AGENDA ITEM 4.2
DR/29/18
committee DEVELOPMENT & REGULATION date 28 September 2018
COUNTY COUNCIL DEVELOPMENT Proposal: The construction of a new 2 storey standalone building, to provide 9no. classrooms, specialist food/technology & science classroom, SEN and group rooms, reprographics and ancillary facilities; extension of the existing staff room and a new multi-use games area together with associated parking and landscaping works to allow the expansion of the existing school from a 2FE to a 3FE Infant & Junior School. Location: Brightside County Junior And Infant School, Brightside, Billericay, Essex. CM12 0LE Ref: CC/BAS/15/18 Applicant: Essex County Council
Report by Chief Planning Officer (County Planning and Major Development) Enquiries to: Rachel Edney Tel: 03330 136815 The full application can be viewed at www.essex.gov.uk/viewplanning
Reproduced from the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office, Crown Copyright reserved Essex County Council, Chelmsford Licence L000 19602
1. BACKGROUND
There is a relatively short planning history for the school site. The most recent planning permission was granted in January 2014 for the retrospective retention of 4 temporary classbases and the creation of an additional 300m² of hard play area (CC/BAS/51/13).
2. SITE
Brightside Primary School is located on Brightside, in a predominantly residential area, to the northwest of Billericay.
Residential properties are to the north and east in Maplebrook Mews and Rosebay Avenue, south east in Cornflower Gardens and south in Brightside and Brightside Close. The western boundary is comprised of a landscape buffer separating the school site from the playing fields of West Billericay Community Centre.
School buildings are positioned centrally on the site, with hardstanding areas surrounding the buildings. To the north west is the school playing field which is surrounded by mature soft landscaping and grassed areas towards all site boundaries.
There are 2 single storey temporary classbases to the south west of the site, which would be removed as a result of the proposed new development.
Vehicular and pedestrian access is via Brightside with 2 separate pedestrian access points via Rosebay Avenue.
An existing car parking area provides 36 car parking spaces, together with 2 disabled spaces and a minibus space.
Two areas for cycle & scooter parking are provided within the school site. One is close to the Brightside entrance with 6 cycle/scooter parking spaces. The other is in the school playground area and comprises of 5 Sheffield stands providing 10 cycle spaces.
Well established semi-mature and mature landscaping is provided to the boundaries of the school site and provide a good level of protective amenity screening.
The school site lies within Flood Zones 2 & 3. A small tributary of the River Wid, Mountnessing Brook runs along the western boundary of the school.
3. PROPOSAL
It is proposed to construct a new two storey standalone building (1,088m²) to the north and west of the existing school buildings which would provide:
3no. infant classrooms 6no. junior classrooms
Specialist food/technology and science classroom Special Educational Needs (SEN) and Groups rooms Reprographics room Plant, circulation and toilet facilities.
The proposed building would be 16m x 33.6m x 8.8m in height.
Two smaller extensions are proposed to the existing staffroom and existing kitchen area.
It is also proposed to provide a new MUGA adjacent to the existing hardcourt playground area, sufficiently sized for 5-aside football and other sports.
It is also proposed to increase the number of car parking spaces by 5, together with 3 two-wheeler parking spaces, 20 cycle parking spaces and 80 scooter parking spaces.
The proposed development would result in the loss of 12 existing trees on the site. However, these would be replaced by 12 new trees and additional planting.
A temporary access road would be provided via Rosebay Avenue. This would be removed on completion of the construction works.
4. POLICIES
The following saved policies of the Basildon District Local Plan September 2007 provide the development plan framework for this application. The following policies are of relevance to this application:
Basildon District Local Plan
Policy BAS BE12 – Development Control Policy BAS R1 – Open Space
Work started in December 2014 on a new Local Plan that would provide the planning framework for the future growth and development of the Basildon borough area until 2034. The new Local Plan would identify land for housing, businesses, shops and leisure, as well as areas for protection, such as open space and sites important for wildlife.
An Extraordinary Meeting of the Council was held on Thursday 7 June 2018, in order to consider a Notice of Motion signed by 23 Members of the Council concerning the Publication Local Plan and the previous decisions the Council made in respects of the plan on 22 March 2018.
The Notice of Motion was passed and the decision made by the Council on 22 March to consult on the Local Plan and to submit it to the Government, has been withdrawn and the Strategic Planning and Infrastructure Committee will be asked to look again at specific aspects of proposals in South West Billericay, Noak Bridge, Ramsden Bellhouse, Hovefields & Honiley and Bowers Gifford & North Benfleet.
In addition they would be required to look at: How future provision for Gypsy, Travelling and Travelling Showpeople could be met and The proposed approach to the Community Infrastructure Levy.
The Revised National Planning Policy Framework (NPPF) was published on 24 July 2018 and sets out the Government’s planning policies for England and how these should be applied. The NPPF highlights that the purpose of the planning system is to contribute to the achievement of sustainable development. It goes on to state that achieving sustainable development means the planning system has three overarching objectives, which are interdependent and need to be pursued in mutually supportive ways: economic, social and environmental. The NPPF places a presumption in favour of sustainable development. However, paragraph 47 states that planning law requires that applications for planning permission be determined in accordance with the development plan, unless material considerations indicate otherwise.
