REPORT TO DEVELOPMENT MANAGEMENT COMMITTEE 5 June 2019
REFERENCE: HW/FUL/19/00058 OFFICER: Marcus Shingler
APPLICANT:
LOCATION: Former Passmores Comprehensive School, Tendring Road, Harlow, Essex.
PROPOSAL: Construction of a New 1,700 Place School Building Over Three Storeys, a New Sports Block, an all Weather Floodlit Hockey Pitch, a MUGA, Football and Rugby Pitches and Playing Fields.
LOCATION PLAN: REASON FOR COMMITTEE: More than two representations have been received which are contrary to officer recommendation.
Application Site and Surroundings
The application site relates to the former Passmores School on Tendring Road. The school relocated to Tracyes Road in 2011. The site occupies a 10ha site and is bounded by Tendring Road to the south, open areas to the north and east and residential development to the west. The application site is located within a predominantly residential area and Harlow Fields School and College is located along Tendring Road to the south east. The Willowfield residential tower is located to the west.
Tendring Road is stopped up to the east, which intersects with an existing public right of way, providing a route along the eastern boundary of the site. There is an existing pedestrian access into the application site along the western boundary via Willowfield, which also connects into a public right of way which heads northwards, providing pedestrian and cycle routes round the perimeter of the site.
The site currently comprises a mixture of single, two and three storey buildings, car parking, playing fields and pitches associated within the former school on site. The existing floorspace on site comprises 12,069m². The site lies within the Green Wedge as designated in the Adopted Replacement Harlow Local Plan, 2006 (ARHLP).
Details of the Proposal
The application seeks planning permission for the construction of a new 1,700 place school building over 3-storeys, a new sports block, an all-weather floodlit hockey pitch, a multi-use games area (MUGA), football and rugby pitches and playing fields. The new school will have 1200 pupils aged 11 to 16 with 500 sixth form places. At full capacity, the school will employ 108 teaching staff.
The main school building will provide modern classroom spaces to support the delivery of education, a school hall, dining hall, drama studio and sixth form teaching areas.
The hockey pitch would be floodlit, utilising the existing lighting columns, which would enable use into the evenings. There would also be a Community Use Agreement which would enable the local community and sports groups to use the floodlit hockey pitch, the MUGA, the sports hall including the dance studio/activity studio/gym and the car park facilities out of school hours (a draft Agreement has been submitted alongside this application).
Vehicular and pedestrian access will be from Tendring Road, with a second pedestrian only access point from Willowfield being retained. The existing most eastern access point will be utilised as a vehicular access in and a new access will be formed to the east as an egress point. The school car park will cater for staff and visitor parking, parent drop off/pick-ups, coach and mini-bus parking. In total 114 parking spaces are proposed. Cycle parking will be provided for pupils and staff under sheltered canopies (272no. spaces in total).
The overall sports provision will include an indoor four court sports hall incorporating two activity studios and changing facilities, a MUGA providing three netball/tennis courts, a refurbished hockey pitch with lighting, two football pitches, a senior rugby union pitch, a refurbished long/triple jump pit and a 400m running track.
The existing boundary treatment will be replaced with 2.4m high fencing. Additional tree planting is proposed along the boundary of Tendring Road to mitigate the loss of trees along this street-scene and to soften the facade of the building. RELEVANT PLANNING HISTORY:
Planning Applications
App Number Proposal Status Decision Date HW/DEM/19/00054 Demolition of all buildings and PNRQ 12.03.2019 car parking on former school site
CONSULTATIONS:
Internal and external Consultees
HDC - Consultant Arborist
No objections subject to conditions requiring a detailed landscaping scheme that sets out the specifications of all planting and a method statement including site preparation, planting techniques, aftercare and a programme of maintenance for a period of 3 years following completion of the scheme. A condition requiring an arboricultural method statement setting out details relevant to the safe retention and protection of relevant trees is also requested and included within the recommendation.
HDC Environmental Health Services
No objections to the proposed development. No demolition or construction work that involves the production of noise capable of being heard beyond the property boundary is conducted outside of the hours of 08.00 to 18.30 Monday to Friday and 08.00 to 13.00 on a Saturday. No works to be carried out on a Sunday or public/bank holiday.
The applicant shall provide a method statement to demonstrate how dust production during the demolition and construction phases is kept to a minimum which may need the utilisation of water damping measures being employed.
The applicant shall provide a method statement to demonstrate how noise will be mitigated during the permitted working hours of the demolition and construction phases.
Ensure that a suitable and sufficient wheel wash is on site and that all vehicles exiting the site make use of it in order to minimise dust production.
(NB: These points are addressed by conditions included within the recommendation).
HDC - Cleansing and Environment
Objection. Inadequate road width for collections. A number of doors provide access to playing fields with potential for pedestrian conflict with vehicles and consequent safety issues. Swept path analysis required.
In response, the applicants comment that the proposed school will be a private site, which will be managed by the school. The road width has been designed to meet the vehicle requirements of the school, which include delivery vans, a fire tender, refuse vehicles and skip lorries. The largest vehicle that will access the site will be a 17 tonne rigid vehicle. There are no doors from any classroom which open out onto the service road, and the road remains inaccessible to children throughout the day. In addition, the applicants have confirmed in writing that any vehicles entering the secure site will be accompanied by a member of staff, who will manage any deliveries to the school. Tracking has been undertaken to ensure that delivery vans, skip lorries, fire tender vehicles and refuse vehicles can navigate the car park. The bin store size and capacity was agreed with the school prior to submission of the planning application. The school is likely to use a private waste collection contractor.
HDC - Housing Services
No comments received. (There are no residential elements proposed).
Essex County Council - Highways
No objections. Suitable off site highway works (to include junction signal improvement and a scheme of pedestrian and cycle signage improvements) to be agreed through a section 106 agreement, conditions and a section 278 agreement.
Environment Agency (Hertfordshire & North London)
No comments received.
Essex Wildlife Trust
No comments received.
Natural England
No objections.
Place Services (Archaeology)
No objections. Given the presence of the existing school buildings there is unlikely to be any significant archaeology in this location.
Place Services (Urban Design)
No comments received.
Public Rights Of Way
No comments received
Designing Out Crime Officer
No comments received.
Essex County Fire and Rescue Service (Harlow)
No objections subject to informative regarding additional water supplies.
Sustainable Drainage Team
No objections subject to conditions requiring surface water drainage and runoff details.
Open Spaces Society
No comments received.
HDC - Regeneration Team
No comments received.
HDC - Assets and Facilities Management
No comments received.
Sport England
No objections subject to securing community use of the sports facilities/car park.
