Archived decisions

HAMPSHIRE COUNTY COUNCIL

Decision Report

1. Executive Summary

1.1. Planning permission is required to construct a single storey extension to form a crèche room and children's toilet at the opened (2008) purpose built Childrens Centre at Morelands Primary School, Crookhorn Lane, Purbrook, Waterlooville (Application No. 09/65606/001).

1.2. Issues: Existing and proposed development, compliance with the adopted Local Plan policies, consultees views and, consideration of objections from local residents.

1.3. Reason for decision: It is considered the proposal would be in accordance with Policy D1 (High Quality Design) of the adopted development plan (summary attached in Appendix C) in that the design and external materials of the extension will be similar to those on the existing Childrens Centre building. In addition, it is considered the development would not materially harm the character of the area or amenity of local residents and would be acceptable in terms of highway safety. Taking into account all the considerations, there is on balance, no substantive reason to withhold planning permission.

2. Site and proposal

2.1. The existing Morelands Primary School site is situated at the southern end of a primarily residential area as shown on the attached plan. Within the school site and fronting Crookhorn Lane, is the recently completed and operational Childrens Centre building. Between the Centre and the school's southern boundary are a mixture of small and large trees, while due south of that, is the Portsmouth City Golf Club Course and its associated car park which are in the Havant Gap. South east of the Childrens Centre are further trees with hedging which front Crookhorn Lane. On the eastern side of Crookhorn Lane are houses. Access to serve the school site is from this highway and there is a lay-by on this road.

2.2. The proposed extension (floorspace of 64 square metres including the covered play area) is required to provide a separate crèche room so that visiting families can leave their children in a supervised and safe environment while accessing the Childrens Centre facilities and services. At the time of constructing the Centre building it was considered a refurbished room created in the existing school would suffice for the crèche. However, once the Centre was open from July 2008 it was found later that this multi-purpose room and crèche facility had its short comings. In order to resolve this problem it was decided to have a crèche room physically attached to the Centre building that would enable the services to be provided with greater efficiency and effectiveness.

2.3. The extension will be single storey, of similar external materials, and adjoin the south east corner of the existing Childrens Centre. The building shell will be constructed of timber frame with high insulation and air tightness levels to exceed requirements of the Building Regulations. Glazing will be of a type to limit heat loss and solar gain and the heating system is to be linked to the existing one at the Centre. Lighting will be low energy type fittings together with roof lights and sun tubes for natural lighting. Foul and storm drainage is to be linked into the existing system. The crèche will be staffed by the existing staff so there will not be an increase in staff and therefore no additional car parking is being provided.

2.4. An existing secure fence is to be repositioned to increase the overall size of the play area and to avoid loss of trees. Some of the trees being incorporated into the play area would provide shade and bring natural diversity into the children's play environment.

2.5. In order to construct the extension it will not be possible to bring contractors vehicles including delivery of construction materials through the main school access which fronts Crookhorn Lane. This is because the Centre building is in the space that was previously part of an open area of the school. Since there is no alternative access available, it will be necessary to provide a temporary contractors access from the lay-by on Crookhorn Lane then through part of the wooded area to the site. The trees to be removed are mostly young self-seeded Sycamore saplings with two Ash trees that have multi-trunks. None of these trees are fully grown. In addition some hedging will have to be removed. This access will require forming a temporary pedestrian route into the lay-by as, the contractors compound has to be installed on the highway verge. On completion of the building works, the temporary access will be fully closed off and replacement planting of Silver Birch and Ash trees, together with Hawthorn hedging would be carried out. The lay-by would be restored back to its previous standard.

3. Development plan

3.1. Havant Borough District-Wide Local Plan September 2005 (Adopted September 2005) shows the site as existing development within the defined built-up area for Waterlooville and adjoining the defined Havant Gap. The proposed development accords with Policy D1 (High Quality Design).

4. Consultations

4.1. Havant Borough Council have no objection subject to conditions.

4.2. Highway Authority has no objection in principle subject to conditions including a Construction Traffic Management Plan being submitted for approval before development is commenced.

4.3. The local Member, Councillor McIntosh, has been informed of the application.

5. Representations

5.1. Four letters have been received from local residents expressing concerns/objections to the proposal. The grounds of concern/objection are:

(i) forming a temporary access to the site through the wooded area and its resultant loss of trees and habitat;

(ii) danger to parents and children due to contractors compound on grass verge next to the lay-by;

(iii) other options to provide the temporary access, eg, through the golf course car park;

(iv) lack of parking means some staff park in Minerva Close adding to congestion and situation made worse by parents parking in this road.

6. Commentary

6.1. The Childrens Centre is an established development within the existing school grounds and therefore in principle there should be no objection to the proposed extension.

6.2. The concerns/objections from local residents are noted. In response, it is acknowledged that there will be loss of trees and hedging in order to form the temporary contractors' access. There is not any alternative to this - if it were possible, such as through the Golf Club car park, this would have been incorporated into the application but a route through here would require even more loss of trees including mature ones.