For decision-taking the NPPF states that this means; approving development proposals that accord with an up-to-date development plan without delay; or where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date, granting permission unless: the application of policies in this NPPF that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this NPPF taken as a whole.
Paragraph 213 of the NPPF states, in summary, that existing policies should not be considered out-of-date simply because they were adopted or made prior to the publication of this Framework. The level of consistency of the policies contained within the saved policies of the Basildon District Local Plan September 2007 is considered further in the report.
There are no specific policies relating to the development of schools within the Basildon District Council Local Plan Saved Policies (2007), although it is considered that this application would fall under the general Development Control Policy BAS BE12. Although this policy specifically relates to residential development it is considered that that the criteria can be transferred to development proposals such as this, especially with regard to the potential impacts on the neighbouring residential properties. This policy is considered to be consistent with the direction of the NPPF.
5. CONSULTATIONS
BASILDON BOROUGH COUNCIL – No objection ENVIRONMENT AGENCY – No objection subject to a condition requiring the development to be carried out in accordance mitigation measures contained within the FRA SPORT ENGLAND – No comments received LEAD LOCAL FLOOD AUTHORITY – No comments received ANGLIAN WATER – No objection subject to a condition requiring the submission of
a foul water strategy ESSEX FIRE & RESCUE – Proposal doesn’t affect the fire service access to existing premises in the vicinity. More details will be required at Building Regulations stage UK POWER NETWORKS – Objection as notice for the proposed works has not been served on the company Planning Comment – The applicant has been advised of the need to serve notice on UK Power Networks HIGHWAY AUTHORITY – No objection subject to conditions relating to the construction of the temporary construction access, the provision of a pedestrian visibility splay, the surface treatment of the temporary construction access, the discharge of water onto the public highway, the provision of loading/unloading/reception and storage of construction materials and parking of vehicles of site operatives and visitors and the provision of cycle and scooter parking. PLACE SERVICES (Ecology) – No objection subject to a condition requiring the development to be carried out in accordance with details contained within the Preliminary Ecological Assessment and Habitat Enhancement Plan PLACE SERVICES (Trees) – No objection subject to a condition requiring the development to be carried out in accordance with the submitted tree protection measures PLACE SERVICES (Urban Design) – No objection PLACE SERVICES (Landscape) – No objection subject to a condition requiring the development to be carried out in accordance with the submitted tree protection measures BILLERICAY TOWN COUNCIL – No comments received LOCAL MEMBER – BASILDON – Billericay and Burstead – Any comments received will be reported LOCAL MEMBER – BASILDON – Billericay and Burstead – Any comments received will be reported
6. REPRESENTATIONS
38 properties were directly notified of the application. One letter of representation has been received. This relates to planning issues covering the following matters:
Observation Comment
Believe there will be a serious impact to Noted. See appraisal traffic and road safety in Rosebay Avenue and its side roads on the area of the site.
Since the building of the Sunnymead Noted. See appraisal Centre/day nursery there has been serious ongoing parking/safety issues in surrounding roads
Plans for a Traffic Regulation Order Noted have been dropped.
An average of 15-30 cars parking in the Noted area, reaching past the school entrance at one end up to Cornflower Gardens at the other
Cars park on pavements whilst dropping Noted. See appraisal or picking up children, causing an obstruction and making pedestrians walk in the road.
Buses can’t get through as road is Noted blocked by cars
Planned expansion will push problems Noted into side roads making it impossible for residents to enter or leave. This includes refuse collection vehicles, emergency vehicles and delivery vehicles
Most of the parking contravenes the Noted. This is a matter for the police rules of the Highway Code
No police presence or wardens Noted
Cars park in parking bays belonging to Noted however this is outside the remit residents and some are parked there all of this application day.
Why were the surveys for the Transport Surveys were undertaken on 26 April Statement not carried out by a local every 20 minutes between 8:05am- company with better knowledge of what 9.40am and 2.30pm-4.05pm. actually happens and why does it The applicant was responsible for appear that the County Council haven’t employing the company to prepare the had any input into the statement? Transport Statement Surveys appear to have been The Highway Authority had input into undertaken at a very quiet time the Statement
Speed of vehicles travelling up and This is a matter for the police. down Rosebay Avenue – wonder there have not been any serious accidents or injury.
7. APPRAISAL
The key issues for consideration are:
A. Principle of Development & Need B. Policy Considerations C. Design & Layout D. Impact on Playing Field E. Flood Risk & Drainage
F. Impact on Natural Environment G. Impact on Residential Amenity H. Traffic & Highways
A PRINCIPLE OF DEVELOPMENT & NEED
BLP Policy BAS R1 (Open Space) states inter alia that “within the urban areas, planning permission will not be granted for development of open space which would cause harm to the recreational or amenity value of the open space, or to the contribution which the open space makes to the character of the area within which it is located.”