Neighbours and Additional Publicity
Number of Letters Sent: 135 Total Number of Representations Received: 14 Date Site Notice Expired: 4 April 2019 Date Press Notice Expired: 11 April 2019
Summary of Representations Received
In total 13 objections have been received including 4 from Governors of the nearby Harlow Fields School and College and correspondence from the Head of Harlow Fields School and the Business Manager of the school. The concerns raised are summarised as follows:
Insufficient parking; Parking in the locality already inadequate; Provision of pedestrian rear entrance for new school will cause parking/traffic issues in Willowfield; Proposed rear entrance will make parking in Willowfield much worse. The extra sports facilities will bring even more traffic; Construction traffic and new cars once school opens will cause bottlenecks on Tendring Road; Potential highway conflict with the rear entrance and the cycle track; Could impact adversely on health and mobility of children at nearby Harlow Fields School; A sound barrier is needed to stop the noise from the school and the sports areas; Parking and traffic will be even more chaotic than present. There is land adjacent that could be utilized for parking; Position of the tennis courts will cause noise and disturbance to residents and the new entrance will disrupt wildlife; Proposals could be detrimental to health and safety of Harlow Fields students.
The Harlow Civic Society has also commented on the proposals stating that the use of modular construction has resulted in a building of bland appearance. The provision of a drive round “pick-up and drop off” is inadequate to serve the needs of the development. Also opposed to any proposal to re-open Tendring Road as a through road.
The issues raised are considered below in the planning assessment.
PLANNING POLICY:
BE1:"Character and Identity" new and extended buildings should relate to their setting to strengthen, enhance, protect or create local character. Permission will be granted for new development providing: it is well connected to and integrated with the wider settlement; the height massing, layout, appearance and landscape makes an appropriate visual relationship with that of the form, grain, scale, materials and details of the surrounding area; building design is specific to the site and its context; it enhances the character, image and perception of the area when highly visible.
BE2:"Quality, Legibility and Public Realm" permission for major new development will be granted when: new buildings are designed as part of a group creating a sense of enclosure; public spaces should relate to the scale, appearance, location and function of the buildings around it; layout of buildings, routes and spaces are clearly related; fronts of buildings provide primary access and clearly define streets and public spaces; public spaces are distinguished from private areas; the ground floor encourages activity and interest that is appropriate to the location and character of the area; pedestrian, cycling and, horse riding routes are shown on the development layout and link to the existing network.
BE3:"Sustainable Development" development on previously developed land at a higher density than that existing will be supported providing; it is accessible by public transport or is in a sustainable location relative to proximity to supporting services and/or employment sites; does not result in over development; is compatible with the character of the area and urban design policies and guidance.
BE4:"Accessibility" permission will be granted providing provision has been made to achieve accessibility for disable people, including accessibility to any public or private open space that serves the development.
BE13:"Archaeology" the desire to preserve the remains and setting of a site with archaeological remains of lesser importance will be a material consideration. This will be balanced against the importance of the remains; the need for the development; the possibility of preservation in situ and/or the appropriateness of an archaeological excavation for 'preservation by record'.
BE14:"Archaeology" proposals that affect a site where archaeological remains exist will only be determined after an archaeological field evaluation has been undertaken.
BE15:"Contaminated Land" permission will not be granted for developments on or affected by ground that is known to be contaminated until fully investigated.
BE16:"Light Pollution" external lighting will not be granted if: it is unacceptably intrusive; its use would cause an unacceptable disturbance to the surrounding area; it causes danger to road safety; it is proven to have an adverse effect on sites of wildlife importance. Where permission is granted, means of reducing light spillage should be adopted.
BE17:"Noise Pollution" permission will be granted if noise sensitive developments are located away from existing noise sources and potentially noisy development are located in areas where noise will not be such a consideration, or adequate provision has been made to mitigate the adverse effects of noise likely to be generated and experienced by others.
ER1: "Priority Area for Economic Regeneration" growth opportunities are to be achieved through: ensuring there is an adequate supply of suitable employment land; actively promoting sustainable economic regeneration and renewal; seeking appropriate infrastructure development; integrating transport, housing, employment , educational and cultural facilities; encouraging economic diversity and knowledge based business clusters where appropriate and supporting a partnership approach to development.
ER13:"Education, Training and Childcare" for new or expanding employment generating uses, provision through planning obligations will be sought for: employment of local people; work related training provision; education opportunities and affordable childcare. T3:"Transport Impact Assessments" major developments generating the equivalent of 50 passenger car units or more per hour will be required to produce a TIA, developments will be refused where significant impacts are identified and not mitigated against.
T4:"Green Commuter Plans" a green commuter plan will be required where an application: generates 30+ staff employments; 10+ additional parking spaces; extensions to existing premises where 10+ additional staff generated results in 30+ staff being employed; other instances where the location and/or nature of the development are particularly sensitive.
T6:"Cycling and Walking" new developments, including re-developments, changes of use and town centre and transport interchange improvements will be required to provide: safe, direct cycleways within the development; appropriate contributions to improve and develop cycleways serving the development; links to the existing cycleway network; safe, secure and convenient cycle storage; other facilities for cyclists as appropriate.
T9:"Vehicle Parking" parking shall be provided in accordance with the adopted vehicle parking standards. Justification is required for the amount of car parking proposed on an operational need and, if applicable, a Green Commuter Plan.
L1:"Playing Fields" planning permission will not be granted for development which will result in the loss of all or part of a playing field, unless: it can be demonstrated that there is an excess of playing fields in the locality; a replacement, equivalent or better is to be provided in a suitable location; ; or any proposed development for an indoor or outdoor sports facility is of sufficient benefit to the development of sport to outweigh the loss of the planning field(s); or the development only affects land that is incapable of forming a playing field or part of a playing field; or the proposed development is ancillary to the use of the playing field.
L3:"Recreational, Leisure and Sports Facilities" where a loss is proposed, permission will only be granted if: it can be demonstrated that the facility if surplus to requirement and an alternative facility is not required; such a development will be ancillary or support and/or enhance the facility; the whole or part of the facility cannot be used to redress deficiency of other leisure provision within the locality; or suitable replacement facilities are provided elsewhere.
NE1:"Green Wedge" will be protected from inappropriate development. Permission will be granted, for small scale development proposals or replacement buildings that do not have an adverse effect on the roles of the Green Wedge.
NE11:"Trees and Hedgerows" in considering applications for development affecting trees or hedges the following may be required: a survey of the site and trees and hedges concerned; oppose the loss of trees and hedgerows of amenity value and wildlife importance; serve TPO's to protect trees with public amenity value; may impose conditions to ensure the retention or replacement of trees and hedgerows of amenity value or wildlife importance and their protection during construction.
NE12:"Landscaping" major developments shall be accompanied by details of landscaping features and wildlife habitats and suitable landscaping schemes to mitigate against any impact, along with new landscaping.
