential information as defined in the Act.)

Document

Location

Extension to provide two classrooms and offices at Sopley CP School, South Ripley, Christchurch (Application No. 08/93166)
(County Council Ref: NFE005)

Environment Department
Castle Avenue
Room G, Lower Ground Floor

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.

2) Within three months of the occupation of the development hereby permitted, the temporary classroom as permitted under 08/92855 shall be removed and the land reinstated as soon as possible.

Reason: To minimise the impact of the built structures on the immediate landscape.

Hours of Working:

3) 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 hours; and in the afternoon between 1515 and 1545 hours.

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.

4) 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 the 0800 or after 1800 hours Monday to Friday inclusive, before 0800 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.

Materials

5) The external materials to be used shall match as closely as possible in type, colour and texture to those on the existing building.

Reason: To secure a satisfactory development.

Environmental Protection

6) Within 12 months of development commencing a detailed scheme of landscaping for the perimeter of the site shall be submitted to the Local Planning Authority for approval in writing. The scheme shall specify the types, size and species of all trees and shrubs to be planted, details of fencing/enclosure of the site, phasing and timescales for carrying out the works, and 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.

7) Prior to commencement of any works, a bat survey and assessment shall be submitted to and approved in writing by the local planning authority. Thereafter the works shall be carried out in accordance with the approved scheme.

Reason: To protect bats, which are a protected species under Schedule 5 of the Wildlife and Countryside Act 1981 and Schedule 2 of the Habitats Regulations 1994.

Highways

8) A traffic management scheme, including details of the construction compound, shall be submitted to and approved by the Local Planning Authority in writing and implemented as approved before development commences. Such measures shall be retained for the duration of the construction period.

Reason: In the interests of highway safety.

9) A supporting school transport plan shall be produced and agreed by the Local Planning Authority within 12 months of occupation of the development hereby permitted.

Reason: To minimise trip generations associated with the development by the private car and encourage the use of alternative means of travel in compliance with the aims and objectives of PPG13.

NEW FOREST DISTRICT LOCAL PLAN FIRST ALTERATION (ADOPTED AUGUST 2005)

C1 Design, layout and landscape:

Policy DW-E1 (General development criteria)

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, shading or other adverse impact on local amenities. 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 other potential impacts of the proposal on local amenities e.g. noise, light or other forms of pollution, including those arising from traffic generated by the development (see also Policy DW-E43, Section C6); and

b) materials and built form in relation to the character of adjoining development, local vernacular and any historic features (see also Policies DW-E18 to DW-E29, Section C2).

Green Belt

Policy DW-E30 (Development in the Green Belt)

The general policies controlling development in the countryside outside of the New Forest set out in Part E of the Plan apply with equal force in areas designated as Green Belt. However, there is, in addition, a general presumption against inappropriate development in the Green Belt. Inappropriate development is, by definition, harmful to the Green Belt. It is for the applicant to show why permission should be granted and very special circumstances to justify inappropriate development will not exist unless the harm by inappropriateness, and any other harm, is clearly outweighed by other considerations.

Decisions on the appropriateness or inappropriateness of development in the Green Belt will be made in accordance with paragraphs 3.4-3.12 of PPG2.

Control of development

Policy CO-E1(The countryside outside the New Forest)

All areas outside the New Forest which are not included within a defined built-up

area, as shown on the proposals maps, are defined as countryside, within which

development will be strictly controlled in order to safeguard the character and

appearance of the countryside.

Education facilities Policy CO-P1 (New schools and extensions in the countryside outside the New Forest)

New schools and other educational establishments will only be permitted where the proposal is for the change of use of an existing building, in accordance with Policy CO-RB1, Section E10, and is to serve the needs of communities within New Forest District. In exceptional circumstances, where a local need is established which cannot otherwise be met, and the proposal is within or adjoining an existing settlement which offers opportunities for access by transport modes alternative to the car, a site for a new building may need to be considered in the countryside. Extensions to existing establishments will be permitted where they are:

a required to serve the needs of the local community within their catchment area; or

b necessary to upgrade existing facilities and will not lead to an intensification of the use of the site or materially increase their impact on the countryside.

Policy CO-RB1 (Re-use of buildings in the countryside outside the New Forest)

Permission will be granted for the re-use of buildings in the countryside for:

h education, health, social service and community facilities, in accordance with policies CO-P1 to CO-P6, Section E8;

provided that the proposed use will not have an unacceptable impact on the character or amenities of the countryside or settlements, or result in unacceptable pressures on the New Forest, and the building:

i is appropriate in scale and appearance to its location, and can be converted without significant extension or detriment to itself or its surroundings; and

ii is structurally sound, and can be re-occupied without re-building; and

iii can be provided with access, car parking and services without works detrimental to the character of the countryside.

On sites creating additional residential units the District Council will negotiate with developers for the provision of affordable housing in accordance with Policy AH-2, Section B4.