Essex County Council (ECC) has a duty to ensure that there are sufficient school places for children living in the county. It monitors birth rates, new housing developments and patterns of parental preference across groups of schools. This information is used to forecast pupil numbers and ensure that there are sufficient school places.
ECC is under a duty to promote high educational standards, ensure fair access to educational opportunity and promote the fulfilment of every child’s educational potential. It must also ensure that there are sufficient schools in the county to promote diversity and increase parental choice.
Billericay has experienced a rise in demand for the primary school places in the last few years as a result of rising birth rates. Latest forecasts indicate continued growth in pupil numbers in the town and additional provision is required. An additional form of entry of primary school capacity is required for 2019/20 to meet long term forecast demand in the Billericay area, with a bulge class required for 2017/18.
Pupil number forecasts for Billericay show potential deficits of place in Reception classes in the following years.
An assessment of 3 primary schools within the Billericay area was carried out to identify possible solutions to meet this need locally. Taking all key aspects into consideration, Brightside Primary School was identified as the preferred option in terms of feasibility, ability to expand on current site, value for money as the alternatives were either not viable or more expensive. In addition, the Brightside
expansion facilitates bringing forward part of the permanent expansion to accommodate a bulge year, which would otherwise require installation of a temporary classroom at another local school.
It is considered that the need for the proposed construction of new permanent accommodation at the school has been demonstrated as it would provide much needed accommodation to meet the increased demand for primary school places in the area.
Basildon Borough Council has commented that the proposed building would be situated predominantly within the area of no notation in close proximity to both existing classroom blocks and would have no significant impact on the amenity value of the public open space.
It is considered that the proposed new build elements of the scheme would not cause significant harm to the recreational or amenity value of the open space or to the contribution which the open spaces make to the character of the area within which it is located and would therefore be in accordance with Policy R1.
B POLICY CONSIDERATIONS
The NPPF states that the purpose of the planning system is to contribute to the achievement of sustainable development. There are 3 dimensions to sustainable development: economic, social and environmental.
In summary, the social role involves supporting strong, vibrant and healthy communities, by ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future generations; and by fostering a well-designed and safe built environment, with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being.
Paragraph 94 of the NPPF 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. They should:
Give great weight to the need to create, expand or alter schools through the preparation of plans and decisions on applications; and Work with schools promoters, delivery partners and statutory bodies to identify and resolve key planning issues before applications area submitted.
The proposed 2 storey extension is required to provide permanent teaching and ancillary accommodation to meet an increased demand for primary school places in the Billericay area, accommodate an existing bulge in pupil numbers at the school and replace 2 existing temporary classbases at the school which is considered to be in accordance with Paragraph 94 of the NPPF.
C DESIGN & LAYOUT
BLP Policy BAS BE12 (Development Control) states inter alia that “planning permission for new development will be refused if it causes material harm by way of harm to the character of the surrounding area, including the street scene.”
The proposed new 2 storey building would stand on the site of 2 existing temporary classbases which would be removed from the school site as a result of this proposal.
A feasibility study was carried out by the applicant and the best location for the building was considered to be to the south of the existing playing field in place of the existing temporary classroom units.
The proposed new teaching block has been positioned so that it links into the existing school with minimal impact on the existing external space.
The new infant classrooms would be on the ground floor of the southern side of the new building as they would link into the existing infant accommodation and outside space. The junior classrooms would be on the northern side of the new building, on the first floor, again to link with the rest of the junior accommodation and external space.
The proposed new building would be no higher than the tallest section of the existing school buildings, which are a mix of 1 - 1.5 storeys. The position of the new building in the centre of the site, wrapped around by the existing accommodation would ensure that the mass of the building is reduced in the context of the existing accommodation. Rendered and brick facades have also been designed to reduce the impact of the new building.
The external materials of the proposed extension have been carefully selected to blend with the existing buildings and inject a fresh and modern look to improve the appearance of the site.
The proposed building is contemporary and responds to the needs of modern education spaces. Its elevational treatment displays a modest scale suitable for a primary school yet shows an importance placed upon natural daylight through appropriately sited windows.
The proposed facades comprise of a dark blue/grey facing brick and grey render with dark grey windows and doors and a flat roof with a dark grey parapet roof. Rainwater would discharge from the roof via hoppers into dark grey hopper heads and downpipes. Feature signage is also proposed to the eastern elevation along with a polycarbonate canopy on a dark grey polyester powder coated steel frame to link the new block with the existing accommodation. The same elevational treatment is proposed to the staff room extension and has previously been used for the small extension to the reception classroom.
Place Services (Urban Design) has no objection to the proposed scheme having reviewed the scheme at pre-application stage and the amendments made during the consultation process.
Basildon Borough Council has commented that the proposed two storey building
would have an approximate length of 33 metres and width of 16 metres in depth with new asphalt footpaths providing pedestrian access to all elevations. It is proposed to have a contemporary appearance and would be situated between two existing teaching blocks and it would be largely hidden from any public vantage point thereby having minimal impact upon the character of the wider area, including the street scene. The proposed extension to the staff room and car park are located adjoining the existing provision within the site and would have minimal impact on the visual amenity of the area. It has no objection to the proposed development.
