Archived decisions

HAMPSHIRE COUNTY COUNCIL

Decision Report

1. Executive Summary

1.1. Planning permission is required to construct a replacement car park with new highway entrance, new access footpath/cycle route, new "micro" Synthetic Turf Pitch and other infrastructure improvements at Portway Junior School, Ashfield Road, Andover. (Application No. 09/01095/HCC3N.)

1.2. Issues: Relationship with existing and proposed development, compliance with the current adopted Local Plan policies, consultees' views, consideration of comments/concerns/objections from local residents.

1.3. Reason for decision: It is considered the proposal would be in accordance with the development plan (summary attached in Appendix C) and would not materially harm the immediate area and is acceptable in terms of highway safety. However, it is considered there may be some impact on occupiers in Ashfield Road/Cheavley Road who live closest to the proposed unlit Synthetic Turf Pitch. Taking into account all the considerations, there is on balance, no substantive reason to withhold planning permission, subject to conditions.

2. Site and proposal

2.1. Portway Junior School is an existing and established school that shares a large campus with the Portway Infant School as shown on the attached plan. There is housing on the southern, eastern and northern boundaries of the campus. The western boundary adjoins Upper Drove (public highway) which has a tree belt on its western side with an industrial estate beyond that. Both the Portway schools are situated in the southern half of the overall school site with the playing fields taking up the northern half. Vehicular access to both schools is from Ashfield Road (cul-de-sac) which is a residential road, whilst pedestrians can enter either from this road or Upper Drove to the west. The schools are arranged around an existing communal car parking and access road area with playgrounds around the peripheries of the two main buildings.

2.2. Proposals - During 2007 the schools took part in a joint site appraisal project, leading to various considerations for the improvements to the site infrastructure. This planning application combines the main aspects of this revised site access and infrastructure layout as well as introducing the idea of a small non-floodlit "micro" synthetic turf pitch on the existing Junior School playground. Since the application was originally submitted, certain changes have been made, these being:

(i) removing a long cycle path from the Upper Drove and making it shorter, but closer to the new car parking entrance;

(ii) add a new link path to the junior school frontage;

(iii) remove the new parking bays from the Ashfield Road entrance;

(iv) add an acoustic barrier to the synthetic turf pitch;

(v) show the phased construction for the car park relocation;

(vi) illustrate the use of fully Sustainable Urban Drainage (SUDS) designed bound gravel parking bays (as required by the Environment Agency).

2.3. Car parking and new access - The largest part of the various schemes is for the construction of a 38 space parking area to include two accessible bays and two mini-bus bays, together with a new access from Upper Drove. The car parking area, which will be positioned parallel to Upper Drove, is intended to be constructed from a bound gravel filtration bed system as the site overlies the principle chalk aquifer for this area. A new bin store area and delivery area is to be incorporated into the car park scheme. The new access to be provided from the car park on to Upper Drove is partly governed by the number of posts and lighting columns in the existing highway verge, but it is also in the location proposed to keep visibility splays clear from the existing pedestrian access. Service vehicles will be directed to this new access at all times thereby they will not need to enter the site from the residential cul-de-sac of Ashfield Road. The changes to the car parking will have to be carried out in three phases, possibly over a three year period as it is subject to the finances being available. The car park is primarily for school staff as parent-parking is not permitted in the school.

2.4. In addition to the new car park, and in order to deter pupils from accessing the car park, a 1.2 metre high fence will be erected around the edge of the car park and delivery area. The main school fence along Upper Drove is to remain. A new cycle way/footpath from Upper Drove into the school site is to be provided and this will link into the existing internal paths of the schools. Trees will be planted between the new car park and Upper Drove.

2.5. "Micro" Synthetic Turf Pitch (STP) - it is proposed that an STP (no floodlighting) be provided for the Junior School on what is currently an extensive existing hard play area to provide winter curriculum sport and flexible varied play space. The STP, of approximately 32 metres by 18 metres, is to be constructed with a short pile green monofilament carpet system and have a two metre high green coated weldmesh fence. As the proposed STP would be on that part of the school site close to residential properties, it is intended to provide a 56 metre long acoustic barrier fence on the southern boundary of the existing hard play area. The provision of the STP is subject to the necessary funding being made available and therefore is not likely to be constructed until after the changes to the car parking.

