Item D3 Demolition of existing school buildings and provision of new school buildings, Hugh Christie Technology College, White Cottage Road, - TM/04/3388

A report by Head of Planning Applications Group to Planning Applications Committee on 14 December 2004.

Application by County Council Education & Libraries and Kent Education Partnership for demolition of existing school buildings and provision of new school buildings together with car parking areas, landscaping and temporary mobile classrooms, Hugh Christie Technology College,White Cottage Road, Tonbridge - TM/04/3388

Recommendation: Subject to the receipt of revised drawings addressing the matters raised by the Area Transportation Manager and to his final views, and the results of the bat survey, permission be granted subject to conditions.

Local Member: Mr G Weston Classification: Unrestricted

The Site

1. Hugh Christie Technology College is located in the northern part of Tonbridge within a predominantly residential area to the east of the A227 Shipbourne Road. It is on a site divided by a public right of way with buildings split between the two parts of the site. The northern part of the site has vehicular access from White Cottage Road and the southern part from Norwich Avenue. The proposal is for development of the northern (White Cottage Road) part of the school site, which is 6.6 hectares in area. It is bounded on three sides by residential properties with Cage Green located to the south along with the southern (Norwich Avenue) part of the school site. The school playing field to the north of the existing buildings (on the northern part of the site) is identified in the Local Plan as an area of Important Green Space, but the school site is otherwise within the urban area confines. A site location plan is attached together with an existing site plan.

BBBackgroundBackground

2. Hugh Christie is an 11-19 Foundation School teaching some 1200 pupils on a split timetable basis. It is one of six schools that form part of the Kent County Council Private Finance Initiative (PFI) Scheme which aims to establish a new Hugh Christie Technology College and to provide a high quality 100% new build school to meet the needs of the modern school curriculum. It is intended that this redevelopment would promote Adult Education and Life Long Learning for the benefit of the local community.

3. Outline planning permission for redevelopment of the school on the application site (i.e. northern part of the school site) was granted on 5 March 2001. The former Planning Applications Sub-Committee determined the application at its meeting on the 12 February 2001. This followed a site visit on the 16 January 2001 attended by Members of that Sub-Committee, the local County Member, Mr. G Weston, Members of the Borough Council, the Headteacher and Chairman of Governors, and officers of the County Council. The time scale for the submission of reserved matters expired in March 2004. An application under Section 73 of the Town and Country Planning Act has been submitted to extend the period during which details can be submitted but is being held in abeyance pending the outcome of this current detailed application.

D3.1 Item D3 Demolition of existing school buildings and provision of new school buildings, Hugh Christie Technology College, White Cottage Road, Tonbridge - TM/04/3388

Site Location Plan

STREAM SIDE

SHIPBOURNE

ROAD (A227 )

DENBEIGH DRIVE

APPLICATION SITE

HOPGARDEN ROAD

WHITE COTTAGE RD

Cage Green Primary THORPE Public Right of Way School AVENUE Outline permission for residential on Ridge View this part of the site School

CAGE GREEN ROAD NORWICH AVENUE THORPE AVENUE

THE RIDGEWAY  NORTH

This material has been reproduced from Ordnance Survey digital map data with the permission of the controller of Her Majesty’s Stationery Office, © Crown Copyright. Scale 1:5000

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D3.3 Item D3 Demolition of existing school buildings and provision of new school buildings, Hugh Christie Technology College, White Cottage Road, Tonbridge - TM/04/3388

The Proposal

4. The application is for detailed planning permission for a new build of up to two storeys in height to provide 9,233 sq m of new teaching and ancillary accommodation, with associated car parking. It is proposed to consolidate the new school on the northern part of the site (i.e. the application site). Existing school buildings on the southern part of the site would become redundant. It is intended that this part of the site is disposed of for residential development for which outline consent has previously been granted by the Borough Council.

Drawings showing the proposed site layout, elevations and sections are attached.

5. The applicants’ agent states that the new school buildings have been designed to provide contemporary new buildings and to consolidate the school on one site to provide a compact form with clearly defined circulation routes. Also that the compact form would reduce pupil movements between lessons and any associated disruption in contrast to the existing site layout, which consists of buildings spread across the site. They state that at the same time, this form enables the buildings to be sited further away from the boundary than the existing buildings.

6. The building consists of three two storey teaching blocks referred to as ‘teaching or learning barns’ separated by a hard play courtyard area, linked by ancillary accommodation of one and two storeys including assembly and sports halls at the southern end. The applicants’ agent states that an attractive new entrance colonnade would be provided which would be clearly visible on entering the school site. Also that the learning barns and their associated courtyards have been oriented towards the open playing fields which concentrates activity within central parts of the school buildings. Furthermore that the proposals would reduce the change in levels across the built area of the site to improve accessibility.

7. Materials proposed in the construction include a combination of brickwork in stack bonding, profiled (horizontal) aluminium cladding, aluminium windows and (white) render which it is stated would provide a contemporary balance to the elevations. Detailed design features include a selected number of ‘coloured’ windowpanes, the cladding line along the elevations varying in level and open canopies and walkways between the buildings. The roofs, which would be grey in colour, would be constructed with a shallow fall to minimise the building height and allow suitable drainage, and would not generally be visible from ground level or from surrounding buildings, as they would be behind a parapet.