The proposed new building has been designed to blend in and complement the existing school buildings as have the external materials. It is considered that it would be in accordance with Policy BAS BE12.
D IMPACT ON PLAYING FIELD
The proposed new MUGA pitch would be located to the north of the main school buildings, adjacent to an existing hard play area, on the edge of the existing school playing field. No floodlighting or community use of the pitch is proposed as a result of this application.
Sport England is a statutory consultee as the proposal involves the loss of an area of playing field. However no response has been receive from Sport England with regards to this application.
Exception test E3 of Sport England’s Policy reads “the proposal only affects land capable of forming, or forming part of, a playing pitch, and does not result in the loss of inability to make use of any playing pitch (including the maintenance of adequate safety margins, a reduction on the size of the playing areas of any playing pitch or the loss of any other sporting/ancillary facilities on the site.”
The proposed new two storey block would make a small encroachment onto the existing school playing field, however this area is not capable of forming, or forming part of, a playing pitch and would not result in the loss of or inability to make use of any playing pitch. It is therefore considered that the proposed new build element of the scheme would be in accordance with Exception Test E3 of Sport England’s Policy.
Exception test E5 of Sport England Policy reads “The proposal is for an indoor or outdoor sports facility, the benefit of which would outweigh the loss of any playing field.”
The proposed MUGA is an outdoor facility which would enhance the school’s existing outdoor facilities. Further the MUGA would be available for use by pupils all year round which is considered would be in accordance with Exception Test E5.
Sections of the playing field would not be available for use during the construction phase of the proposed development. However this would be a temporary measure and the applicant has confirmed that the unaffected area of the playing field would be sufficient to meet the school’s needs during the construction period. Further the provision of the MUGA would be one of the earlier elements of the proposed
scheme to be completed, which would mean that the school would have access to the MUGA before completion of the proposed two storey building.
E FLOOD RISK & DRAINAGE
The school site lies within Flood Zone 3 and therefore a Flood Risk Assessment was submitted as part of the application together with a Drainage Strategy.
A review of the flood risk to the site has concluded that the site lies within Fluvial Flood Zone 3a defined as having a high probability of flooding. The proposal is for the extension of an Infant & Junior School, which is classified as a ‘more vulnerable’ development.
In accordance with Table 3 of the NPPF Practice Guidance as the site is in Flood Zone 3a, an exception test is required.
The NPPF encourages a sequential risk based approach to determine the suitability of land for development in flood risk areas. Local Planning Authorities are advised to demonstrate that there are no reasonably available sites in areas with a lower probability of flooding that would be appropriate to the type of development or land use proposed.
The site is an existing established school site and in addition a Level 2 Strategic Flood Risk Assessment (SFRA) recognises that the site is within a development area and therefore it is considered that the site meets the requirements of the Sequential Test.
The NPPF also advises that in order to pass the Exception Test it must be demonstrated that:
The development provides wider sustainability benefits to the community
that outweigh flood risk; and A Flood Risk Assessment must demonstrate that the development will be safe without increasing flood risk elsewhere and, where possible, will reduce flood risk overall.
The proposed new building would be located within Flood Zone 3. Locations within Flood Zone 1 were considered but proved unsuitable as they would block fire tender access to the existing buildings within the site and the school buildings need to be close to and well connected to other school buildings.
The proposed new building would be set to a FFL of +48.53m OD. This is 300mm above the 100 year plus climate change level for the relevant modelled mode in the Waterco hydraulic modelling report, which complies with SFRA and EA Guidance.
The proposed staff room extension would be set at the same level as existing FFL.
The proposed new building and staff room extension would take up flood plain void. It is proposed to provide compensation for the flood plain lost within an additional depth of sub base void. Any water would subsequently return to the brook via a surface water outfall. A total volume of 248.4m³ flood plan void would be provided.
The residual risk is considered to be very low providing the above mitigation measures are implemented as part of the proposed development and the proposed drainage system for the site is adequately maintained.
The Environment Agency has no objection to the proposed development subject to a condition requiring the development to be carried out in accordance with the submitted FRA and the mitigation measures contained within the FRA.
F IMPACT ON NATURAL ENVIRONMENT
BLP Policy BAS R1 (Open Space) states inter alia that “within the urban areas, planning permission will not be granted for development of open space which would cause significant harm to the recreational and amenity value of the open space, or to the contribution which the open space makes to the character of the area within which it is located.”
BDP Policy BAS R1 is considered to be consistent with the NPPF, which seeks to protect open space and sports and recreational land. It also states that access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities.
An Arboricultural Impact Assessment & Outline Method Statement and Landscape Design and Access Statement were submitted as part of the application.
None of the trees within the site are covered by a Tree Preservation Order (TPO). However there is a good number and range of trees within the site; mainly situated along the site boundaries thus affording a good and mixed level of natural screening between the school and surrounding area.