NE15:"Biodiversity and Nature Conservation" permission will not be granted for development that would harm habitats or other features of the landscape, or are of significant importance for wildlife, unless it can be demonstrated that the reason for the proposal outweighs the need to protect the habitat or feature. NE20:"Protected and Rare Species" applications should be supported by appropriate surveys. Permission will not be granted which will have an adverse impact on species protected by Schedules 1, 5 or 8 of the Wildlife and Countryside Act 1981, the Protection of Badgers Act 1992, the Habitats Regulations 1994 and other rare species, unless it can be demonstrated that the need outweighs the need to safeguard the specie(s).
CP7:"Community" development of education and training facilities at Harlow College and elsewhere in the district will be granted permission, unless the amenities of adjacent households are unduly affected.
CP9:"Public Utilities" to allow for the proper provision of public utility services, permission for development that increases demand for off-site service infrastructure will only be granted if sufficient capacity already exists or extra capacity can be provided in time to serve the proposed development.
CP12:"Public Utilities" development that will be at risk of flooding, or will contribute to flood risk or has an adverse impact on the river corridor will be resisted.
SD3: " Sequential Test" land allocation should have regard to the promotion of sustainable development; social inclusion, quality of life and wellbeing; preference given to previously developed land and existing buildings; facilitation of regeneration and there should be no loss of BAPs or damage to valuable ecology or biodiversity.
SD9: "Waste Reduction, Re-Use and Recovery" developments that result in the movement of soil should ensure: techniques to minimise loss and/or damage to soil during handling and storage are employed; optimise the use of soil on the development site; prevent unnecessary mixing of topsoil and subsoil; submit a soil movement strategy where necessary.
IMP1:"Planning Obligations" permission will only be granted for any development if the provision is secured for related infrastructure, services, facilities and environmental protection which are fairly and reasonably related to the scale and in kind.
Harlow Local Development Plan – Pre-Submission Publication (2018)
Harlow Council is in the process of submitting a new local plan for examination. On 19th October 2018 the Harlow Local Development Plan Pre-Submission Publication (the “Emerging Local Plan”) was submitted to the Secretary of State. Paragraph 216 of the NPPF sets out that weight may be given to relevant policies in emerging local plans according to the stage of preparation of the emerging plan (the more advanced the preparation, the greater the weight that may be given); the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight may be given); and the degree of consistency of the relevant policies in the emerging plan to the policies in the NPPF (the closer the policies in the emerging plan to the policies in the NPPF, the greater the weight that may be given). It is considered that the policies within the emerging Local Plan are consistent with the policies in the NPPF and that weight should be given to relevant emerging Local Plan policies at this stage. Relevant policies are discussed within the Planning Assessment section.
PLANNING STANDARDS:
National Planning Policy Framework 2019 - sets out the Government’s key economic, social and environmental objectives and the planning policies to deliver them. These policies will provide local communities with the tools they need to energise their local economies, meet housing needs, plan for a low-carbon future and protect the environmental and cultural landscapes that they value. It seeks to free communities from unnecessarily prescriptive central government policies, empowering local councils to deliver innovative solutions that work for their local area.
Supplementary Planning Documents/Current Planning Guidance
Harlow Design Guide (2011) Open Spaces, Sport and Recreation SPD (2007) The Essex Parking Standards: Design and Good Practice (2009) Essex County Council’s Adopted Development Management Policies (2011) Planning Practice Guidance (PPG)
PLANNING ASSESSMENT:
The key issues for consideration in the determination of the application are the principle of development; the design of development and its impact on the character and appearance of the area; the impact on the existing playing fields; the impact on landscaping; residential amenity; access, parking and highway safety issues and any other relevant material considerations.
Summary of Main Issues
Principle of Development
At the heart of the NPPF is a presumption in favour of sustainable development which meets social, economic and environmental needs. One of the core principles in the NPPF is that planning should encourage the effective use of land by reusing land which has been previously developed.
The requirement to support education is a key aim of the NPPF and an important element of delivering sustainable development as it fulfils both a social and economic role. Paragraph 94 of the Framework states that “It is important that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education.”
Policy CP7 of the ARHLP states that “development of education and training facilities at Harlow College and elsewhere in the district will be granted planning permission, unless the amenities of adjacent households are unduly affected”.
In addition, one of the key aims and objectives of the ARHLP is to encourage the most sustainable form of growth in the District by encouraging development within the more sustainable locations; with the emphasis that preference is given to the use of previously developed land, in accordance with local plan policy SD3.
The site is identified within the Green Wedge under ARHLP policy NE1. Policy NE1 protects sites within the Green Wedge from inappropriate development. Permission will not be granted, except for small scale development proposals and the replacement of existing buildings which do not have an adverse effect on the roles of the Green Wedges.
The development proposals seek the redevelopment of a previously developed site within the Green Wedge. The existing buildings on site have a combined floor area of 12,069m² gross internal floor area (GIFA) and the application includes the development of new school buildings with a proposed floor area of 12,440m² (GIFA), therefore the increase in proposed development is considered to be very modest in scale and the hardstanding area is similar to when previously used.
The existing site has an established D1 use class, having formerly been in use as a school, there are no proposals to change the use of the site. It is also the case that the emerging Local Development Plan Proposals Map indicates the removal of the built part of the site from the Green Wedge (associated policy WE2). The proposed buildings would not be within the Green Wedge as shown in the emerging Plan. The emerging Plan has been through its Examination in Public and thus the weight afforded to its policies is now greater than before.
All of the above factors lead Officers to the conclusion that there are no in-principle objections to the development.
Design, Character and Appearance
Policies BE1 and BE2 of the ARHLP state that proposals should not result in harm to the character and appearance of the area. Emerging Local Development Plan policy PL1 requires a high standard of urban and architectural design for all new development.
The proposed layout, which includes the provision of the new building and sporting area, is largely dictated by the site constraints and to meet the requirements of the School and Department for Education. The design of the proposals seeks to reflect the site’s location within the Green Wedge. The scheme incorporates the use of natural materials in the form of timber cladding with brick and render to break up the facades of the buildings. The scale and massing of the proposals break up the built form by introducing increased parapet heights to the school entrance and introduction of lower height areas of built form.
The existing buildings on site are a mix of ages and styles and do not address the open space in their form or materials. The proposed development respects the open space defined as the Green Wedge by restricting the building edge within the boundary as defined in the emerging plan Proposals Map. The building form provides an open courtyard with views over the Green Wedge toward the town centre. The proposed façade materials harmonise with the natural setting and break up the massing. The design could have incorporated more variation in height and detailing however, the existing derelict buildings do not contribute in a positive way to either the Green wedge or Tendring Road itself and the new development will improve the view of the site and the Green wedge from the road. The site is also clearly visible from the town centre and again this view south through the Green Wedge will be improved.