8. A designated pick up and drop off facility for coaches is proposed within the site, which would allow coaches to turn within the site. It is proposed that cars would also be able to pick up and drop off within the site. Parking is proposed on both sides of the building, 15 spaces on the west side and 75 spaces on the east side. The applicant’s agent states that existing landscaping would screen these areas and that the siting also maximises separation from pedestrian movements. It is proposed that provision would be made for cyclists within the site layout but details of cycle parking facilities have not been submitted at this stage.

9. The existing floodlit tennis courts on the north side of the existing and proposed buildings adjoining the playing fields are to be retained as part of the proposals. It is

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intended that access would be maintained to them throughout the construction period and phasing has again been a key consideration when planning the site layout.

10. It is proposed to provide some temporary accommodation during the construction phase. The precise details and location of these classrooms has not been submitted at this stage and is intended to be reserved for later consideration.

11. It is stated in the application details that it is proposed to provide and encourage community facilities at the Hugh Christie Technology College as currently it has a limited amount of lettings and community usage taking place. The College seeks to build on hosting a mixture of enhanced school activities, community and commercial uses including using the school buildings to incorporate the Kent County Council Adult Education.

12. In addition to a Planning and Design Statement, a Transport Statement, an Archaeological Report, an Ecological Report and a Herpetofauna Survey accompany the application. Some minor amendments have been submitted since the application was submitted. These include altering the fire escape and canopy at the end of the teaching barn at the western end of the building and to adjust the position of the building so that it is 20 metres from the boundary of properties in Denbeigh Drive.

Planning Policy

13. The Development Plan Policies summarised below are relevant to consideration of the application:

(i) The adopted 1996 Kent Structure Plan :

Policy S1 Seeks to achieve a sustainable pattern and form of development which will reduce the need to travel. Policy S2 The quality of Kent’s environment will be conserved and enhanced and measures taken to minimise any adverse impacts arising from development. Policy S9 Has regard for the need for community facilities and services, including education, but will not normally permit development unless the infrastructure which is directly required to service the development can be made available at the appropriate time. Policy ENV15 The character, quality and functioning of Kent’s built environment will be conserved and enhanced. Development should be well designed and respect its setting. Development that would be incompatible with the conservation or enhancement of the character of a settlement, or detrimental to its amenity or functioning, will not normally be permitted. Policy T17 Except in town centres where Policies T13 & 14 apply development will normally be required to provide for vehicle parking on-site in accordance with KCC’s Vehicle Parking Standards.

(ii) The September 2003 deposit draft of the Kent & Medway Structure Plan :

Policy SP1 Carries forward and amplifies Policy S1 of the Adopted Plan. D3.8 Item D3 Demolition of existing school buildings and provision of new school buildings, Hugh Christie Technology College, White Cottage Road, Tonbridge - TM/04/3388

Policy QL1 Carries forward and amplifies Policy ENV15 and RS1 of the Adopted Plan. Policy QL12 Carries forward and amplifies Policy S9 of the Adopted Plan. Policy NR4 Carries forward and amplifies Policies S2 & ENV20 of the Adopted Plan. The later of which is concerned with pollution impacts. Policy TP10 Provision for pedestrians and cyclists. Policy TP19 Carries forward Policy T17 of the Adopted Plan.

(iii) The adopted 1998 Tonbridge and Malling Borough Local Plan :

Policy P4/10 States that permission will not be given for any development within or adjoining Important Green Spaces, unless the need for the development is overriding and the proposals would not adversely affect the contribution which the spaces make to the character and quality of townscape. Where development may exceptionally be justified which results in the loss of part of an Important Green Space, the Borough will, where practicable, require enhancements to the retained area to compensate for the loss. Policy P4/11 Development must not harm the particular character and quality of the local environment, and wherever possible should make a positive contribution towards the enhancement of the area. The Policy also sets out a list of criteria to be met that include built form and its relationship to site context, development being of a high quality in terms of design, detailing and use of materials, regard to principles contained in Kent Design, regard to good practice relating to daylight and sunlight, security issues, and the need to for landscaping proposals and amenity areas as appropriate. Policy P7/12 Provision for cyclists. Policy P7/13 Provision for pedestrian access. Policy P7/18 Provision for parking.

Consultations

14. Tonbridge and Malling Borough Council r aises no objection subject to:

“- The siting of Teaching Barn 3 being reassessed in light of the Appeal in respect of TM/97/01172 particularly in relation to protecting the privacy of the residential bungalows in Denbeigh Drive; it is suggested that the building might be rotated by 5° and moved about 10m. - The teaching accommodation at the end of teaching barn 3 being handed to allow the screening of the spiral staircase to protect the privacy of the residents in Denbeigh Drive. - The assessment of the impact of the traffic on the whole of the highway network. - The removal of the 'mown' footpath which runs parallel to Denbeigh Drive. - A developer's contribution towards a highway management scheme for the roads surrounding the site to avoid inconsiderate parking by parents delivering/picking up children from the school. - The consideration of a need for an emergency access.