A total of 12 trees would need to be removed to allow the construction of the proposed building and the new MUGA. Twelve replacement trees would be planted on the site to mitigate the loss.
Other trees within the site would need to be pruned and cut back to allow the works to be undertaken. Protective fencing would be erected around trees to be retained.
Taking into account the fact that the site is an established school site and the proposed additional landscaping it is considered that the proposed two storey standalone building and MUGA pitch would not significantly harm the recreational or amenity value of the open space within which it is situated. The proposed new building would be located close to existing school buildings and the proposed MUGA would help enhance existing school facilities. Further it is considered that there would be no significant harm to the character of the area.
Place Services (Landscape) and (Trees) have no objection to the proposed development subject to a condition requiring the development to be carried out in accordance with the submitted tree protection measures.
A Phase 1 Habitat Survey Report and Biodiversity Enhancement Plan were submitted as part of the application.
The report confirms that no protected sites or local wildlife sites would be affected by any of the proposals. It is considered that provided the proposals do not change and appropriate measures are implemented during construction, there should be no impacts on the habitats or protected species present on the site. The report makes recommendations for the retention and protections of features of ecological value.
Place Services (Ecology) has no objection to the proposals subject to a condition requiring the proposed development to be carried out in accordance with the recommendations of the Phase 1 Habitat Survey and Biodiversity Enhancement Plan.
G IMPACT ON RESIDENTIAL AMENITY
A pre-application public exhibition was held at the school on 26 March 2018 between 2.30pm and 7.00pm.
Leaflets were delivered to a number of dwellings from the immediate and wider area surrounding the application site including those situated on the following roads: Rosebay Avenue (including West Billericay Community Centre), Maplebrook Mews, Dolphin Gardens, Goldington Crescent, Wesley Gardens, The Foxgloves, Cornflower Gardens, Brightside, Brightside Close, The Warren and Upland Close. Invitations were also issued to school staff, parents and Governors.
In addition a copy of the presentation boards and feedback forms were made available on the website with a 2 week consultation period.
Approximately 90 people attended the exhibition and 65 responses were received as a result of the event and the on-line consultation.
The proposals received a mixed response. Whilst there was support for the proposed development there were concerns over the potential impact from increased traffic and parking in the local area.
BLP Policy BAS BE12 (Development Control) states inter alia that “planning permission for new development will be refused if it causes material harm by way of overlooking, noise or disturbance to the occupants of neighbouring dwellings and overshadowing or over-dominance.”
The nearest residential properties are adjacent to the northern, southern and eastern boundaries of the school site.
The proposed extension would be approximately 90 metres from the northern boundary (Maplebrook Mews), 45 metres from the southern boundary (Brightside and Brightside Close); approximately 80 metres from the eastern boundary (Cornflower Gardens) and approximately 75 metres from the north eastern boundary (Rosebay Avenue).
Although the proposed new building would be a 2 storey construction, existing school buildings would help screen the new building from view from the nearest residential properties.
The proposed MUGA would be for school use only. It is not proposed to install floodlighting or make the pitch available for community use.
Basildon Borough Council has commented that residential properties adjoin the site to the southern and part of the eastern site boundaries within the area of the existing classroom blocks. The two storey block is proposed to be located to the rear of both blocks and in excess of 30 metres from the closest residential property. The existing blocks would provide a barrier between the proposed development and residential dwellings limiting any potential noise or disturbance and overlooking. The proposed extensions to the staff room and car park adjoin the existing provisions and would be of minimal impact. It is not considered that the proposal would give rise to material harm to residential amenity and would not give rise to additional parking pressures over that of the present operation of the school. It has no objection to the proposals.
It is not considered that the proposed development would cause material harm by way of overlooking, noise and disturbance to the occupants of neighbouring dwellings, overshadowing or over-dominance and would be in accordance with Policy BAS BE12.
TRAFFIC & HIGHWAYS
BLP Policy BAS BE12 states inter alia that “planning permission for new development will be refused if it causes material harm by way of traffic danger or congestion.”
A Transport Assessment, School Travel Plan, Construction Environmental Management Plan and Construction Environmental Management Logistics Plan were submitted as part of the application.
There are currently 36 car parking spaces on the school site plus 2 disabled parking spaces. It is proposed to provide an additional 5 car parking spaces making a total of 43 car parking spaces.
The Essex County Parking Standards Design and Good Practice Document states that the maximum of 1 car parking space per 15 pupils should be provided. On this basis a maximum of 42 car parking spaces should be provided. It is considered that the provision of 43 car parking spaces (including 2 disabled parking spaces) would be in accordance with the Good Practice Document.
It is also proposed to provide an additional 20 cycle parking spaces and 80 scooter parking spaces as a result of the increase in pupil and staff numbers at the school.
The Essex County Parking Standards Design and Good Practice Document states that a minimum of 1 cycle parking space per 5 staff and 1 cycle parking space per 3 pupils should be provided. On this basis a total of 48 cycle parking spaces should be provided for the increased number of pupils. However it is accepted that scooting to school is now a more popular option for pupils and the provision of 80 scooter spaces is welcomed.