The majority of the development will be constructed using standard modules developed under the Department for Education’s Modular Framework and produced using modern methods of off-site construction. The DfE’s framework brief sets standards for internal dimensions and floor areas, floor to floor heights, lighting, ventilation, finishes, etc., to ensure quality, fit-for-purpose, modern school buildings are produced across the country.
In respect of the main school building proposed the development incorporates the following;
Partial ‘courtyard’ space between wings providing outdoor social area for pupils. Dedicated sixth form wing that provides specialist accommodation for A-level studies. Optimised daylight and natural ventilation to all teaching areas. Open views to the main social space and sports fields beyond.
In respect of the sports facilities the development;
Maximises flexibility for school activities and acoustic separation of noisy activities from the rest of school. Out-of-hours public access to sports facilities and changing is separate from the main school accommodation. Strong visual presence and link to Tendring Road pedestrian and vehicular access for community accessible facilities.
Overall the proposed design will impact positively on the character and appearance of the locality and is considered to accord with policies of the ARHLP and the emerging Local Development Plan.
Impact on Existing Playing Fields
The existing site and associated playing fields have not been in use since the relocation of the former school in 2011. The sporting provision has been disrupted to enable site security measures to be implemented. The redevelopment proposals seek the re- instatement, refurbish and enhance the sites sporting provision and playing fields.
The proposal involves demolishing the buildings that comprised the former Passmores School which closed in 2011 and redeveloping the site to provide a new 1,700 place secondary school. The new school would include a new sports block that would consist of a four court sports hall, two activity studios and four changing rooms. The proposals for outdoor sport would include reinstating the former floodlit artificial grass pitch (AGP), creating a new multi-use games area (MUGA) and reinstating and enhancing the natural turf playing fields. The development would result in minor encroachments onto the natural turf playing field along the western boundary of the playing field to accommodate the proposed car park and a turning circle. The former artificial grass cricket wicket would not be reinstated and the former games courts to the north of the former school site now lie outside the site area
A new four (badminton) court sports hall would provide a modern indoor sports facility for supporting the new school’s curricular and extra-curricular PE and sport needs. This would be significantly superior in quality to the sports halls and gyms on the former school site that would be demolished that date from the 1980s. A four court hall would provide a modern fit for purpose sports hall that could be used wide range of sports and physical activities. In addition to the sports hall itself, two activity studios would be provided that could be used for a range of fitness activities. There would also be two sets of changing rooms provided that would offer the flexibility for the indoor and outdoor sports facilities to be supported by dedicated changing facilities.
The sports hall and activity studios would be made available for community use outside of school hours which would offer potential to meet unmet local community needs. In this regard, the Council’s Sport Facilities and Playing Pitches Assessment and Strategies Part 2 Built Facilities Strategy (2017) assessed community sports facility needs in the area and in response, identified that existing sports halls in Harlow are operating at capacity at peak times and that a further 5-7 courts of sports hall space would be needed to meet the future growth needs of Harlow. The provision of a new sports hall that would be suitable and accessible for the community would therefore contribute towards meeting these identified needs.
The proposals for re-instating the floodlit artificial grass pitch (AGP) in accordance with the recommendations in the submitted NottsSport Pitch Condition Survey Report are particularly an additional significant benefit. The reinstated facility would provide the school with an all-weather outdoor sports facility that can be used intensively throughout the year due to its synthetic surface for a range of sports including hockey and football.
In terms of community use, the reinstatement of the AGP is significant because before the former Passmores School site closed, the AGP represented the only facility in Harlow that was suitable for community hockey use. The reinstatement of the pitch will enable hockey to be played within the school and potentially by the wider community. The Council’s Playing Pitch Strategy (2017) included recommendations relating to reinstating the AGP on this site and securing community access to it. Consequently, the proposal to reinstate the AGP to a standard suitable for community hockey to be played on it and making it available for community use would address an identified community need in Harlow. The proposed MUGA would be superior in quality to the former games court areas on the former Passmores School that they would replace. The courts would be suitable for school and community tennis and netball and provide 3 courts that would be fenced.
A feasibility study has been prepared (Agrostis), which has assessed the condition of the natural turf playing fields that were last used in 2011. The report has recommended some major improvements to reinstate the playing fields and address some of the existing deficiencies especially relating to the gradients of the fields and the need for a piped drainage system. The applicant has confirmed that the recommended improvements will be fully implemented. Consequently, as well as getting the playing fields back into active use, the proposals would improve the quality of the fields from a carrying capacity and performance perspective. The proposals would allow two junior football pitches, a rugby pitch and a running track to be marked out on the enhanced playing fields. There are also proposals for refurbishing the former jump pit.
In terms of the impact on the playing field, there would appear to be some minor encroachments along the western periphery of the playing field associated with the proposed car park and a turning circle for the proposed access road. The former artificial cricket wicket would also be lost. However, these encroachments are relatively minor and the plans indicate that sufficient space would exist for marking out a range of pitches on the reinstated playing field.
The loss of the artificial cricket wicket is of less concern on this occasion as there has been no current or recent use of the site for educational or community use and it would appear that this wicket is in poor condition in any case. As set out above, the AGP would be reinstated and the loss of the former games court areas would be mitigated by the proposed MUGAs. The reinstatement of the majority of the original natural turf playing field in accordance with the submitted feasibility study would be a positive impact. As mentioned earlier the only facility lost is the cricket wicket.
Sport England has been consulted regarding the development and have raised no objections given the overall positive contribution to sporting provision of the scheme. They have recommended agreement subject to the imposition of conditions set out in the recommendation. The proposals are considered to be acceptable in terms of the impact on the playing fields and in accordance with policy L3 of the ARHLP.
Landscaping
A Landscape Management Plan has been submitted with the application. The overall landscape strategy for the site is to integrate and enhance the immediate context of the existing with the proposed built forms allowing for clear access, combined with safe, secure & private spaces for use by pupils, staff and visitors.
The existing boundary treatment consists of an inconsistent line of 1.4m and 1.1m high fencing. This will all be replaced with 2.4m high green paladin/palisade fencing. The site has mature trees located along the boundary which provide screening benefits for the site. The scheme has been carefully developed to ensure that the majority of trees can be retained along the boundary, with the exception of three trees which will conflict with the proposed Sports Hall block. Additional tree planting is proposed along the boundary of Tendring Road to mitigate the loss of trees along this street-scene and to soften the façade of the building.
