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EHDC Part 1 Section 1 Item 1 Treloar College

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EHDC Part 1 Section 1 Item 1 Treloar College 12 PART 1 EAST HAMPSHIRE DISTRICT COUNCIL PLANNING COMMITTEE REPORT OF THE SERVICE MANAGER PLANNING DEVELOPMENT Applications to be determined by the Council as the Local Planning Authority PS.395/2013 25 April 2013 SECTION 1 – SCHEDULE OF APPLICATION RECOMMENDATIONS Item No.: 01 The information, recommendations and advice contained in this report are correct as at the date of preparation, which is more than one week in advance of the Committee meeting. Because of the time constraints some reports may have been prepared in advance of the final date given for consultee responses or neighbour comments. Any changes or necessary updates to the report will be made orally at the Committee meeting. PROPOSAL 40 dwellings and 1 apartment with associated parking, garaging and access roads; conversion of Burnham Place into 15 dwellings and 2 apartments; single storey extensions to Manor House North and Manor House South; conversion of Manor House Annexe to single dwelling; conversion, alteration and extension of Manor House Barn to form single dwelling, change of use; alteration and extension to Gaston House to form Country Club Hotel with apartments above including part demolition classroom block and demolition of single storey outbuildings and replacement with single storey pitched roof bedroom wing; conversion alteration and extension to Jephson House to form 3 dwellings and village shop following demolition of flat roofed extensions. LOCATION: Treloar College, Ryebridge Lane, Upper Froyle, Alton, GU34 4LA REFERENCE : 20107/061 PARISH: Froyle APPLICANT: Upper Froyle Property Investments Ltd CONSULTATION EXPIRY : 02 March 2013 APPLICATION EXPIRY : 09 April 2013 COUNCILLOR(S): Cllr G P Watts SUMMARY RECOMMENDATION: PERMISSION 13 This application is included on the agenda at the discretion of the Service Manager (Planning Development). Site and Development The site comprises the former Treloar School Campus in Upper Froyle to the east of Ryebridge Lane within the Settlement Policy Boundary for Upper Froyle. It lies largely within the Froyle Conservation Area and comprises substantial buildings of varying ages and quality. The site includes the following listed buildings; Gasston House (Grade 2*), The Manor House (Grade 2*), Jephson House (Grade 2), Manor House Barn (Grade 2), Former Oast houses (Grade 2) and Burnham and Pike Cottages (Grade 2), all of which are retained and refurbished as part of the application. In addition, it is proposed to retain Burnham House, an attractive unlisted building, which is considered to be of local importance. The remaining buildings which are proposed to be demolished, comprise a range of classrooms, ancillary school uses and accommodation most of which, by reason of their inappropriate design or massing, fail to preserve or enhance the Conservation Area. The redevelopment of the site is covered by Development Guidelines adopted by the Council in 2012 following extensive consultation with the Parish Council and Local Community. The guidelines recognise the potential for the development of the site and state; “The main Treloar School site lies in the village of Upper Froyle in the parish of Froyle. The site, for approximately the last 60 years, has formed a key part of Treloar School with a range of institutional buildings constructed during this period. With the rationalisation of the school facilities on the Holybourne site, the Upper Froyle premises have now become surplus to requirements. As a result of this relocation there is now a unique opportunity to consider the future use of the site, improve the setting of the existing listed buildings, redress inappropriate and insensitive past development and to positively integrate any new development within the village settlement.” The applicant has undertaken extensive pre-application discussions with Council Officers and the Community and, as a result, has followed very closely the recommendations and conclusions in formulating their proposals which comprise a mixed-use development including a hotel, village shop and residential uses together with extensive areas of public open space. In summary the proposals comprise; • Conversion and extension of Gasston House (Froyle Place) to a Hotel/Country Club including replacement of flat roofed workshops with pitched roof bedroom wing; The Country Club will be located on the ground floor with the remaining accommodation split into self contained flats. • Conversion and extension of Jephson House to 3 dwellings and village shop; • Conversion and extension of Burnham House to 15 x 2 bedroomed dwellings and 2 x 2 bedroomed apartments; • Conversion and extension of Manor House Barn and Manor House Annexe to 2 dwellings; 14 • Demolition