One letter of representation has been received stating that it is believed that there would be a serious impact to traffic and road safety in Rosebay Avenue and its side roads. It is stated that since the building of the Sunnymead Centre/day nursery there has been serious ongoing parking/safety issues in surrounding roads.
There is no parking provided for staff and users of the Centre and thereby on- street parking does occur. However apart from the usual parking restrictions during peak times (8.30am – 9.30am and 2.30pm – 3.30pm Monday to Friday) there are no parking restrictions in Rosebay Avenue preventing parking in Rosebay Avenue or surrounding side roads.
The objector has stated that parents park their cars on pavements while dropping off and picking up children, causing obstructions and forcing pedestrians to walk in the road.
It is believed that the planned expansion would push vehicles into side roads during construction and after and would make it impossible for residents to enter or exit.
It is proposed to provide an additional 5 car parking spaces at the school as s result of the proposed expansion which should be sufficient to accommodate the additional full time staff required. Additional cycle and scooter parking facilities for pupils would also be provided to encourage pupils to travel to school in a more sustainable manner. During the construction of the propose development space would be provided within the school site for the parking of contractors’ vehicles to reduce the need for on-street parking.
There are no other restrictions preventing cars from parking in Rosebay Avenue or surrounding side roads. Long term parking in residents parking bays is unlikely to be linked to school use and the Transport Statement did acknowledge there was potential to introduce Controlled Parking Zones in the future to control commuter parking in the area.
Whilst the proposed expansion would allow for an increase in pupil numbers this would be a gradual increase over seven years.
Parking problems at the beginning and end of the school day and inconsiderate parent parking is a school management issue as opposed to a planning issue. It is a recognised problem for a majority of schools in Essex and although it is restricted to short periods of time morning and afternoon during the school term it is frustrating for local residents and other road users. Brightside Primary School is working with parents to highlight the potential impacts on local residents and is looking to introduce a Park & Stride scheme to encourage parents to park further away from the school and walk a short distance. It is also looking at introducing a 3PR scheme which awards tokens to pupils whose families avoid driving into designated areas around the school. It also provides advice and guidance to pupils, parents and residents on safe and considerate parking practices.
A temporary access road would be required for use by the contractors for the duration of the construction period. An access point would be provided in the existing boundary fencing via Rosebay Avenue over the school playing field.
The Highway Authority has no objection to the proposed development subject to a number of conditions relating to the construction of the temporary construction access, the provision of a pedestrian visibility splay, the surface treatment of the temporary construction access, the discharge of water onto the public highway, the provision of loading/unloading/reception and storage of construction materials and parking of vehicles of site operatives and visitors and the provision of cycle and scooter parking.
It is not considered that the proposals would cause material harm by way of traffic danger or congestion and would therefore be in accordance with Policy BAS BE12.
8. CONCLUSION
Given the NPPF’s emphasis on creating a high quality built environment with accessible local services that reflect the community’s needs and support its health, social and cultural wellbeing it is considered that planning permission should be granted for the construction of a two storey extension to provide a total of 9no. classbases and ancillary facilities as it would provide new permanent teaching accommodation at the school to help meet an increased need for primary school places in the area. It would also allow for the removal of 2 existing temporary classbases at the school.
The provision of a MUGA for use by the school would enhance existing facilities.
The provision of an additional 5 car parking spaces and additional cycle parking and scooter parking facilities would also enhance existing provision and encourage pupils to travel to school in a more sustainable manner.
It is not considered there would be a significant detrimental impact on the landscape, visual or residential amenity as a result of this application.
It is considered that the proposals would be in accordance with Policy BAS R1 (Open Space) and Policy BAS BE12 (Development Control) of the Basildon Local Plan (BLP) Saved Policies September 2007.
9. RECOMMENDED
That pursuant to Regulation 3 of the Town and Country Planning General Regulations 1992, planning permission be granted subject to the following conditions:
1. The development hereby permitted shall be begun before the expiry of 3 years (from the date of this permission). Written notification of the date of commencement shall be sent to the County Planning Authority within 7 days of such commencement.
Reason: To comply with section 91 of the Town and Country Planning Act 1990 (as amended).