In terms of hard landscaping, the predominant surface to the school grounds will be tarmac. Concrete kerbs and linear edgings are provided as edge restraints. This surface will be engineered to accommodate vehicle, maintenance, and fire access routes where appropriate. Stepped access with associated retaining walls and handrails are provided between the school building and the existing hockey pitch and the proposed MUGA. This provides direct access to the sport facilities. In terms of soft landscaping, proposed tree planting will consist of feature trees to enhance scenic quality and highlight main pedestrian gathering points, with a focus of tree planting within the car park area to soften the views. Trees are to be planted at heavy standard size (12-14cm girth), being semi-mature and at a height of 3-3.5m. Areas of low- maintenance ground cover planting are proposed to areas where the ground grades steeply at 1:3, to reduce maintenance requirements to these areas. Feature shrubs will accent the planting beds to provide vertical interest and seasonal diversity.
Key planting beds will be planted with ornamental shrubs and specimen plants to provide relief within the landscape and add an accent of colour to significant spaces. These planting beds are located at the main pedestrian entrance gates; at the main building entrance; and to enclose the external dining area.
Grass has been specified to be shade tolerant within the courtyard area as this will be predominantly shady throughout the day, whilst general grass seed mixes are proposed throughout the scheme.
A long term maintenance plan has also been submitted by the applicants. The Council’s Arboricultural Consultant has commented that the proposed details are acceptable subject to conditions included within the recommendation.
Overall, the proposed landscaping of the site is considered to be acceptable, meeting the requirements of ARHLP policies NE11 and NE12.
Residential Amenity
The main school building and new sports block will be 80m and 40m distant from the nearest properties to the west at Willowfield and south across Tendring Road at Barn Mead. Consequently any impact on light or outlook to these properties would not be significant or harmful. Additionally, given the separation distances involved, there will not be any significant impact on privacy to neighbouring properties.
The redevelopment of the school site will inevitably impact on noise levels. The applicants have submitted a Noise Impact Assessment with the application and this concludes that noise levels on site are considered to be ‘low’, and primarily present as distant traffic noise from the A1025, with minor contribution from local traffic on Tendring Road and the local area. Based on measured and reported site noise levels calculations indicate that suitable internal ambient noise levels in line with guidance can be achieved within the proposed school building with suitable provision of building envelope and ventilation strategy. The assessment also indicates that the proposed development site can meet good practice noise levels for external teaching areas.
The proposed MUGA is situated circa 20m east of the nearest residential properties at Willowfield. Given that this element of the development will be utilised by the school but also for wider community use, it is considered appropriate to provide an acoustic barrier to reduce levels of noise emanating from this element of the scheme. Accordingly, a condition is included within the recommendation.
The re-instated hockey pitch incorporates the use of floodlighting but such lighting was incorporated previously prior to the closure of Passmores and it is not considered that the lighting would impact adversely on amenity. Additionally, the Council’s Environmental Health Officer has raised no objections to this element.
The development is considered to be acceptable in terms of its impact on neighbouring amenity. Access, Parking and Highway Safety
In total 14 objections have been received and the main concerns raised relate to parking and highway issues. In this respect, although the site has been vacant since 2011, it was previously used as a school and consequently there would have been associated highways and parking issues at the time. However, the proposed new school is larger in terms of pupil numbers (1700 compared to 900) and thus consideration has been given to the potential impact on the highway network and on parking and highway safety.
The applicants have submitted both a Transport Statement and a Travel Plan to support the development proposals. It is considered that the routes that are proposed to be utilised by pupils and staff of the new school are likely to be similar routes to those previously used by the former school on site.
In terms of access, it is proposed to redevelop the existing access arrangements to provide an access and egress system from Tendring Road. The existing most eastern access point will be utilised as an access point and a new access will be formed to the east as an egress point. It is not considered that any works will be required to the existing access. Both access points will be 6 metres wide with radii of 3 metres. The Swept Path Analysis submitted with the statement demonstrates that all vehicle types can safely access and egress the development site in a forward gear.
In terms of parking provision, Essex County Council Parking Standards Design and Good Practice (2009) states that a maximum of 1 car parking space should be provided per 15 students. In this circumstance a maximum of 114 spaces should be provided including a minimum of 6 accessible bays. These numbers have been incorporated within the proposed development. A Travel Plan has also been submitted with the application suggests staff and students will be encouraged to use sustainable modes of transport and therefore it is not expected that all spaces will be utilised.
Car parking will only be provided on site for staff and visitors. There will be no student parking. Sixth Form students will be actively discouraged from driving to the school as per Academy policy.
It is proposed that 272 cycle spaces are included in the current application based on a pro-rata calculation of the data provided. Although this is below the minimum amount of spaces required by Essex County Council (567), the number reflects the forecast demand for the school. It is proposed that land is safeguarded for future cycle parking and the level of parking requirement will be monitored as the school staff and student numbers grow. it is proposed that there will be 5 drop off bays within the car parking area to allow students to be dropped off by parents within the site boundary. Parents will also be subject to the access/egress system.
In terms of sustainable travel, the site is adjacent to two off-road cycle paths that connect to a good network of off-road cycle tracks throughout Harlow. These off-road tracks allow access to National Cycle Route 1, the closest point of which being approximately 2km north of the site.
There are no school specific bus services to serve the site. However, the closest bus stops are located at Tendring Road and Partridge Road. Tendring Road, Willow Field bus stop, located a 1-minute walk from the School entrance. This services the route 2 - Harlow - Passmores - Staple Tye (Circular). The Partridge Road, Salvation Army bus stop, located a 1-minute walk from the School entrance services the route 3 - Harlow - Lt Parndon (Circular). These buses take the same route in opposite directions. The site is also within reasonable walking distance (700m, 9 min) to the Westfield bus stops on Tripton road; servicing:
i. 4 - Latton Bush - Bush Fair - Tye Green - Central Harlow ii. 10 - Church Langley - Central Harlow (Circular) iii. 420/420A - Harlow - North Weald / Ongar iv. LCB1 - Kingsmoor - Staple Tye - Central Harlow - Harlow Mill - Old Harlow
In respect of rail, a number of staff will travel from outside the Harlow area; therefore rail is likely to be a popular option with staff. Both railway stations are well connected to the school via bus which suggests that this may be a viable option.
It is considered that the proposed site benefits from a range of sustainable travel options and is accessibly located. This provides the opportunity for future staff and students to travel to and from the site by sustainable travel modes as alternatives to single occupancy car use.
It is anticipated that there will be an increase of 800 students and 27 staff members from the previous school use as a result of the redevelopment. Despite the increase in both student and staff numbers it is expected that an increase in vehicle numbers can be mitigated through sustainable transport options and the associated Travel Plan.
The results of the travel surveys submitted with the Transport Statement indicate that circa 250 students could travel to the new school by car. However, in reality, the school will look to restrain these informed by the School Travel Plan and facilitated by the appointment of a School Travel Plan Coordinator (TPC) and that the forecast numbers students travelling by car will be less in reality such that over 80% of students will utilise sustainable modes of transport, mainly walking and cycling. In terms of staff, it is forecast that over 70% will travel by private car. This is largely as a result of the greater distances travelled by staff to access the school.