6.3. Regarding the safety issue of contractor's compound on the highway verge, this is the only space available to locate the temporary units but they will be properly fenced out and the existing footpath will be temporary diverted through part of the lay-by. The Highway Authority have no objection in principle to this but require that details of the temporary access/temporary footpath be submitted for approval before works are commenced on site. The contractors are required to include safety measures in their Health and Safety Plan which forms part of their contract.

6.4. Although the issue of parking in this area, particularly with collection and dropping-off children, has been raised, this application for the crèche and covered play area has no car parking implications.

6.5. It is acknowledged the loss of mainly self seeded Sycamore saplings and a few not fully grown Ash trees, will create an opening in what is a natural screen on the school frontage. But this needs to be weighed against the merits of the scheme and no alternative access for construction traffic. Moreover, replacement planting with Silver Birch and Ash trees with Hawthorn hedging will help to mitigate the initial loss. On balance the proposal is acceptable.

7. Recommendation

7.1. That planning permission to construct an extension of the recently completed Children's Centre building to create a crèche room and children's WC for Centre use at Morelands Primary School, Crookhorn Lane, Waterlooville. (Application No: 09/65606/001), be granted subject to the conditions in Appendix B.

Links to the Corporate Strategy

CONDITIONS

Time Limits

8. 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

9. No work relating to the construction of the development approved including the contractors' temporary access, and 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.

Reason: In the interest of amenity of occupiers of nearby properties.

10. There shall be no access to the development site by any traffic associated with the construction (ie no delivery vehicles, no contractors' vehicles, nor plant and machinery) in the morning between 0820 and 0900 hours and in the afternoon between 1500 and 1530 hours on normal school days.

Reason: In the interests of public safety and to avoid traffic conflict at the times of day when pupils are arriving at and departing from school.

Highways

11. Before any development is commenced, details including materials to be used for:-

(i) the contractors' temporary access crossing including the access road;

(ii) the temporary re-direction of the public footpath;

(iii) any gates to be provided at the junction of the temporary access with the public highway, such gates shall open onto the site;

(iv) the contractors' compound and;

(v) a Construction Traffic Management Plan shall be submitted in writing and approved by the Local Planning Authority. On completion of the construction works for the extension, the temporary construction access shall be completely reinstated

Reason: In the interest of highway safety.

12. Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the construction works being deposited on the public highway. No vehicle shall leave the site unless its wheels have been cleaned sufficiently to prevent mud or spoil being carried on to the public highway. In the event that mud and spoil is deposited on the highway, it shall be cleaned-off on each day of working.

Reason: In the interest of highway safety.

13. The temporary access shall be constructed and maintained for the duration of the construction works and sight lines of 2.4 metres by 70 metres south and 70 metres north provided. The sight lines shall be measured back the 2.4 metres from the point whereby the lay-by borders the carriageway and along the centre line of the new temporary access. The sight lines shall be provided before construction of the extension is commenced.

Reason: In the interest of highway safety and to provide a satisfactory access.

Landscape

14. Only those trees, saplings, hedging to be removed (as indicated on the submitted drawing P8211-2701 Tree Plan) in order to allow construction of the temporary contactors' access into the site shall be removed. Those trees, saplings and hedging adjoining this temporary access shall be protected from damage by the erection of sturdy metal fencing such as "Heras" type or similar. This protective fencing shall have been erected before this access is formed and then shall be subsequently retained for the duration of the construction period.

Reason: In the interest of retaining as much as possible of the natural screening.

15. The replacement trees of Silver Birch and Ash, and replacement hedging of Hawthorn (as indicated on the submitted drawing P8211-2701 Tree Plan) shall be planted as soon as possible following completion of the construction works for the extension. In the event the construction works are completed in the summer months, the new planting shall be carried out in the first available planting season. Any new planting that dies or is removed within the first three years from its initial planting, shall be replaced with similar species as soon as possible.

Reason: To secure replacement planting in the interest of visual amenity.

Materials

16. The external facing materials to be used on the extension shall match as closely as possible in type, colour and texture, to those on the existing Childrens Centre building.

Reason: To secure a satisfactory development.

Ecology

17. Clearance of any trees or other vegetation should take place between September and February inclusive (ie outside the bird nesting season). If this is not possible, the affected vegetation should be checked beforehand for any occupied birds nests. If occupied nests are present, work to clear this vegetation must cease and not be completed until after the nests have become unoccupied.

Reason: To avoid impacts to nesting birds.

Annexe to Reason for Conditions

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

(General Procedure) Order 1995 - as amended)

HAVANT BOROUGH DISTRICT-WIDE LOCAL PLAN SEPTEMBER 2005 (ADOPTED SEPTEMBER 2005)

Policy D1 (High Quality Design).

Development will be permitted provided it achieves (in terms of siting, massing, scale, proportion, alignment, rhythm [arrangement and size of elements of the façade], layout, materials [finishes, details, features] spaces and views) of the following:

(i) creates an attractive environment that has its own distinctive identity but which respects and enhances local character;

(ii) ensures the efficient use of land;

(iii) provides safe and convenient access to facilities and public transport;

(iv) does not adversely affect the amenities of occupiers of neighbouring properties;

(v) includes existing built and natural features such as trees, walls and historic boundaries;

(vi) reduces the possibility of crime or anti-social behaviour;

(vii) maximises solar gain and energy conservation.