2.6. Additional works - Provision of the new car parking area and bin store/delivery area will allow the current existing parking bays within the school grounds to be removed and adapted as new teaching/play spaces which can be phased over three phases to tie-in with the phasing of the new car park. A more convenient position for a cycle shelter can be provided between both schools.

3. Development plan

3.1. Test Valley Borough Local Plan 2006 (Adopted June 2006) shows the site as existing development (has the shape, of but annotated as a school) within the defined Settlement Boundary for Andover. The proposed development accords with Policies TRA 09 (Impact on the Highway Network), DES 05 (Layout and Siting), DES 07 (Appearance, Details and Materials), DES 10 (New Landscaping).

4. Consultations

4.1. Test Valley Borough Council has no objection. (No planning conditions were requested.)

4.2. Environment Agency has no objection in principle but have advised that the site overlies the principle chalk aquifer. The site is also within the groundwater Source Protection Zone 2 for the protection of the Anna Valley supply and as such, this site is considered sensitive with respect to controlled waters. In addition, they advise that soakaways are not considered to be SUDS best practice. "We would be concerned about the risk posed by the disposal of water from the car parking areas. We recommend that consideration should be given to a suitably designed SUDS."

4.3. Highway Authority has no objection in principle subject to conditions including a Construction Traffic Management Plan being submitted for approval before development commences, and, submission of a suitable School Travel Plan. In addition, it is noted an existing delivery access off Upper Drove is usually closed to vehicles by steel gates but is predominantly used as a pedestrian access. The new access is intended to be the main vehicular access only, thereby, fully segregating pedestrians and vehicles and which is supported by the County Council.

4.4. The Local Member, Councillor Pat West, supports the proposed development.

5. Representations

5.1. Four letters have been received from local residents expressing concerns/objections to the proposal. (The four letters were received before some changes to the application had been received.) The grounds of concern/objection are:

(i) the Micro Synthetic Turf Pitch should be located elsewhere such as the large sports pitch to avoid additional disturbance to local residents. Doubtful the proposed two metre high fence will stop balls from the pitch coming over into nearby gardens. A higher fence would be an eyesore;

(ii) potential for the STP to have floodlighting thereby allowing additional use for out of school hours and extra court activities which would lead to increase in noise and disturbance to local residents;

(iii) retaining the vehicular access to the site in Ashfield Road entrance invites continued safety problems as it is a cul-de-sac;

(iv) there is a regular flow of vehicles using Ashfield Road around lunchtime requiring temporary parking adjacent to the kitchen to collect food for delivery to other local schools;

(v) Ashfield Road becomes blocked with traffic twice daily due to parents dropping off/collecting pupils - concerns that ambulances/fire engines are not able to reach the top end of the road by the school entrance. The application does not consider this point.

6. Commentary

6.1. The Portway Junior and Infant Schools are within the defined Settlement Boundary for Andover where planning permission is normally granted for such developments. The proposed works accord with the relevant Policies of the current adopted Local Plan, therefore in principle, there should be no objection to it although the comments from the consultees and public are noted.

6.2. The new access and associated parking to be provided from Upper Drove will be for staff and delivery/collection vehicles that currently use Ashfield Road. It is acknowledged problems are known with the parking issues of Ashfield Road, but the new car park will help reduce some of those problems including lunchtime collections from the kitchens. The phasing of the car park construction will allow the car parking to be relocated in manageable stages and would allow the schools to stop and reassess the situation prior to construction of each phase. The existing access from Ashfield Road into the school site has to be retained for emergency purposes even though fire engines will be able to reach the school from Upper Drove.

6.3. It is appreciated that parents using Ashfield Road to drop off their children cause problems for residents living in that road. The problem is also compounded by the road being a long (over 200 metres) cul-de-sac with no connecting roads into it. However, this application is not intended to address this issue and the development will not exacerbate the problem. Indeed, the proposal by providing more operational parking will at least reduce pressure on street parking.

6.4. Regarding the residents' comments/concerns about the micro Synthetic Turf Pitch it would be constructed on an area of existing hard play area and to help reduce potential noise from use of the pitch, it is intended to provide a 56 metre long acoustic barrier fence near those properties which are closest to the STP. Since the STP is not being provided with floodlighting, this will limit the overall times the STP can be used. Moreover, its primary use will be for the Junior School to carry out its curriculum. A separate planning application will be required to erect floodlighting and it should be noted that this is not being proposed as part of the current application. .