Despite the encouragement of sustainable travel modes by the school via the Travel Plan, it is still considered that some parents that will utilize the local road capacity to drop off and pick up students. A car parking survey has thus been commissioned and the results show that there is capacity to accommodate any car parking resulting from the proposed redevelopment.
The survey shows that there are a total of 601 parking spaces available to the public within the study area at any time. The highest demand for these spaces was at 0900 when 232 spaces were occupied. The highest parking stress percentage surveyed was 39%, therefore suggesting that in the peak parking time there is a capacity of 61%.
In respect of parking capacity, It is considered that in a worst-case scenario there will be as many as 341 students arriving/departing via car between the hours of approximately 0800-0900 and 1500-1600. The drop off/pick up parent parking bays allow opportunity for each car to spend approximately 52 seconds in a space within an hour, however it is likely that there will be a 15-minute peak time where capacity may be in exceedance. It is expected that 150 cars would be able to utilise the drop off/pick up bays in the peak 15 minutes. This therefore leaves a worst-case scenario of up to 191 cars requiring on street parking capacity. The submitted survey demonstrates that there is surplus capacity to accommodate the 191 vehicles at any time during the day within the study area considered.
In terms of impact on junctions, it is acknowledged that the proposed new 1700 student secondary school will have an impact on the operation of the local junctions with the associated increase in traffic. However, having reviewed the details, the Essex County Council Highways Officer considers that these impacts can be mitigated by a scheme of off-site highway improvements to be secured via a section 106 legal agreement and planning conditions. The proposed works incorporate signal improvements and a signage package to encourage cycle and pedestrian usage within a 2km radius of the school. Therefore on balance, there are no significant parking, access or highway safety issues with regards to the development. The proposal is considered to accord with ARHLP policy T9, principle DG28 of the Harlow Design Guide SPD and the Essex Parking Standards.
Other Matters
The following matters are also considered to be material to consideration of this application.
Employment Benefits
During the construction phases of development it is estimated that over 92 construction jobs on site will be created as a direct result of the development. Once built, the school will support 108 full time equivalent (FTE) teaching jobs. The development is considered to accord with ARHLP policy ER1.
Flood Risk and Drainage
A Flood Risk Assessment and Drainage Assessment have been prepared to assess any potential flood risk implications for the development proposals. The site falls within Flood Zone 1 (low probability of flooding).
No specific flood risk to the development has been identified in the preparation of the report. The accompanying Drainage Impact Assessment confirms that surface water run- off will be discharged to appropriately sized soakaways. Foul water will be discharged to the existing site drainage network.
The Essex County Council Sustainable Drainage Officer has raised no objection to the development. Overall, it is concluded that the reports demonstrate that the foul and surface water drainage systems for the proposals can be designed and constructed to meet ARHLP plan policy CP12.
Ecology
The application is supported by an Ecological Impact Assessment (EcIA) and Bat Roost Assessment. The EcIA confirms there will be no direct or indirect impacts on any surrounding sites designated for their nature conservation value. The Bat Roost Assessment concludes that no features suitable for roosting bats or evidence of roosting bats within any of the buildings were identified.
The school buildings to be demolished have been assessed as having negligible potential to support roosting bats. Building demolition and any vegetation clearance, if required, should be completed outside of the nesting bird season, otherwise a nesting bird check will be required.
The development proposals are therefore in accordance with policies NE15 and NE17 of the ARHLP.
Archaeology
In accordance with ARHLP policy BE12, a Desk Based Assessment has been prepared to accompany the planning application, which concludes due to distance, topography and the existing built environment; the proposed development will not result in any visual, setting and significance impacts on any of the designated heritage assets within the 1km search area. Additionally, the Essex County Council Archaeological team raise no objections as it is unlikely there will be any significant archaeological material at this former school site. Waste
The Council’s Cleansing & Environment team raised concerns regarding inadequate road width for collections, a number of doors providing access to playing fields with potential for pedestrian conflict with vehicles and consequent safety issues.
The applicants have subsequently confirmed that the road width has been designed to meet the vehicle requirements of the school, which will include delivery vans, a fire tender, refuse vehicles and skip lorries. The largest vehicle that will access the site will be a 17 tonne rigid vehicle.
Additionally, there are no doors from any classroom which open out onto the service road, and the road will remain inaccessible to children throughout the day. The applicants have confirmed in writing that any vehicles entering the secure site will be accompanied by a member of staff, who will manage any deliveries to the school.
Officers consider this has adequately addressed earlier concerns and the scheme is acceptable in terms of refuse provision.
Planning Obligations
A Section 106 agreement will be required to secure a contribution for the off-site highway works. These comprise of -
Financial contribution to signal junction improvements at the Tendring Road/Pyenest Road/Abercrombie Way; Financial contribution to cycle/pedestrian signage, to and from the school, along strategic routes, within a 2km radius of the school.
The applicants have agreed to these contributions.
CONCLUSIONS:
On the basis of the matters considered in this report, it is considered that the proposed development accords with the NPPF, the policies of the ARHLP and emerging Local Development Plan and there are no other material considerations to indicate otherwise and thus it is recommended that planning permission be granted subject to a Section 106 Agreement and appropriate conditions as set out in the recommendation below.
RECOMMENDATION
Grant Planning Permission subject to the applicant entering in to an appropriately worded Section 106 Agreement and the following conditions:
1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
REASON: In order to comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2. Notwithstanding the approved plans, prior to works above ground level a detailed landscape scheme shall be submitted to the local authority for approval and shall be implemented in accordance with the approved details during the next planting season following completion of the development. The scheme shall include all hard and soft landscaping and details of boundary treatments. A specification of all materials shall be supplied within a detailed method statement which shall include site preparation, planting techniques, aftercare and a programme of maintenance for a period of 3 years following completion of the scheme. REASON: To ensure satisfactory landscape treatment of the site in the interests of visual amenity and to screen and enhance the development in the interests of visual amenity and in accordance with policy NE12 of the Adopted Replacement Harlow Local Plan, July 2006.
3. No development shall take place on site, including site clearance, tree works, demolition or any other works, until details relevant to the safe retention and protection of trees within an Arboricultural Method Statement (AMS), have been submitted to and approved in writing by the Local Planning Authority and in accordance with current BS5837 recommendations. Following written approval of the AMS the development shall be undertaken in accordance with the approved details unless otherwise agreed by the Local Planning Authority. The AMS shall include a detailed Tree protection plan showing the positions and dimensions of protective fencing (and if necessary temporary ground protection) to safe guard all retained vegetation. The details are required to be approved before works commence to ensure the impacts of the development are acceptable.
