Archived decisions
HAMPSHIRE COUNTY COUNCIL
Decision Report :
EXECUTIVE SUMMARY |
1) Background: |
1.1. In August 2006, as part of Hampshire County Council's review of special schools in the New Forest, a feasibility study was completed for a school on the site of the existing Forest Edge School at Totton for primary age children with Complex Learning Difficulties (CLD). That review was approved by the County Council and a brief for a 72 place CLD primary school with nursery was issued in 2008. The new school will bring together a proportion of children from Salterns Special School, also in Totton, with those at Forest Edge. |
1.2. Planning permission is therefore required for the construction of the replacement new school and associated access, including demolition of the existing school buildings, at Forest Edge School, off Lydlynch Road, Totton, and The Clifford Centre (a Pupil Referral Unit) which adjoins the school campus. |
2) Issues: |
2.1. Construction of replacement school whilst existing school is still operable. |
2.2. Provision of a new main vehicular access / egress to be provided from Ringwood Road to the south of the school site with a one-way traffic flow. |
2.3. Accords with the Development Plan. |
3) Recommendation: |
3.1. That planning permission in respect of demolition of the existing Forest Edge School and adjoining Pupil Referral Unit (known as The Clifford Centre), to facilitate the erection of a single-storey purpose-built Special School on the same site at Forest Edge School, Lydlynch Road, Totton (Application No. 08/93469), be granted for the following reason, subject to the conditions set out in Appendix 1. |
4) Reason for Decision: |
4.1. 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. |
MAIN REPORT
1) Site: |
1.1. The existing Forest Edge School buildings of 1,176 square metres floorspace, as shown on the attached plan, is on a relatively flat site and is a single-storey SCOLA type 2 building constructed in the late 1960s. However, the building's fabric and services are coming to the end of their useful and economic life, hence the need to replace them. The site is within a primarily residential area, although there are allotments opposite the northern boundary. 1.2. Access to the site is from Lydlynch Road (a cul-de-sac) on the school's northern boundary. This road also serves the Lydlynch Infant School and housing. Because of the cul-de-sac situation, this road becomes very congested at pick-up and drop-off times. |
1.3. The eastern boundary of Forest Edge School contains the school's existing staff car park and hard play area; both facilities facing housing. On the western half of the school campus are the playing fields which adjoin the Abbotswood Junior School, whilst to the south is the A336 Ringwood Road. In the south-west corner is The Clifford Centre, a Pupil Referral Unit (PRU) which adjoins the access to Abbotswood Junior School. 1.4. The existing school, which has limited staff facilities and no specialist therapy facilities, currently provides special needs accommodation for 62 4 to11 year olds. There are currently 42 staff at the school because of the type of education needs of the pupils attending the school. |
1.5. The proposed works for the replacement Forest Edge School have been planned around the existing school to allow it to continue in operation. The PRU building is to be demolished. |
2) Proposal: 2.1. Following the brief to provide a 72 place CLD primary school with nursery, three diagrammatic options were considered: Option 1- a single-storey new build; Option 2 - a two-storey new build; and Option 3 - a comprehensive refurbishment and extension of the existing school. The advantages and disadvantages of each option were tested against the functional requirements of the brief and constraints imposed by the site. The current application proposal forms the basis of the more favoured option, Option 1. 2.2. In order to maintain the continued running of the existing school buildings, the proposed new school buildings will be constructed to the south, west and north-west of those existing buildings. It is intended to construct 3,026 square metres of floorspace (an increase of 1,850 square metres compared to the existing), the buildings being mainly single-storey and of a buff-coloured facing brick, with elevations facing into the respective courtyard areas being crafted from timber and glass. The combination of dual pitched and mono-pitched roofs are to be constructed using a metal standing seam in zinc or similar material, and those areas of flat roofing are to be of reinforced bitumen membrane systems. 2.3. The larger assembly spaces, such as the hall and dining room, are arranged around the entrance to the school, and these areas form a link between the two teaching wings. The most noise sensitive areas, classrooms, are screened and orientated away from Ringwood Road and these look onto the open aspect of the central play areas beyond. The Nursery and Hydrotherapy Suite are positioned in the north-west corner of the site, in order that they may operate independently from the main school and offer a specialist community facility out of school hours. Once the existing school buildings are demolished after completion of the new school buildings, the area will be properly landscaped. Where possible, existing trees on the overall campus would be retained. 