6.5. On balance, it is acknowledged the new car parking arrangement will ease some of the existing problems associated with the current parking and access serving the school. It is further considered that the use of the proposed Synthetic Turf Pitch may have some impact on those residents closest to the site but without floodlighting, the impact will be limited. Planning permission is recommended.

7. Recommendation

7.1. That planning permission to construct a replacement car park with new highway entrance, new access footpath/cycle route, new "micro" Synthetic Turf Pitch and other infrastructure improvements at Portway Junior School, Ashfield Road, Andover (Application No. 09/01095/HCC3N), be granted subject to the conditions in Appendix B.

Links to the Corporate Strategy

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 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 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. These times shall be the same for each Phase of the development including construction of the Synthetic Turf Pitch.

Reason: To protect the amenities of occupiers of nearby properties.

3. There shall be no access to the development site by any traffic associated with the construction (ie no delivery vehicles, no contractors' cars, nor plant and machinery) in the morning between 0800 and 0900 hours and in the afternoon between 1500 and 1600 hours 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.

Highways

4. Prior to construction commencing, a Construction Traffic Management Plan shall be submitted in writing to, and approved by the Local Planning Authority. The agreed Plan shall be maintained for the duration of the construction works. This Plan shall apply to each Phase of the development including when the Synthetic Turf Pitch is being constructed.

Reason: In the interests of highway safety.

5. Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the construction works being deposited on the public highway. These measures shall be implemented before the development commences and thereafter maintained for the duration of the construction works. 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 any mud or spoil is deposited on the highway, it shall be cleaned off on each day of working.

Reason: In the interest of highway safety.

6. The access, including the verge crossing, and drainage shall be constructed and lines of sight of 2.4 metres by 70 metres to the south and 70 metres to the north provided, before the car parking area is brought into use. These visibility splays shall be subsequently maintained. Any fencing or planting shall be carried out so that they are behind the splays.

Reason: In the interest of highway safety.

Car Park

7. The car parking area shall be constructed so that drainage from the site includes petrol/oil interceptors. The drainage shall be such that it meets the requirement of the Environment Agency in relation to Sustainable Urban Drainage Systems (SUDS).

Reason: In order to reduce potential pollution of the principal chalk aquifer for the area as the site overlies it. In addition, the site is also within the groundwater Source Protection Zone 2 for the protection of the Anna Valley supply.

Tree Planting

8. Before the car park area for Phase 1 is commenced, details of the proposed trees to be planted, including numbers, that are to be located behind the new visibility splays, shall be submitted in writing to, and approved by the Local Planning Authority. The agreed trees shall be subsequently maintained so that any lower branches do not overhang the visibility splays thereby causing an obstruction. In the event any of the trees die, or are badly damaged within the first three years from their initial planting, they shall be replaced with similar species as soon as possible.

Reason: To create a satisfactory natural screen of the car park area.

Synthetic Turf Pitch

9. Before construction of the Synthetic Turf Pitch is carried out, details of the acoustic fence to be provided shall be submitted in writing to, and approved by, the Local Planning Authority. The agreed details shall be implemented at the time the Pitch is constructed and thereafter subsequently maintained as an acoustic barrier. The Pitch shall not be brought into use until the associated fencing has been installed. No floodlighting shall be installed at the Pitch.

Reason: In the interests of amenity of occupiers of properties nearest the Pitch.

Annexe to Reason for Conditions

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

(General Procedure) Order 1995 - as amended)

TEST VALLEY BOROUGH LOCAL PLAN 2006 (Adopted June 2006)

Policy TRA 09 (Impact on the Highway Network)

Development will be permitted provided it does not have an adverse impact on the function, safety and character of the highway network.

Policy DES 05 (Layout and Siting)

Proposals for development within or adjoining a settlement will be permitted provided that the scheme integrates with the form and structure of the existing settlement or surrounding area.

Policy DES 07 (Appearance, Details and Materials)

Development will be permitted provided that the design of any building or structure expresses its purpose, unless this would detract from the character of the surrounding area.

Policy DES 10 (New Landscaping)

Development will be permitted provided that new hard and soft landscaping, in conjunction with the retention of existing landscape, wildlife and amenity features where appropriate, is sufficient to enable the development to integrate successfully into the local environment.