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- A full assessment of the issues raised by the Police The Borough Council would also like clarification that

- The parking on the western side of the site would be screened by the trees along the western boundary (not eastern as set out in the 'Further Design Analysis' statement). - The telecommunication mast will be removed from the site (it is understood that KCC have a policy which prohibits masts within school sites).

and KCC satisfying itself that the following matters have been appropriately covered:

- There will be no adverse impact on highway safety or unacceptable traffic delays as a result of all school traffic making use of a single access point. - Submission of travel plan. - Submission of an archaeological programme of works. - Submission of a scheme for the management of traffic movements and timings during the construction phase. - Construction facilities being located as far as possible from any residential property. - Safe point of access to the site for construction traffic and assurance that it will be monitored and if breaches occur they will be enforced. - Further studies and mitigation works to be carried out as detailed by the ecological and herpetofauna studies. - Conditions to cover contamination issues as raised by the EA. - Conditions requiring a fully detailed landscaping scheme. - The public right of way along the southern boundary will be suitably illuminated. - That the community uses proposed for the site will take into account that the school lies in the heart of residential area and that uses should only be encouraged that would not be detrimental to the amenities of surrounding residents. It is assumed that the buildings will be acoustically acceptable to accommodate such uses. - That Hugh Christie Sports Association has been fully consulted on the proposal. - Any new issues raised by the consultation process.”

Environment Agency has no objection to the proposal subject to a condition relating to the possibility of contamination left by the previous use of the buildings to be demolished.

National Air Traffic Services (En-Route) Plc has no safeguarding objections to this proposal.

Kent Police Force Architectural Liaison Officer has a made a number of points about site security and prevention of crime, including boundary fencing, the layout of the building, lighting, lack of surveillance opportunities, and the vulnerability of the external staircases.

Kent Fire Brigade views awaited.

The County Archaeologist requests a condition be imposed on any planning permission requiring the implementation of a programme of archaeological work to ensure that features of archaeological interest are properly examined and recorded.

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Area Transportation Manager – final views awaited but has initially commented as follows: " Vehicle Parking Standards require 126 car parking spaces of which 7 for mobility impaired, 7 motorcycle spaces and 240 cycle spaces. The 126 spaces calculated is a maximum. With the school travel plan this figure can be reduced. I would expect a car parking stock of about 100 spaces would be in order, bearing in mind the need to allow for sixth formers.

It is important that the school dropping off and picking up arrangements are actually used and therefore need to be made as attractive as possible. The road width shown of 3.5m from White Cottage Road is considered inadequate and this road, to allow for two way traffic with ease and occasional goods vehicles and/or coaches should be 4.5m wide as shown to the service area (7). Swept paths of goods vehicles or coach movements have not been shown but should be checked. It would be helpful if a condition could be applied to the planning application that school dropping off and picking up will be undertaken within the school and this will also need to be included in the School's travel plan.

As discussed before, I am sceptical that in the Transport Assessment (TA) no dropping off was observed at Norwich Avenue. As described in the TA however, it is of assistance and important that pedestrian access into the school from Norwich Avenue is maintained/continued and protected for future use and this office would wish to be consulted should these proposals change"

Public Rights of Way Officer has not commented.

Local Member

15. The local County Member, Mr G Weston was notified of the application on the 28 September 2004. Mr Weston has expressed his wish to speak in respect of this proposal when it is reported to Committee.

Publicity

16. The application was publicised by an advertisement in a local newspaper, the posting of 4 site notices and the individual notification of 96 neighbouring properties. The advertisement and notices indicate that the proposed development affects a public right of way.

Representations

17. I have received 30 letters of representation mainly objecting to the proposals, from or on behalf of local residents, including from Shipbourne Road, White Cottage Road, Thorpe Avenue, Denbeigh Drive and Stream Side. 15 of these letters are a standard response. I have also received a letter from the Thorpe Resident Action Group Environmental referring to earlier correspondence on previous applications, which has 9 signatories from residents of Denbeigh Drive. Photographs showing traffic congestion in White Cottage road have been enclosed with two of the letters. A summary of the issues raised/points made is set out below.

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The standard response states that t here has been no opportunity in the past for the residents who have lived in the road for some 40 years to consider any alternatives. They trust that the concerns particularly to health and safety will be acknowledged and ask that the following points be considered:

§ The gate off the White Cottage Road entrance has always been the back entrance to the , which for many years consisted of farmland and a playing field. It is only over recent years the School, now of College status has deemed it necessary to allow students who now have provision for their own vehicles, to be allowed to consistently use this route to gain access to the school. § The School's original design took into consideration the cul-de- sac of White Cottage Road. Norwich Avenue and the Council estate has always been until recently, the main access. § White Cottage Road is a side-road off of the main Shipboume Road, and is not of sufficient width to allow heavy or stationary vehicles to pass one another. § The additional traffic has become a serious issue not only for the senior citizens, who, it is felt, deserve a little peace in the retiring years, but also the elderly residents who need their own transportation. It is becoming increasingly difficult to gain access to their mode of transportation, and for carers to park their vehicles. § The school is now open for longer hours ~ presumably for evening classes, and therefore traffic may still be racing up and down the road at 11.00pm and beyond. This makes for a restless, sleepless night for residents. The bungalows are built (in many cases, lower than the road) and therefore the beams of headlights are constantly in their bedroom windows, particularly during the winter months. § It is also a safety issue for the young children from the primary school, adjacent to Hugh Christie, which has now become a "rat run" of speeding motorists and heavy transport such as lorries delivering to the school, bus companies collecting and delivering of pupils (old enough to walk at least from the top of White Cottage Road) and Refuse collections to the school at anti-social hours. § The increasing refuse has become a health hazard to residents. The additional amount of pupils accessing the site by the White Cottage Road entrance has now encouraged pupils to throw rubbish into gardens (in particularly take-away meals). Since elderly occupants cannot access their gardens easily, foxes, cats and other wildlife feast on the remains and attract rats, etc. Pupils need to be educated in disposing of litter, with wardens to observe and protect the roads surrounding the school. If the White Cottage Road site was not the main entrance to the college this would not be such an issue. § It is believed that if the plans do go ahead the increase in construction vehicles over a number of years will add to the burden that the residents already endure.