2.4. To overcome traffic congestion and conflict, currently happening at Lydlynch Road to the north of the school site during peak hours, a new access is to be created at the south-east corner into the site from Ringwood Road to the south. There will be a new internal access road which will have a one-way traffic flow and pass in front of the new school buildings; it is not intended to link the existing entrance off Lydlynch Road to this new one-way system. The new internal road would allow for visitor parking, drop-off and collection, the drop-off areas being used at peak times, thereby providing useful loading bays for service vehicles during the rest of the day. Egress is to be in the south-west corner of the site and will join with the access road for the existing Abbotswood Junior School. Staff would still use their existing parking area accessed off Lydlynch Road. In addition, this parking area is expected to be used out of normal school hours by visitors to the Hydrotherapy Suite and Nursery. The new development will require a further six members of staff, bringing the total to 48. Additional Information 2.5. The application is supported by a Flood Risk Assessment, Arboricultural Survey, Bat Survey, Transport Statement/framework School Travel Plan: (i) Flood Risk Assessment - Site is located in Flood Zone 1 where the annual probability of river flooding is less than 1 in 1,000 years. (ii) Arboricultural Survey - Generally the trees on the site are of moderate to low value and it is accepted some trees will require removal given the relative constraints of the site. (iii) Bat Survey - The survey indicated the main school building has no direct evidence of a bat roost and therefore no further recommendations are made for this part of the building. The Clifford Centre (building to be demolished to make way for the egress point from the new school development) showed no signs of usage by bats; the building therefore has no direct evidence of a bat roost or at present any previous use by bats. If at time of proposed demolition signs of bat use becomes known, Natural England will be informed at once. (iv) Transport Statement/School Travel Plan - The Transport Statement covers the existing situation with Lydlynch Road but also considers the proposed entrance from Ringwood Road, into the site, is forecast to operate within satisfactory limits with respect to highway capacity and road safety. It further acknowledges the site is considered to be in an area of medium to high level accessibility by foot and by public transport (bus). The School Travel Plan sets the framework for the school and will be reviewed once the new school becomes operational. 3) Development Plan: |
3.1. New Forest District Local Plan First Alteration Adopted August 2005 shows the site as an existing school with "education authority recreational land" within the defined built-up area boundary within Totton. The relevant Policies are: DW-E1 (General development criteria) and DW-R2 (Protection of private or education authority recreation facilities). |
4) Consultations: |
4.1. New Forest District Council - Application going to its Committee on 11 February 2009 - officer recommendation is no objection subject to conditions. |
4.2. Totton Town Council "Supports the overall scheme but some concerns were raised for the potential traffic conflict with the new access from Ringwood Road and the depletion of open space." |
4.3. Environment Agency has no objection in principle subject to a condition requiring the development be carried out in accordance with the submitted Flood Risk Assessment. |
4.4. Highway Authority has no objection in principle subject to conditions and provision of a School Travel Plan. |
4.5. Natural England - Based on the information provided, Natural England has no objection to the proposed development. |
5) Representations: |
5.1. Two letters have been received, one from New Forest Access For All fully supporting the application. The second letter is from two local residents who have no objection in principle to the replacing of the existing school building but "have strong reservations over the proposed more intensive use of the site in view of the increase in traffic which this implies". They also consider that to construct a new access in the position proposed would create an additional hazard to motorists and pedestrians. The letter also suggests the County Council should introduce a travel plan for all three schools. |
6) Commentary: |
6.1. The site has an existing established school within the defined built-up area for Totton, therefore in principle there should be no objection to the proposed development. In addition the proposed works accord with the adopted Local Plan. |
6.2. The comments from the Town Council are noted and, in response to its concerns, the Transport Statement/framework School Travel Plan considers the site is forecast to operate within satisfactory limits with respect to highway capacity and road safety. Moreover, the Highway Authority has no objection to the proposed development subject to conditions. With regard to "the depletion of open space" it is acknowledged the existing grassed area to the immediate 6.3. Regarding the highway and traffic comments from the two local residents, the access into the site from Ringwood Road will be "entrance only" and, at this point of Ringwood Road, forward visibility into the site is considered adequate. The increase in traffic associated with the new school will be marginal. Moreover, staff will use the existing access into the school site from Lydlynch Road to the north, not Ringwood Road. The new access from Ringwood Road, together with the internal road within the school grounds, will not be linked to the staff car parking area - this reduces the amount of vehicles trying to negotiate one access point. The additional car parking proposed in the front of the site would primarily be used as drop-off or pick-up by persons delivering/collecting children. |
6.4. In planning terms the proposed development is considered to be satisfactory and permission is recommended. |
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 |
Demolition of the existing Forest Edge School and adjoining Pupil Referral Unit (known as The Clifford Centre) to facilitate the erection of a single storey, purpose-built school on the same site, Forest Edge School, Lydlynch Road, Totton (Application No. 08/93469) |
Environment Department |
1893/568/ML
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. Protection of Water Environment |
2) The development permitted shall be carried out in accordance with the submitted Flood Risk Assessment details. Reason: To secure a satisfactory development. Nature Conservation |
3) Notwithstanding the supporting Bat Presence Report submitted with the planning application, prior to demolition of buildings, including the one known as The Clifford Centre, or the felling of trees, they shall be checked for the presence of bats. If bats are present at any point during the works, work shall cease immediately and Natural England be notified in writing. The notification shall include appropriate measures to mitigate removal of the bats before work recommences. Reason: To protect bats, which are a protected species under Schedule 5 of the Wildlife and Countryside Act 1981. Materials |