2. The development hereby permitted shall be carried out in accordance with the details of the application Ref CC/BAS/15/18 dated 11 May 2018 and validated on 15 May 2018 together with:
Design and Access Statement (Ref 500450) – 11 May 2018 Landscape Maintenance Plan prepared by Wynne-Williams Associates – July 2018 Arboricultural Impact Assessment & Outline Method Statement prepared by Wynne-Williams Associates – 1 May 2018 Flood Risk Assessment prepared by Conisbee (Ref 170766/H Lomax) Version 2.1 – 9 August 2018 Phase I & II Geo-Environmental Assessment prepared by EPS (Ref UK17.2748) – 15 September 2017 Planning Statement prepared by Resolution Planning – May 2018 Landscape Design and Access Statement prepared by Wynne-Williams Associates (PO1) – 8 May 2018 Extended Phase 1 Survey prepared by Richard Graves Associates (RGA120) – May 18 Drainage Strategy – 9 May 2018 Construction Phase Site Set Up & Construction (Ref 10001708 LO1) – 12 March 2018 Construction Environmental Management Plan prepared by Kier Transport Statement prepared by Kronen Ltd – May 2018 Statement of Community Involvement – May 2018 Outline Specification (Ref 1729/Doc/601) Landscaping Details – Survey table : Groups
Landscaping Details – Survey table: Trees
Drawings
Wwa_1729_lD_505 Rev P00 – Tree Root Protection Detail – 15 August 2018 Wwa_1729-AL-704 Rev T01 – Tree Protection & Contractors Compound Plan – 15 August 2018 BRISID-IW-XX-XX-DR-A-2100 Rev P1 – Proposed Materials Palette – 26 June 2018 Wwa_1729_LP-301 Rev T01 – Landscaping Planting Plan – 2 July 2018 BRISID – IW-XX-XX-DR-A-2101 Rev P1 – Existing Materials Palette – 26 June 2018 Wwa_1729-LD-503 Rev T00 – Landscape Details Sheet – 15 June 2018 BRISID – IW-01-XX-DR-A-2551 Rev P3 – Proposed Elevations Canopy – 27 June 2016 Wwa-1729_LL-106 Rev T00 – Habitat Enhancement Plan – 2 May 2018 BRISID-IW-ZZ-ZZ-DR-A-2400 Rev P1 – Proposed Site Plan – 16 March 2018 BRISID-IW-XX-XX-DR-A-1001 Rev P1 – Site Location Plan – 16 March 2018 R-15361/201 Topographical Survey as of 7 August 2017 Sheet 1 of 2 R-15361/202 Topographical Survey as of 7 August 2017 Sheet 2 of 2 BRISID-IW-03-XX-DR-A-2510 Rev P2 – Proposed Plan & Elevations – 5 April 2018 BRISID-IW-03-00-DR-A-2300 Rev P2 – Proposed Demo and Sketch Plans – 5 April 2018 BRISID-IW-01-ZZ-DR-A-2500 Rev P2 – Proposed GA Plans – 5 April 2018 BRISID-IW-01-XX-DR-A-2700 Rev P1 – Proposed Visualisation – 8 May 2018 500414-IW-01-XX-DR-A-2560 Rev P1 – Proposed Sketch Section – 16 March 2018 BRISID-IW-XX-XX-DR-A-1000 Rev P1 – Existing Site Plan – 16 March 2018 Wwa_1729_AL-704 Rev P00 – Tree Protection Plan – 23 April 2018 Wwa_1729-AL-701 Rev P00 – Tree Survey Sheet 1 – 22 August 2017 Wwa_1729_AL_702 Rev P00 – Tree Survey Sheet 2 – 22 August 2017 Wwa_1729_AL-703 Rev P00 – Tree Survey Sheet 3 – 22 August 2017 Wwa_1729-LD-501 Rev P00 – MUGA Build up Design – 3 May 2018 Wwa_1729-LP-301 Rev P00 – Landscape Planting Plan – 19 April 2018 Wwa_1729-LL_105 Rev P01 – Car Park Plan – 8 May 2018 Wwa_1729_LSc_401 Rev P01 – Landscape Sections to New Block External Works – 15 March 2018 Wwa_1729_LL_104 Rev P00 – Access & Security Site Plan – 8 May 2018
Wwa_1729_LL_103 Rev P02 – Proposed Site Layout Plan – 8 May 2018 Wwa_1729_LL_102 Rev P00 – Existing Site Layout - 20 April 2018 Wwa_1729_LL_101 Rev P01 – New Block External Works – 19 April 2018
and in accordance with any non-material amendment(s) as may be subsequently approved in writing by the County Planning Authority, except as varied by the following conditions:
Reason: For the avoidance of doubt as to the nature of the development hereby permitted, to ensure development is carried out in accordance with the approved application details, to ensure that the development is carried out with the minimum harm to the local environment and in accordance with Policies BAS BE12 (Development Control) and Policy BAS R1 (Open Space) of the Basildon Local Plan Saved Policies September 2007.
3. No development shall commence until a foul water strategy has been submitted to and approved in writing by the County Planning Authority. There shall be no beneficial occupation of the development hereby permitted until the works have been implemented in accordance with the approved foul water strategy.
Reason: To prevent environmental and amenity problems arising from flooding and in accordance with Policy BAS BE12 (Development Control) of the Basildon Local Plan Saved Policies September 2007
4. The development hereby permitted shall be carried out in accordance with the approved Flood Risk Assessment (FRA) prepared by Conisbee (Ref 170766/H Lomax) dated 9 August 2018, version 2.1 and the following mitigation measures detailed within the FRA.
Finished ground floor levels are set to no lower than 48.53metres above Ordnance Datum (AD) Compensatory flood storage shall be provided onsite for any flood water that would be displaced during the 1% (1 in 100) annual probability flood event, inclusive of climate change. The compensatory storage shall be available prior to the construction of the buildings within the floodplain or raising of ground levels within the flood plain.