The AMS shall include details such as level changes, demolition and construction techniques, location of services and drainage, design detail of structures, foundations and the control of potentially damaging operations such as burning, storage and handling of materials and access and parking of vehicles during construction. Details of supervision at key stages of development will also be included.
REASON: To ensure that damage to vegetation identified for retention is avoided and to comply with the duties indicated in Section 197 of the Town and Country Planning Act 1990 and with those policies of the Development Plan set out in the attached Informative.
4 Prior to commencement of the playing field enhancement works as shown on drawing no. FS0620-HLM-00-00-DR-L-00-0001 Rev P05, a detailed playing field specification based on the proposals in the approved Agrostis Site Investigation Study dated 30 January 2019 and an implementation programme, has been submitted to and approved in writing by the Local Planning Authority. The specification and implementation programme shall be carried and complied with in accordance with the approved details prior to the completion of the development.
REASON: To ensure provision of adequate playing field provision and maintain the standard of provision in accordance with policy L3 of the Adopted Replacement Harlow Local Plan, July 2006.
5 Prior to commencement of the artificial grass pitch reinstatement works as shown on drawing no. FS0620-HLM-00-00-DR-L-00-0001 Rev P05, a detailed artificial grass pitch reinstatement specification based on the proposals in the approved NottsSport Pitch Condition Survey dated 26 November 2018 and an implementation programme, prepared in consultation with Sport England, has been submitted to and approved in writing by the Local Planning Authority. The approved specification and implementation programme shall be carried out and complied with in accordance with the approved details prior to the completion of the development.
REASON: To ensure provision of adequate playing field provision and maintain the standard of such provision in accordance with policy L3 of the Adopted Replacement Harlow Local Plan, July 2006.
6 No construction or demolition work that involves the production of noise capable of being heard beyond the property boundary shall be conducted outside of the hours of 08.00 to 18.30 Monday to Friday and 08.00 to 13.00 on a Saturday. No construction or demolition works shall be carried out on a Sunday or public/bank holiday. REASON: In the interest of protecting amenity in accordance with policy BE17 of the Adopted Replacement Harlow Local Plan.
7 No development, including site clearance, tree works, demolition or any other works, shall take place until a Construction Management Plan (CMP) has been submitted to and approved in writing by the Local Planning Authority. The approved CMP shall be adhered to throughout the construction period. The CMP shall provide for the following all clear of the highway:
Safe access into the site The parking of vehicles of site operatives and visitors Loading and unloading of plant and materials Storage of plant and materials used in constructing the development Wheel and underbody washing facilities A scheme to minimise the risk of offsite flooding caused by surface water run-off and groundwater during construction; Measures to demonstrate how noise will be mitigated during the permitted working hours of the demolition and construction process; Measures to demonstrate how dust production during the demolition and construction process is kept to a minimum.
REASON: To ensure that on-street parking of vehicles in the adjoining streets does not occur, to ensure that loose materials and spoil are not brought out onto the highway in the interests of highway safety, and to ensure that noise and dust are controlled during demolition and construction in accordance with policies BE17 and T9 of the Adopted Replacement Harlow Local Plan and the Highway Authority's Development Management Policies. The details are required to be approved before works commence to ensure the impacts of the development are acceptable.
8 Prior to the occupation of the development, a Delivery and Service Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include details of the location of loading and unloading areas, the hours of loading and unloading and the frequency and size of vehicles and their routing including swept paths where relevant. The development shall be carried out in accordance with the approved details.
REASON: In the interests of highway safety in accordance with policy T9 of the Adopted Replacement Harlow Local Plan 2006 and the Highway Authority's Development Management Policies.
9. Prior to first occupation of the development hereby approved, cycle/pedestrian signage improvements, to and from the school, along strategic routes only, within a 2km radius of the school, shall be installed in accordance with the details which shall have first been submitted to and approved in writing by the Local Planning Authority.
REASON: In the interests of highway safety in accordance with policy T9 of the Adopted Replacement Harlow Local Plan July 2006 and the Highway Authority's Development Management Policies.
10. Full details of the acoustic barrier to be installed around the approved multi-use games area (MUGA) shall be submitted to and approved in writing by the Local Planning Authority and installed in accordance with the approved details prior to occupation of the development.
REASON: In the interest of protecting amenity in accordance with policy BE17 of the Adopted Replacement Harlow Local Plan, July 2006. 11. No works shall take place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme should include but not be limited to:
Detailed engineering drawings of each component of the drainage scheme. A final drainage plan which details exceedance and conveyance routes, FFL and ground levels, and location and sizing of any drainage features. A written report summarising the final strategy and highlighting any minor changes to the approved strategy.
The scheme shall subsequently be implemented prior to occupation
REASON: To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site, to ensure the effective operation of SuDS features over the lifetime of the development and to provide mitigation of any environmental harm which may be caused to the local water environment. The details are required to be approved before works commence to ensure the impacts of the development are acceptable.
12. No works shall take place until a scheme to minimise the risk of offsite flooding caused by surface water run-off and groundwater during construction works and prevent pollution has been submitted to, and approved in writing by, the local planning authority. The scheme shall subsequently be implemented as approved.
REASON: To ensure the development does not increase flood risk elsewhere and does not contribute to water pollution. The details are required to be approved before works commence to ensure the impacts of the development are acceptable.
13. No works shall take place until a Maintenance Plan detailing the maintenance arrangements including who is responsible for different elements of the surface water drainage system and the maintenance activities/frequencies, has been submitted to and agreed, in writing, by the Local Planning Authority. Should any part be maintainable by a maintenance company, details of long term funding arrangements should be provided.
REASON: To ensure appropriate maintenance arrangements are put in place to enable the surface water drainage system to function as intended to ensure mitigation against flood risk. The details are required to be approved before works commence to ensure the impacts of the development are acceptable.
14. The applicant or any successor in title must maintain yearly logs of maintenance which should be carried out in accordance with any approved Maintenance Plan. These must be available for inspection upon a request by the Local Planning Authority.
REASON: To ensure the SuDS are maintained for the lifetime of the development as outlined in any approved Maintenance Plan so that they continue to function as intended to ensure mitigation against flood risk. The details are required to be approved before works commence to ensure the impacts of the development are acceptable.