of existing buildings and erection of 41 new dwellings ranging from 2 – 5 bedroomed properties (including 4 affordable dwellings); • Overall the mix proposes 12 x one bedroomed units, 27 x two bedroomed units, 26 x three bedroomed dwellings and 21 x dwellings with four or more bedrooms; • Creation of 2 ‘Village Greens’, Public Open Space and Wildlife Pond and associated landscaping and car parking. The existing built footprint of the site is approximately 17,000 sq m, whilst the proposals would result in a built footprint of approximately 12,600 sqm, which represents a reduction of built footprint across the site of approximately 4,400 sqm or 25%. In support of the application the following documents have been submitted; - Design and Access Statement; - Planning Policy Statement - Heritage Statement; - Transport Statement - Ecology Report - Landscape and Visual Impact Assessment - Arboricultural Impact Assessment - Acoustic Report - Flood Risk Assessment - Drainage and Utilities assessment - Housing Needs Survey - Energy and Sustainability Statement - Viability Report - Statement of Community Engagement In addition, a draft Section 106 Agreement is being prepared by the applicant which provides for financial contributions of £850,000 towards educational facilities, off-site affordable housing, public open space, highways and community related projects. The applicant has also submitted a viability appraisal prepared by Savilles. In addition, the applicant has agreed to create two permissive paths which link to existing rights of way and which also provide a safe and convenient pedestrian access to the Hen and Chicken Public House. The following amendments have been received following the validation of the application on 8 January 2013. i). Froyle Parish Housing Needs Survey received on 1 February 2013. ii). Refuse Management Plan received on 6 March 2013. iii). Acoustic Report received on 12 March 2013. iv). Amendments received on 23 March 2013 incorporating the following: 15 1. Introduction of an additional footpath link between the proposed village green and Froyle Place to facilitate greater permeability; 2. A reduction in height of a number of dwellings to reduce the overall impact of the scheme particularly when viewed from the south and east; 3. Introduction of single storey car ports and boundary walling to the rear of Plots 22 – 25 to screen car parking and also to enclose bin storage; 4. A re-design of Plots 34 – 37 within the walled garden to provide a better relationship with the boundary wall and streetscene and a more traditional design approach has also been incorporated; 5. A re-design of Plots 40 & 41 to follow a more traditional design approach consistent with the local vernacular; 6. A re-design of the proposed external treatment of the western elevation of the kitchen/dining hall to the proposed hotel to improve the relationship with the adjoining footpath; 7. The introduction of additional landscaping to Plot 4, the front of Gasston House and the existing car park to Ryebridge Lane to help soften the impact of car parking; 8. A modest change to the kerbline on the corner of Burnham House to facilitate refuse vehicles tracking; 9. A re-design of the two conservatories proposed to the Manor House; 10. An internal re-design of the Jephson House conversion to retain the existing roof trusses; 11. Other revised details which are described more fully within the Design and Access Addendum included in support of the amendments. The scheme was further amended on 12 April to address issues raised by the County Highway Authority. Relevant Planning History The site has an extensive planning history from when the school was formed in the 1950s. The school has now relocated to its other site in Holybourne and consequently the Upper Froyle site has been vacant for approximately 2 years. The application is accompanied by separate applications for listed building consent and conservation area consent (20107/062 and 20107/063 respectively). Development Plan Policies and Proposals East Hampshire District Local Plan: Second Review GS1 - Sustainable Development GS2 - Location of Development GS4 - Making the Most of Existing Infrastructure, Services and Facilities C4 - Nature Conservation C6 - Tree Preservation HE1 - Design HE4 - New Development in a Conservation area 16 HE5 - Alterations to a Building in a Conservation area HE6 - Change of Use of a building in a conservation area HE7 - Demolition in a conservation area HE8 - Development affecting the setting of a conservation area HE10 - Extension or Alteration of a Listed Building HE11 - Change of Use of a Listed Building HE12 - Development affecting the setting of a Listed Building HE14 - Under Utilisation of Historic Buildings P5 - Light Pollution P6 - Privacy and Daylight H3 - Residential Development within Settlement Policy
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