Individual letters

Highways and access

§ Has supplied photographs showing parking and traffic problems in White Cottage Road at 3 p.m. on 15 October 2004. Suggests keeping the entrance in Norwich Avenue open so there would be a one way system in the school grounds, in through White Cottage Road and out through Norwich Avenue. Also queries some of the statements in the Application and Transport Statement. Questions whether the cycle lane would use the green verge in White Cottage Road. Suggests it would be

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cheaper to have one larger car park with one service road rather than the two proposed. § Concern over closure of Norwich Avenue entrance and that it would cause further disruption in Thorpe Avenue with an increase of inconsiderate parking of vehicles dropping off and picking up pupils. Speed humps in Thorpe Avenue have had little or no effect in reducing traffic speeds. § White Cottage Road is under increasing threat of additional speeding transport, and anti-social behaviour inappropriate to what was once a quiet cul-de-sac. The residents in White Cottage Road are mainly retired folk, many of whom are widowed and immobile. Concerned that White Cottage Road which was once the back entrance will be the only one and as well as additional car traffic has concerns about the number of buses. Suggests that the road is not wide or safe enough for this to continue. As an employee of the adjacent Cage Green Primary school has concerns for the safety of its pupils. Does not consider that road humps would ensure the safety or peace of residents. § Feels that the disruption, safety and access issues have not been fully realised and faced, in what is a narrow cul-de-sac. Highlights the increase in traffic including school buses, pupils with their own cars and parents dropping off children making access to the road during pre and post school hours a nightmare when she is unable to use her car. If the proposal goes ahead large construction vehicles will lead to an increase in traffic through what was a quiet residential area. Improved facilities rented out by the School to generate income will extend the heavy traffic through the evenings and weekends. The proposal would increase an already high safety risk of serious accident particularly for elderly residents and young children. § Highlights narrowness of White Cottage Road and the difficulty of coaches squeezing past when cars are parked on one side. As a result, vehicles often drive on the grass verge and pavement, which is not only dangerous but also, causes damage including to the underground cables. In view of the congestion caused, highlights the difficulty for elderly residents having direct access to their homes when being picked up or dropped off. Also the potential problems for emergency vehicles and risk to those needing medical assistance. § Concerned about construction traffic and asks which entrance it would use. Also what rules would be imposed on contractors to minimise congestion, what restrictions would be imposed to ensure residents are not disturbed by traffic early in the morning or late in the evening and what arrangements would be in place to stop workers using the road for parking? In addition asks what controls would be put in place to ensure rules are adhered to and whom residents should contact if there is a problem. § Parking on one side of White Cottage Road at certain times in the morning and afternoon makes it a single lane road. They are unable to park outside their property. There are at least 7 double decker buses from the school, in line trying to exit into Shipbourne Road and traffic turning in has to wait and line up in the middle of Shipbourne Road until White Cottage Road is clear. Visibility at the junction of White Cottage Road with Shipbourne Road is obstructed when there are vehicles parked in a lay-by to the north of the junction. Asks how supply lorries and construction plant for demolition and construction would have non-stop access. States that the road is already overloaded and in a sad state of repair. § Concerned about construction traffic when the road is already breaking up and is far from adequate to take the traffic it already does. The sub-surface has broken up which spot repairing only makes worse. There is water leakage, broken concrete edging, deepening ruts at the road sides and loose stones which will get worse as a

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result of the proposed development and be more costly when eventually major repair work is absolutely necessary. § Considers that double yellow lines should be put down both sides of White Cottage Road. § Coaches driving onto the pavement put pedestrians, including small children, at risk. § The yellow lines, which are down one side of the road, are not enforced. The main cause of congestion in White Cottage Road is parents collecting their children from Cage Green Primary School. Finds that for 90% of the day you could not find a better and more peaceful place to live. Considers that there should be much more use of the schools facilities and grounds. Is sure that many people would prefer to have the occasional traffic in White Cottage road that they get than in some other nearby roads. Suggests that there should be a 20 m.p.h. speed limit. Considers that only bungalows 5 to 9 are affected by headlights from cars driving along Thorpe Avenue, which would happen if there were no school in the area. § When the road is clear the buses speed in excess of 30 m.p.h. § When the school was first opened there were three access points. Queries the traffic data in the Transport Statement and suggests reliable data can only be obtained by an independent survey. Also suggests that large numbers of cars travelling slowly at peak times skews the average speed data. A large number of parents do not actually enter the school but drop their children off along White Cottage Road and Thorpe Avenue making access to properties impossible for residents. § Cannot understand how a cycle way can be introduced on a road that is already too narrow for the existing school traffic. § Have done their own traffic count at school time and have made it about 25% more than the figures in the Transport Statement. Norwich Avenue traffic and construction traffic also needs to be added to this, which gives a recipe for serious problems.