15. The development hereby permitted shall be carried out in accordance with the approved plans as shown listed in the table below. Plan Reference Version No. Plan Type Date Received FS0620-AGL-XX- Hockey External Lighting 18.02.2019 XX-DR-E-0070- Pitch On 7301 FS0620-AGL-XX- Hockey External Lighting 18.02.2019 XX-DR-E-0070- Pitch Off 7302 FS0620-AGL-XX- Security External Lighting 18.02.2019 XX-DR-E-0075- 7301 FS0620-CML-XX- Site Vehicle Plot 18.02.2019 ZZ-DR-W-0080- Entrance 001 FS0620-HLM-00- -- Proposed Layout Plan 18.02.2019 00-DR-L-00-0001 FS0620-HLM-00- BB103 Site Plan 18.02.2019 00-DR-L-00-0002 FS0620-HLM-00- -- Site Access & Circulation Plan 18.02.2019 00-DR-L-00-0003 FS0620-HLM-00- Buildings Proposed Site Layout 18.02.2019 00-DR-L-00-0004 FS0620-HLM-00- -- Overall Site Levels 18.02.2019 00-DR-L-00-0050 FS0620-HLM-00- -- Fencing Arrangement 18.02.2019 00-DR-L-25-0001 FS0620-HLM-00- Strategy Hard Landscaping 18.02.2019 00-DR-L-30-0001 FS0620-HLM-00- Sheet 1 Hard Landscape Layout 18.02.2019 00-DR-L-30-0002 FS0620-HLM-00- Sheet 2 Hard Landscape Layout 18.02.2019 00-DR-L-30-0003 FS0620-HLM-00- Sheet 3 Hard Landscape Layout 18.02.2019 00-DR-L-30-0004 FS0620-HLM-00- Sheet 4 Hard Landscape Layout 18.02.2019 00-DR-L-30-0005 FS0620-HLM-00- -- Tree Removal & Protection Plan 18.02.2019 00-DR-L-45-0001 FS0620-HLM-00- -- Soft Landscape Proposals 18.02.2019 00-DR-L-45-0002 FS0620-HLM-00- -- Detailed Site Sections 18.02.2019 XX-DR-L-00-0001 FS0620-HLM-00- Sheet 1 Site Section 18.02.2019 XX-DR-L-00-0002 Compressed FS0620-HLM- Sheet 1 of 4 Ground Floor GA Plan 18.02.2019 MB-00-PL-A-00- 0101 FS0620-HLM- Sheet 2 of 4 Ground Floor GA Plan 18.02.2019 MB-00-PL-A-00- 0102 FS0620-HLM- Sheet 3 of 4 Ground Floor GA Plan 18.02.2019 MB-00-PL-A-00- 0103 FS0620-HLM- Sheet 4 of 4 Ground Floor GA Plan 18.02.2019 MB-00-PL-A-00- 0104 FS0620-HLM- Sheet 1 of 4 First Floor GA Plan 18.02.2019 MB-01-PL-A-00- 0105 FS0620-HLM- Sheet 2 of 4 First Floor GA Plan 18.02.2019 MB-01-PL-A-00- 0106 FS0620-HLM- Sheet 3 of 4 First Floor GA Plan 18.02.2019 MB-01-PL-A-00- 0107 FS0620-HLM- Sheet 4 of 4 First Floor GA Plan 18.02.2019 MB-01-PL-A-00- 0108 FS0620-HLM- Sheet 1 of 4 Second Floor GA Plan 18.02.2019 MB-02-PL-A-00- 0109 FS0620-HLM- Sheet 2 of 4 Second Floor GA Plan 18.02.2019 MB-02-PL-A-00- 0110 FS0620-HLM- Sheet 3 of 4 Second Floor GA Plan 18.02.2019 MB-02-PL-A-00- 0111 FS0620-HLM- Sheet 4 of 4 Second Floor GA Plan 18.02.2019 MB-02-PL-A-00- 0112 FS0620-HLM- -- Roof Plan GA Plan 18.02.2019 MB-RF-DR-A-00- 0113 FS0620-HLM- Sheet 1 GA Elevations 18.02.2019 MB-XX-EL-A-00- 0141 FS0620-HLM- Sheet 2 GA Elevations 18.02.2019 MB-XX-EL-A-00- 0142 FS0620-HLM- Sheet 3 GA Elevations 18.02.2019 MB-XX-EL-A-00- 0143 FS0620-HLM- Sheet 1 Main Block GA Sections 18.02.2019 MB-XX-SE-A-00- 0130 FS0620-HLM- Wall External Detail 18.02.2019 MB-XX-SE-A-25- Sections 2511 Sheet 1 FS0620-HLM-SB- Sports Block GA Floor Plans 18.02.2019 00-PL-A-00-0117 FS0620-HLM-SB- Sports Block Roof Plan GA Plan 18.02.2019 RF-PL-A-00-0115 FS0620-HLM-SB- Sports Block GA Elevations 18.02.2019 XX-EL-A-00-0145 FS0620-HLM-SB- Sports Block Sections 18.02.2019 XX-SE-A-00-0135 Sheet 1 FS0620-HLM-XX- Outline External Materials 18.02.2019 00-SP-L-00-0001 FS0620-HLM-XX- Tendring Existing & Proposed Views 18.02.2019 XX-VS-A-00-0046 Road FS0620-HLM-XX- Tendring Existing & Proposed Views 18.02.2019 XX-VS-A-00-0047 Road FS0620-HLM-XX- Tendring Proposed View 18.02.2019 XX-VS-A-00-0048 Road FS0620-HLM-XX- Towards Proposed View 18.02.2019 XX-VS-A-00-0049 Courtyard FS0620-HLM-XX- Courtyard Proposed View 18.02.2019 XX-VS-A-00-0050 View FS0620-HLM-XX- Entrance Proposed View 18.02.2019 XX-VS-A-00-0051 View FS0620-HLM-ZZ- -- Boundary Plan 18.02.2019 00-DR-L-00-0001 FS0620-CAL-00- Phase 1 Phasing Plan 04.03.2019 ZZ-DR-W-0015- Asbestos 0001 Removal FS0620-CAL-00- Phase 2 Phasing Plan 04.03.2019 ZZ-DR-W-0015- Demolition 0002 Phase FS0620-CAL-00- Phase 3 Phasing Plan 04.03.2019 ZZ-DR-W-0015- Substructure 0003 FS0620-CAL-00- Phase 4 Phasing Plan 04.03.2019 ZZ-DR-W-0015- Superstructur 0004 e FS0620-CAL-00- Phase 5 Phasing Plan 04.03.2019 ZZ-DR-W-0015- External 0005 Works FS0620-HLM- Sheet 2 GA Elevations 04.03.2019 MB-XX-EL-A-00- 0142 FS0620-HLM- Sheet 3 GA Elevations 04.03.2019 MB-XX-EL-A-00- 0143
REASON: For the avoidance of doubt and in the interests of proper planning.
INFORMATIVE CLAUSES
1. The Local Planning Authority has acted positively and proactively in determining this application by identifying matters of concern within the application (as originally submitted) and negotiating, with the Applicant, acceptable amendments to the proposal to address these concerns. As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.
2. The application is advised that further water supplies may be required for firefighting purposes. The applicant is advised to contact the Water Technical Officer at Essex County Council Fire & Rescue Service headquarters, telephone 01376 576344.