The mitigation measures shall be fully implemented prior to the first beneficial occupation of the development hereby permitted and subsequently in accordance with the timing/phasing arrangements embodied within the scheme.
Reason: To reduce the risk of flooding to the proposed development and future occupants; to ensure that flood risk is not increased as a result of building/raising ground levels within the flood plan, both onsite and offsite for all events, up to and including the 1% (1 in 100) annual probability flood event, inclusive of climate change and in accordance with Policy BAS BE12 (Development Control) of the Basildon Local Plan Saved Policies
September 2007.
5. Prior the commencement of development details of a temporary construction vehicular access on Rosebay Avenue shall be submitted to and be approved in writing by the County Planning Authority. Without prejudice to the foregoing the access shall be constructed at right angles to the existing carriageway. The width of the access at its junction with the highway shall not be less than 3 metres and shall be provided with an appropriate dropped kerb vehicular crossing of the footway and highway verge. Upon completion of the development, the temporary construction vehicular access shall be suitably and permanently closed incorporating the reinstatement to the full height of the highway verge, footway and kerbing. The development shall be implemented in accordance with the approved details.
Reason: To ensure that vehicles associated with the construction works can enter and leave the highway in a controlled manner and to ensure the removal of and to preclude the creation of unnecessary points of traffic conflict in the highway in the interests of highway safety and in accordance with Policy BAS BE12 (Development Control) of the Basildon Local Plan Saved Policies September 2007.
6. No development shall take place until a 1.5 metre x 1.5 metre pedestrian visibility sight splay as measured from and along the highway boundary, has been provided on both sides of the temporary vehicular access. Such visibility splays shall be retained free of any obstruction throughout the construction works. These visibility splays must not form part of the vehicular surface of the access.
Reason: To provide adequate inter-visibility between the users of the access and pedestrians in the interest of highway safety in accordance with Policy BAS BE12 (Development Control) of the Basildon Local Plan Saved Policies September 2007.
7. No unbound material shall be used in the surface treatment of the temporary vehicular access within 10 metres of the highway boundary.
Reason: To avoid displacement of loose material onto the highway in the interests of highway safety in accordance with Policy BAS BE12 of the Basildon Local Plan Saved Policies September 2007.
8. There shall be no discharge of surface water on the Highway.
Reason: To prevent hazards caused by water flowing onto the highway and to avoid the formation of ice on the highway in the interest of highway safety to ensure accordance with Policy BAS BE12 (Development Control) of the Basildon Local Plan Saved Policies September 2007
9. No development shall take place until the areas within the curtilage of the site for the purpose of loading/unloading reception and storage of building materials and parking of vehicles of site operatives and visitors have been
provided as shown on Drawing Number 10001708L01 (Construction Phase Site Set Up and Construction) dated 12 March 2018.
Reason: To ensure that appropriate loading/unloading facilities are available to ensure that the highway is not obstructed during the construction period and to ensure that on-street parking of these vehicles in the adjoining streets does not occur in the interests of highway safety in accordance with Policy BAS BE12 (Development Control) of the Basildon Local Plan Saved Policies September 2007.
10. Cycle/scooter parking shall be provided as shown in principle on planning application Drawing Number wwa_1729_LL-103 Rev P02 ( Proposed Site Layout Plan) prepared by Wynn-Williams Associates dated 20 April 2018. The approved facilities shall be secure, convenient and the cycle parking shall be covered. The cycle and scooter parking shall be provided prior to the first beneficial occupation of the development hereby permitted and retained at all times.
Reason: To ensure appropriate cycle parking is provided in the interest of highway safety and amenity in accordance with Policy BAS BE12 (Development Control) of the Basildon Local Plan Saved Policies September 2007
BACKGROUND PAPERS
Consultation replies Representations
THE CONSERVATION OF HABITATS AND SPECIES REGULATIONS 2017
The proposed development would not be located adjacent to a European site. Therefore, it is considered that an Appropriate Assessment under Regulation 63 of The Conservation of Habitats and Species Regulations 2017 is not required.
EQUALITIES IMPACT ASSESSMENT
This report only concerns the determination of an application for planning permission. It does however take into account any equality implications. The recommendation has been made after consideration of the application and supporting documents, the development plan, government policy and guidance, representations and all other material planning considerations as detailed in the body of the report.
STATEMENT OF HOW THE LOCAL AUTHORITY HAS WORKED WITH THE APPLICANT IN A POSITIVE AND PROACTIVE MANNER: In determining this planning application, the County Planning Authority has worked with the applicant in a positive and proactive manner based on seeking solutions to problems arising in relation to dealing with the planning application by liaising with consultees, respondents and the applicant/agent and discussing changes to the proposal where considered necessary or appropriate. this approach has been taken positively and proactively in accordance with the requirements of the NPPF, as set
out in the Town and Country Planning (Development Management Procedure) (England) Order 2015.
LOCAL MEMBER NOTIFICATION
BASILDON – Billericay and Burstead