Impact on the residential amenity

§ Asks whether any floodlights are planned for the sports area. § No.27 White Cottage Road as the closest neighbour is concerned about the effect of the development on their wellbeing along with potential damage to their property. § An existing kerb across the road outside the school access in White Cottage Road causes noise and vibration from vehicles entering and exiting the school and this would increase with the increased traffic flow. § No. 27 White Cottage Road would suffer increased noise, vibration, pollution and fumes from the use of the car park, service area and its access road to the rear all hours of the date and night. As such the property would be affected by the impact of the school traffic on 3 sides. Tennis court users would use the side access road and parking during evenings and weekends. Is concerned about possible lighting and speed humps. § The new classrooms would be constructed 80 feet nearer the boundary of No 27 White Cottage Road than the existing Sports Hall. The end of the building is extremely close to their boundary. § Is concerned that the site compound being located only a few feet from the side doorway of No.27 White Cottage Road and early morning use will greatly affect their peace and privacy. § The residents of No.27 White Cottage Road consider that the intrusive noise of the newly erected electronically controlled gate at the White Cottage Road entrance needs to be eradicated D3.14 Item D3 Demolition of existing school buildings and provision of new school buildings, Hugh Christie Technology College, White Cottage Road, Tonbridge - TM/04/3388

Drainage

§ Comments that the drains need replacing outside the entrance to Hugh Christie Technology College in White Cottage Road, as there is a flood every time it rains.

Other

§ All residents in the area should be considered, “as we will see a devaluation in our properties when the proposed closure [of the Norwich Avenue entrance] is carried out.” § Comments that they feel that the application does seem to have been granted and everything ‘tied up’ after reading in the Kent and Sussex Courier that “the school is being completely rebuilt starting in February 2005 and completed by September 2006.” § Concerns about an increase in vandalism as a result of an increase in pedestrians and vehicles using White Cottage Road.

Thorpe Resident Action Group Environmental

§ In December 1998 the Inspectorate refused planning permission for a sports complex because of its close proximity to low lying bungalows in Denbeigh Drive, its bulk, height above ground level, loss of light and visual impact. The building is two storey in height and the Inspector’s decision cannot be ignored. Residents do not object to the building, just the siting when the School has a large amount of land why infringe on their boundaries? § They need to know the heights of the proposed buildings, the school land is 3 metres higher than the bungalows in Denbeigh Drive. § Concerned about water run-off as the school is on higher land than properties in Denbeigh Drive. § No part of the building should be within 30 metres from bungalow boundaries in Denbeigh Drive, so as to avoid the blocking out of sunlight from gardens and reduce the impact of the development on these properties. Also no windows or doors or lights on the building to face them. § Large trees should be planted between the new building and the bungalows in Denbeigh Drive and existing trees should be allowed to remain to protect the privacy of gardens. § The new tall fence is insufficient security. § Restrictions must be put on use outside of school hours. § Concern as to safety precautions to be taken during demolition of buildings on the site with asbestos. § Understand that there is a preservation order on mature trees in and around the school. § Concern raised for safety of all the children at Hugh Christie School, Cage Green School and Ridge View School with all traffic using one entrance. § Concerned about the single narrow access to accommodate all the cars and busses and conflict with pedestians. § The Norwich Avenue entrance should be retained and the houses built around it § Concerned about the anti-social behaviour with the school right behind them. § Concerned about activities outside of school hours. § Existing mature oak trees along the school driveway need to be protected.

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Discussion

Introduction

18. This is a detailed application for a replacement school consolidated on the northern part of the school site. In principle I see no objection to this application bearing in mind that outline planning permission has already been granted and that the existing use of the land to accommodate school buildings and activities is well established. However, whether the proposal is acceptable in terms of its details is the key-determining factor in this instance. There are a number of issues arising from siting, design and appearance, transport and access, and ecology, which have to be considered in the context of the Development Plan policies, as referred to in paragraph (13) above, and other material planning considerations arising from consultation and publicity.

Siting, design and appearance

19. Essentially the new school building, access and parking areas would be constructed at the southern end of the site on land which is already developed. The school playing field to the north is identified in the Tonbridge and Malling Local Plan as an area of Important Green Space but the school site is otherwise within the Urban Area Confines. In respect of Important Green Spaces, the Local Plan Policy seeks to protect them and adjoining land from development, unless the need for it is overriding and the proposals would not adversely affect the contribution that the space makes to the character and quality of townscape. The playing field would not be physically affected by the proposed development but views would change to some extent across the site from adjoining residential properties as a result of the new development adjoining it. However these views are likely to be filtered by boundary trees and vegetation and/or interrupted by the existing floodlit tennis courts. The playing field would continue to make an important contribution in visual terms, to the character and quality of the area, as well as in its formal use for sport and recreation. Furthermore the proposal is for redevelopment of an existing area of buildings and hard surfaces and is likely to result in a visual enhancement overall. As such, I do not consider there is any basis to argue that the development would have an adverse effect on the playing fields contribution as an Important Green Space.