4) The development shall be carried out in accordance with the Schedule of Building and Landscape Materials received on 21 January 2009. In the event that the approved materials become unavailable, then a suitable alternative shall be agreed in writing with the Local Planning Authority. Reason: In the interests of visual amenity and to secure a satisfactory development. Landscaping |
5) The submitted landscape details, received 21 January 2009, shall be carried out where possible in the first available planting and seeding seasons following the occupation of the new school buildings. The exception shall be for the area where demolition is to take place, in which case the implementation of the planting shall be as soon as is practicable once the ground has been cleared. Any new 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. Reason: In the interests of visual amenity and to provide a satisfactory development. |
6) The trees to be retained shall be protected during building operations by the erection of sturdy protective fencing. Such protective measures shall be retained for the duration of the works, and no materials or plant or vehicles be shall be placed under the canopy spread of the protected trees. Reason: To ensure the enhancement of the development by the retention of natural features. Lighting |
7) The proposed external lighting shall be carried out in accordance with the External Luminaries information received 26 January 2009, and such lighting shall be made fully available for use by the time the first occupancy of the new school buildings is complete. The exception will be where the demolition of the existing building requires any external lighting to be completed after demolition works, in which case that lighting shall be implemented as soon as possible. Reason: To secure a satisfactory development. Highways |
8) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the construction / 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) Temporary gates shall be provided for the new access point to be constructed from Ringwood Road as part of the construction/demolition works, and shall be set back a distance of 10 metres from the edge of the carriageway of the adjoining highway. The gates shall be kept closed and locked when the site is not being worked. Reason: In the interests of highway safety. |
10) The proposed access, including the verge and footway crossings from Ringwood Road, together with the subsequent new egress point from the site, shall be provided with a bound base course material before construction of the new school building is commenced. Appropriate signs shall be installed and retained for the duration of the construction/demolition works, advising of vehicles entering and exiting the site. Immediately on completion of the demolition works of the original school building, the access/egress points from and onto Ringwood Road shall be properly surfaced with approved top-dressing materials. Reason: To initially provide a satisfactory temporary access crossing during the construction / demolition works and then to ensure the access/egress is properly constructed in the interest of highway safety. |
11) Occupation of the buildings shall not commence until properly constructed 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 and to provided a satisfactory development. School Travel Plan 12) Within four months from the commencement of use of the new school buildings, a supporting School Travel Plan is to be produced in writing and agreed by the Local Planning Authority. The agreed School Travel Plan is to be implemented within three months from the date of approval. 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. Hours of Working 13) 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 0845 and 0915; and in the afternoon between 1500 and 1530 on normal school days. Reason: In the interests of public safety and to avoid traffic conflict at the times of the day when pupils are arriving at and departing from school. 14) No work relating to the construction/demolition 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: (i) for the construction works before 0800 hours or after 1800 hours Monday to Saturday inclusive; or (ii) for the demolition works of the old school buildings which shall only be carried out between 0900 hours and 1700 hours Monday to Saturday. There shall be NO works either in connection with construction or demolition 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. Demolition Materials 15) During the demolition period, such materials shall be removed on each day of working and where temporarily stored on-site prior to removal, shall not be stored under the canopy spread of any trees to be retained on site. Such stock piles of demolished materials shall not exceed 2.5 (two-and-a half) metres in height and shall be dampend down to reduce windbourne dust. Reason: To protect the amenity of occupiers of nearby properties. |
Annexe to Reason for Conditions
(as required by Article 22 of the Town and Country Planning
(General Procedure) Order 1995 - as amended)
_________________________________________________________________
NEW FOREST DISTRICT LOCAL PLAN FIRST ALTERATION ADOPTED AUGUST 2005 |
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; and (b) materials and built form in relation to the character of adjoining development, local vernacular and any historic features. |
Policy DW-R2 (Protection of private or education authority recreation facilities) |
Permission will only be granted for the development of non-educational or non-recreational use on school playing fields and other privately owned pitches, greens, and courts (including those identified on the Proposals Maps) if they are within a defined built-up area and: (a) alternative open space facilities of equivalent or better accessibility by a choice of transport modes are made available; or, (b) it is demonstrated that it is surplus to requirements in terms of all its functions: or, (c) the proposals bring benefits to the community that outweigh the effects of the loss of open space. The development should not result in the loss of an open area important to the character of the locality. |