Archived decisions

HAMPSHIRE COUNTY COUNCIL

Decision Report

1. Executive Summary

1.1. Planning permission is sought for the siting of one double modular building and associated car parking provision to enable the relocation of the Clifford Centre (Special Teaching Service) from the existing site next to Abbotswood Junior School, Totton, to land on Abbotswood School for a temporary period. Planning permission is sought for four years, until 31 August 2013.

1.2. The main issues raised by this planning proposal are highways concerns and the loss of playing field space for the Abbotswood Junior School.

1.3. The need for the temporary re-location of the Clifford Centre outweighs the loss of a small area of less well used playing field on the Abbotswood Junior School site. Highways concerns have been considered, but will not raise traffic levels to be deemed unacceptable. Consequently planning permission is recommended for approval.

2. Site and proposal

2.1. The Clifford Centre is used as a special education unit for the primary schools in the Totton and Calmore area. Some outreach teaching is organised by the Centre and delivered in the local primary schools. At any one time there will be six staff on site and six pupils, some of whom may have physical disabilities. All pupils come by car or taxi. There will be no more than one delivery van coming to the site each week, in addition to the weekly refuse collection.

2.2. The re-location of the Clifford Centre consists of a proposed temporary double modular building and car parking on the Abbotswood Junior School site, in the western corner to cover an area of 153 square metres.

2.3. This location is thought to be the most suitable as it removes the minimum amount of School playing field possible, whilst having good access straight onto Tedder Way or Portal Road.

2.4. Along with the erection of a temporary double modular building (18m x 8.5m x 3.7, to be coloured forest green) there will be seven car parking spaces required along with one disabled space. The proposal sites the car parking to the front of the building. The vehicular access to the site is proposed off the junction of Tedder Way and Portal Road. A section of the existing hedgerow will need to be removed to enable the construction of the access route. A new pathway will be required to enable safe pedestrian access to the site. This is proposed to enter the site adjacent to the south side of the vehicular access from Tedder Way, when inside the site, pedestrians will have to cross the vehicular access to reach the pedestrian pathway leading to the entrance of the modular building. Existing fencing is due to remain, the new access gates to be erected will match the existing fencing and any new fencing to the rear of the site will be 1.8 metre high green weld mesh fence. This will secure the site and distinguish it from the existing Abbotswood Junior School.

2.5. In February 2009 planning permission was granted by Regulatory Committee for the demolition of the existing Forest Edge School and adjoining Pupil Referral Unit (Clifford Centre). As a result of this, it was necessary to re-locate the Clifford Centre. The County Council agreed that two temporary units housing the Clifford Centre could be sited on the Forest Edge School Site for up to a year. The units were intended to go in the south west corner of the Forest Edge School site. However, an access route to the new Forest Edge School is to be put in place, which will require the removal of these temporary units. Consequently it is now considered that a more secure and accessible unit is required, for a period of four years, rather than the one year previously agreed. This will enable Children's Services to look for a permanent location for the Clifford Centre and this is being actively undertaken at present.

3. Development plan

3.1. New Forest District Local Plan First Alteration Adopted August 2005 shows the site as an existing school site with "education authority and recreational land" within the defined built-up area boundary within Totton. The relevant policy is DW-E1 (General development criteria).

4. Consultations

4.1. The Local Member, Councillor Weeks objects to the proposal on the following grounds: firstly, the loss of playing fields at Abbotswood Junior School and secondly the additional traffic levels along Tedder Way and Portal Road. There are other sites more suitable for the re-location of this facility.

4.2. New Forest District Council have not responded to date.

4.3. Highways Authority has no objection subject to conditions.

4.4. Sport England object to the proposal as the development would lead to the unnecessary loss of part of a playing field, which is against the adopted Playing Fields Policy, A Sporting Future for the Playing Fields of England (1996). There is not sufficient information submitted to show there is vision for an alternative permanent provision and that any reinstatement work to the playing field may not be carried out to a standard that ensures that the land is returned to its existing or better quality. It is believed that the centre could be re-located elsewhere.

4.5. Environment Agency raise no objection to the proposal.

4.6. Totton and Eling Town Council have not responded at the time of writing.

5. Commentary

5.1. The main issues raised by this planning proposal are the loss of playing field space for the Abbotswood Junior School and the increase in traffic levels around Tedder Way and Portal Road.

5.2. The development will not impinge on the areas currently allocated for a football pitch and athletics running track, as it will be located adjacent to the edge of the pitches. The area of land selected is less well used by the School due to its distance from the School buildings. The comments from Sport England are fair but the development will not jeopardise current sports facilities and it is difficult to imagine how this piece of land would be useful for sport purposes. Moreover the development is only for a temporary period and there is no evidence that the land cannot be restored to a satisfactory standard. .

5.3. Concerns have been raised regarding the increase of traffic levels along Tedder Way, a residential road and long cul-de-sac. The Highways Authority have no objection to the proposal, the level of usage of the site is considered low, and will not generate significant levels of traffic. The local highway network supplying the site is deemed adequate. The seven parking spaces plus one for disabled users is sufficient for the normal complement of six staff

5.4. When taking all of the above concerns into consideration it is acknowledged that the development on the site is not ideal as it will remove an area of playing field from Abbotswood Junior School. It is also located off a long cul-de-sac. On the other hand, a temporary permission and adequate parking address these concerns and it has to be acknowledged that the facility will provide an important service and the provision of this out weighs any residual concerns

6. Recommendation

6.1. That planning permission in respect of the temporary re-location of the Clifford Centre from existing site next to Abbotswood Junior School to land on Abbotswood Junior School (09/94470) be granted subject to planning conditions in Appendix B.

Links to the Corporate Strategy

CONDITIONS

Time Limits

1. The temporary building hereby permitted shall be sited for a limited period only, expiring on 31 August 2013 or when the permanent accommodation for the Clifford Centre has been found, whichever is the sooner. At the end of this period the building and associated car park shall be removed and the land reinstated to playing field as soon as possible.

Reason: To comply with Section 91 (as amended) Town and Country Planning Act 1990. The building is not considered suitable for permanent retention.

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 the 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.

Highways

3. No development hereby permitted shall be commenced until detailed plans of the access works as shown in principle on drawing 5202/TC/09/02 revision B have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be constructed to the written satisfaction of the Local Planning Authority before the development here permitted is commenced.

Reason: To ensure the site access is both safe and appropriate.

4. Details of the provision to be made for the parking and turning on-site of operatives' and construction vehicles during the contract period shall be submitted to and approved by the Local Planning Authority in writing and fully implemented before development commences. Such measures shall be retained for the duration of the construction period.

Reason: In the interests of highway safety.

5. A tarmaced vehicular and pedestrian access to the Clifford Centre site must be provided before the development is brought into use.

Reason: In the interests of highway safety.

6. 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. 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 day of working.

Reason: In the interests of highway safety.

7. Any gates provided shall open into the site.

Reason: In the interests of highway safety.

8. Detailed plans of the provision to be made for on-site cycle parking and facilities shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of development. The approved details shall be provided before the use hereby permitted is occupied and thereafter retained for their intended purpose.

Reason: To encourage sustainable travel.

Landscaping

9. The hedges to be retained shall be protected during building operations by the erection of protective fencing in strict compliance with the requirements of the Local Planning Authority relating to their protection.

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

10. The removal of hedgerow shall not take place in the bird breeding season, between the 1 March and 31 August.

Reason: In the interest of nature conservation.

Annexe to Reasons 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 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 eg, 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.