20. The proposed building together with hard play courtyard areas would take up a significant footprint of approximately 7500 square metres. In the main the building would be two storeys but with some single storey elements, albeit double height, for the assembly and sports hall and drama spaces. The two storey elements of the building would be 7.8 metres to 8.5 metres high, allowing for the central roof lights, and the sports hall 8.6 metres high. These heights have been minimised by the ‘flat’ roof design compared to the case, for example, if a traditional pitched roof had been proposed. This, together with the arrangement of the different parts of the building and related spaces such that there is a balance of solid and void, has helped to reduce the overall mass of the building and express a form and scale that is compatible with its setting. However, details of site levels have not been provided with the application and given that existing levels across the site vary, the overall height of the building above existing ground level in certain places may be greater. This could be critical in relation to its impact on adjacent properties, and therefore if planning is granted it would be appropriate to reserve details of proposed site and finished floor levels by condition.

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21. In terms of the distance of the proposed building from nearby residential properties, to the east the boundaries of the gardens in Hopgarden Road are between 40 and 60 metres away and the rear façade of the bungalow/houses between 63 and 80 metres. To the west/north west the boundaries of gardens in Denbeigh Drive are between 20 and 47 metres and the rear façade of the bungalows between 38 metres and 71 metes away. The boundary of the closest property, no. 27 White Cottage Road, is 11 metres away to the south west of the corner of the proposed building with the corner of the house being 22 metres away. It will be noted however that some concerns have been raised about the proximity of the building to bungalows in Denbeigh Drive and also to no. 27 White Cottage Road and its possible effects on their amenity.

22. In the case of the bungalows in Denbeigh Drive similar concerns were raised when the outline application was considered. Local residents and the Borough Council have again drawn my attention to an earlier application at the school for a sports complex. This proposal was for an extension to the existing indoor sports hall which at its closest would have been 10.7 metres from the boundary with properties in Denbeigh Drive. The application was refused by Tonbridge and Malling Borough Council and subsequently dismissed at appeal on the grounds that the living conditions of residents in Denbeigh Drive would be unacceptably diminished by virtue of the scale of the proposed development and its distance from the boundary. In consideration of this issue at the outline stage, it was determined that in granting permission, in principle for a two storey school in this location, that a condition should be attached restricting the development to be no closer than 20 metres from these properties and those in Hopgarden Road. This was in keeping with the distance that the existing buildings are from these boundaries and was intended to allow adequate space for some additional planting to enhance the existing boundaries as well as safeguarding the existing trees.

23. The current application as originally submitted did locate the building partly within this 20 metre margin such that it was within 15.5 metres of the boundary at its closest. The proposals have now been amended so that the building is no closer than 20 metres and generally further away than this because of the way it is positioned. As such, also bearing in mind the form and scale of the buildings, I consider on balance that in terms of its physical presence the new building would be an acceptable distance from these properties so as not to have an overriding impact on their amenity. I do however consider that some additional planting to filter views of the building would be beneficial, particularly where there are gaps in the existing boundary. If planning permission is granted that could be required by condition as part of a comprehensive scheme of landscaping and boundary treatment. In addition, in view of the point about site levels in paragraph (20) above, an informative could be included stating that the levels for that part of the building adjacent to properties to the west should not generally be raised above those of the existing sports hall in this location.

24. With regard to no. 27 White Cottage Road, although this is the closest property as indicated in paragraph (21) above, it would not face directly onto the new building which would be located forward of it to its north east side. Under these circumstances, I do not consider that this would be unacceptable.

25. Distance is also relevant in respect of overlooking and raised by a number of residents living in Denbeigh Drive. Arguably the windows on this side of the building would not directly face these properties since the new building would not be parallel with them. However there is still the possibility for some overlooking particularly from first floor class, work and group rooms, and from the external emergency staircase at the rear of D3.17 Item D3 Demolition of existing school buildings and provision of new school buildings, Hugh Christie Technology College, White Cottage Road, Tonbridge - TM/04/3388

the building. On the other hand it will be noted that the window to window distances would be greater than the widely recognised minimum separation distance of 21 metres for house to house windows. There is though still some possibility of the gardens being overlooked. This could be addressed by some appropriate boundary treatment to provide screening where existing planting would not be effective. If planning permission is granted this could be covered by condition. On this basis I would not raise an objection on the grounds of loss of privacy from overlooking.

26. In terms of design and appearance I understand the proposed building is intended to have a "high tech" image and uses a contemporary range of materials to advance this. The predominant material would be the profiled (horizontal) aluminium cladding finished in a silver colour, which I understand has been chosen in part for its cost and durability but also to provide a sharp, clean image for the life of the building. Aluminium windows would punctuate this cladding material bringing relief and rhythm to the elevations, with interest added by including some contrasting bright coloured windowpanes in red, yellow and blue. Brickwork in stack bonding varying in height, from ground to lintel height on the ground floor, would ‘anchor’ the building. Some white rendered areas of full height walling are also proposed that together with the open spaces, canopies and walkways between the buildings, including the entrance colonnade, would assist in breaking up the apparent mass of the building.

27. On the whole, I consider that the proposed materials would be acceptable to the form and scale of the building proposed. The design and appearance is also appropriate in terms of reflecting the intended use of the school, providing an opportunity for a fresh start and projecting a forward-looking image. However, the final selection and detailing of the materials would be key to its intended success, particularly to avert a potentially indifferent image that some types of metal cladding can portray. Conditions requiring prior approval of details and samples of materials in accordance with those set out in the application could be imposed on any permission granted together with a requirement to submit 1:20 scaled drawings of the detailing at junctions, corners and material changes, to ensure a high quality finish.

28. I am also satisfied that the proposed design and appearance would be generally acceptable within its local context. The site is in a predominantly residential area and would be largely self-contained in its own grounds. Although there would be some views of the building across the site from residential properties, and of the building from the public right of way to the south, there is no rationale for it to reflect the character or materials of the suburban housing surrounding the site which is of different age, scale and function. The contrast provided by the proposed building in this instance is wholly logical and appropriate, particularly as the scale and massing has been dealt with sensitively to reduce its potential dominance. Furthermore it could be argued that there would be a significant improvement over the assortment of existing buildings that would be replaced. As a whole, I therefore consider that the design and appearance of the building are acceptable and meet the objectives of the Development Plan policies referred to in paragraph (13) above that require development to be of a high quality, well designed and to respect its setting.

29. The position of the proposed parking to the east and west of the proposed building will be noted, and its proximity to neighbouring properties. To the east it would provide for 75 spaces and be located in general where currently there are buildings but take up a larger area of land. The area is already reasonably well screened from adjoining properties in Hopgarden Road, although some enhancement of this may be D3.18 Item D3 Demolition of existing school buildings and provision of new school buildings, Hugh Christie Technology College, White Cottage Road, Tonbridge - TM/04/3388

appropriate, together with some planting on the other boundaries of the parking area and in the centre to soften and break up the large expanse of hard surfacing. Subject to that I would not object to the additional parking in this area on grounds of visual impact.

30. The area to the west would provide parking for 15 cars. It is in close proximity to nos. 25 and 27 White Cottage Road with the access to it to the side of no.27, which would also provide access to a service area. It will be noted that objections have been made in respect of this and its use. In visual terms it would be possible to provide some screening of this area with appropriate planting to reduce its overall visual impact.

31. In terms of use of the parking areas and service area, it has to be acknowledged that there would be some additional activity in these areas close to residential properties where there is currently no parking or vehicular access. This would perhaps be more noticeable if it is associated with activities in the evening or at weekends. Although no details have been provided with the application, it is the stated intention to provide and encourage community facilities and hence there are likely to be times when the parking is used outside of school hours. On the other, hand for the most part the additional activity in these areas would be concentrated at the beginning and end of the school day. Moreover, evening activities are likely to be encouraged regardless of whether this current application is permitted or not. On balance therefore, I do not consider that an objection to the new parking spaces on the grounds of loss of residential amenity would be overriding.

Transport and access issues

32. The main issue arising from this application relates to the fact that vehicular access to the school would be solely via White Cottage Road since the southern part of site is to be disposed of for residential development and vehicular access via Norwich Avenue would no longer be available. Members will note the concerns that have been reflected in the letters of objection. They include the likely increase in traffic congestion at school opening and closing times from additional traffic, indiscriminate parking, questions about the adequacy of White Cottage Road, bus/coach access, impact from construction traffic, and impact on residential amenity.

33. A Traffic Statement was submitted with the application and included traffic and pedestrian count data and speed survey data collected within the locality but a School Travel Plan has not been submitted at this stage. Although the proposal would result in a single vehicular access given the public right of way located between the two parts of the site, pedestrian access to the east from Hopgarden Road would be maintained as well as that from White Cottage Road to the west. I also understand that a pedestrian link via the southern part of the site through the residential development to Norwich Avenue, would be maintained and this is a requirement of the planning permission granted by the Borough Council. It is proposed that buses/coaches and cars would be able to set down and pick up pupils within the site, and a circular route and lay-bys are proposed for this purpose inside the school grounds. There would no longer be an option for vehicles to enter the site via Norwich Avenue although with the continuation of the pedestrian link, adjacent dropping off and picking up here would still be feasible. White Cottage Road is however the most realistic and direct access to the college from the main road network. Its use minimises the amount of school run traffic on residential roads in this area. There are though, a number of adjoining footpaths to the college,

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which is well integrated into its surrounds, in sustainable accessibility terms, offering opportunities for access from a number of different locations.

34. At the time of writing the final views of the Area Transportation Manager are awaited since he has raised some queries and has asked for some amendments to the internal access road widths and provision for some additional car parking spaces. A response from the applicants’ agent with revised drawings is awaited. I hope to be able to report the up to date position on this at the Committee Meeting with the Area Transportation Manager’s final views.

35. In terms of the impact on residential amenity, it is acknowledged that there is likely to be a change in travel patterns that would bring additional activity, including vehicular movements, particularly to those properties in White Cottage Road. However on balance, subject to no highway objection from the Area Transportation Manager, I do not consider that an objection based on the grounds of loss of residential amenity to the additional use of the vehicular access would be warranted. It would though be important for a School Travel Plan to be submitted for approval and to be implemented as approved before the new building is first occupied or brought into use, to promote a reduction in car use.

Construction

36. Concerns have also been raised about construction traffic and activity. Given the proximity of adjoining properties, if planning permission is granted it would, in my view, be appropriate in order to protect their amenities to impose a condition restricting hours of construction. I would suggest that this should between the hours of 0800 and 1800 Monday to Friday and between the hours of 0900 and 1300 on Saturdays, with no operations on Sundays and Bank Holidays. It is also normal on school sites for contractors to be required under the terms of their contract to manage construction traffic/deliveries to minimise conflict with traffic and pedestrians at the beginning and end of school day.

37. In response to concerns about damage to White Cottage Road from construction traffic, the applicants’ agent has commented that it would be assessed prior to construction. They state that it would be returned to this condition, if deterioration attributable to the construction traffic were experienced, after the construction is complete

38. Some temporary accommodation would be needed during the construction of the new building. If planning permission is granted details of the accommodation particularly in respect of siting could be reserved by condition. Similarly details of the site compound could also be reserved by condition if planning permission is granted to ensure that it does not unduly impact on residential amenity

Drainage

39. Some local residents have concerns regarding water run-off from the proposed development. No details of drainage for the new building access and parking areas have been provide at this stage, but they could be reserved by condition for later consideration, including consultation with the Environment Agency if permission is granted.

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Ecology

40. Ecological Scoping Studies have been submitted with the application and some additional survey information submitted in amplification. In the area affected by the proposed development, between the boundary with properties in Denbeigh Drive and the sports hall, habitat suitable for reptiles has been highlighted and a slow worm recorded on several occasions. As slow worms are a protected species, mitigation to safeguard any slow worms would have to be carried out so that they are not injured or killed during construction operations. If permission is granted details of mitigation could be reserved by condition.

41. The other species highlighted as potentially being affected by the development, in view that it would involve demolition of a number of buildings, is bats. I understand a survey is currently being carried out and hope to be able to report the outcome verbally at the Committee Meeting. If bats are identified as being present in any of the buildings appropriate mitigation proposals would need to be developed. If planning permission is granted this could be covered by condition to ensure they are submitted for approval and carried out before any demolition is started. The applicants would also need to obtain a licence from the Department for the Environment, Food and Rural Affairs (DEFRA) to disturb any bats.

Archaeology.

42. An archaeological assessment has been submitted with the application. The County Archaeologist in considering this has been in discussions with the applicants’ archaeologist. There is not likely to be any significant archaeological interest and the County Archaeologist has suggested an appropriate condition.

Security

43. The concerns raised by Kent Police Force Architectural Liaison Officer have been passed to the applicant’s agent who has provided a detailed response for further advice and discussion with the Architectural Liaison Officer. Matters covered include access gates, boundary treatment including security fencing, signage, CCTV cover, lighting details, windows including glazing and locks, and treatment of the external stairs, which it is proposed to change from spiral to straight.

Telecommunications Mast

44. In response to a question raised by the Borough Council the applicant has stated that the telecommunications mast [currently located on the southern part of the site] will be removed from the site.

Conclusion

45. Although I appreciate the concerns of local residents, In principle I see no overriding objection to the proposed development. In particular, the application proposes the replacement of existing school buildings on a well-established school site, with no increase in the size of the school. Whilst the proposal raises a number of detailed issues as discussed above, on balance the development is considered to be acceptable and in accordance with the general thrust of the relevant Development Plan Policies. Therefore, subject to the receipt of revised drawings addressing the matters raised by D3.21 Item D3 Demolition of existing school buildings and provision of new school buildings, Hugh Christie Technology College, White Cottage Road, Tonbridge - TM/04/3388

the Area Transportation Manager and to his final views, and the results of the bat survey, I would not raise a planning objection and recommend that planning permission be granted subject to appropriate conditions.

Recommendation

46. SUBJECT TO the receipt of revised drawings addressing the matters raised by the Area Transportation Manager and to his final views, and the results of the bat survey, I RECOMMEND that PERMISSION BE GRANTED, SUBJECT TO conditions, including conditions covering: § the standard time limit, § the development to be carried out in accordance with the permitted details, § details of proposed site levels and finished floor levels of the proposed building, § external materials, § submission of 1:20 scaled drawings of the detailing at junctions, corners and material changes, § tree protection and methodology for working in close proximity to trees, § a comprehensive scheme of landscaping and boundary treatment, § provision and safeguarding of vehicular parking, drop off lay-bys and vehicular access routes within the site, § provision and safeguarding of pedestrian access, § details of surface water drainage, § lighting, § preparation, implementation and ongoing review of the School Travel Plan, § location of contractors site compound, § hours of working during construction, § mitigation relating to slow worms, and § archaeology.

47. I FURTHER RECOMMEND that the applicants BE ADVISED that the levels for that part of the building adjacent to properties to the west should not generally be raised above those of the existing sports hall in this location.

Case officer - Paul Hopkins 01622 221051

Background documents - See section heading

D3.22