Page 1 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Agenda Item:
Regulatory 5
Committee
Date of Meeting 18 February 2016
Officer Head of Economy
Subject of Report To consider planning application 8/15/0665 for a new single storey school with external play areas, sports pitches, games courts, habitat mitigation area and staff parking area; with new vehicle and pedestrian access formed between numbers 5 & 7 Marsh Lane together with traffic calming measures in Marsh Lane at land east of numbers 1 to 21, 39, 63 & 65 (odd) Marsh Lane, Christchurch, Dorset.
Executive Summary The proposal is for the erection of a new two-form entry primary school to meet the educational needs of West Christchurch. A large number of representations have been received both in support and in opposition to the application raising a wide range of issues. The site proposed for the school is in the designated South East Dorset Green Belt and the proposal is for inappropriate development that would result in substantial harm to the Green Belt, with a significant loss of undeveloped land and a minor adverse impact on the character and appearance of the river corridor landscape. Inappropriate development in the Green Belt should not be approved except in very special circumstances. It is considered that very special circumstances do exist that justify the granting of planning permission as a departure from the development plan. In particular, the identified educational need, the importance of ensuring that a sufficient choice of school places is available and the great weight to be given to the need to create, expand or alter schools along with the lack of suitable, available alternative sites or other practicable and viable options all weigh heavily in favour of granting planning permission and together amount to very special circumstances that clearly outweigh both the substantial harm to Green Belt and other harm and justify the Page 2 – Proposed Primary School, Land to East Marsh Lane, Christchurch
granting of planning permission as a departure from the development plan. As the proposal is for inappropriate development in the Green Belt and provides for more than 1,000 sqm of floor space, should the Committee be minded to grant planning permission, the application would then be subject to consultation with the Secretary of State in accordance with the Town and Country Planning (Consultation) (England) Direction 2009.
Impact Assessment: Equalities Impact Assessment: The report concerns the determination of an application for planning permission and not any changes to any new or existing policy with equality implications.
Use of Evidence: 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 main body of the report.
Budget/Risk Assessment: No budget/risk assessment implications.
Recommendation Subject to the application being referred for consultation with the Secretary of State for Communities and Local Government in accordance with the requirements of the Town and Country Planning (Consultation) (England) Direction 2009, planning permission be granted subject to the conditions set out in paragraph 8.2 of the report.
Reason for The reasons for granting planning permission are Recommendation summarised in paragraphs 6.122-6.130 of the report.
Appendices 1. School Locations and Catchment Areas. 2. Site Location. 3. General Site Arrangement. 4. Alternate Site Access Arrangements. 5. Proposed Traffic Management Measures (on site). 6. Proposed Traffic Management Measure (off site). 7. Example Proforma Letter of Objection. 8. Example Proforma Letter of Support. 9. Location of Alternative Sites Considered. 10. Habitats Regulations Assessment.
Background Papers Planning Application File 8/15/0665
Report Originator Name: Mr Huw Williams and Contact Tel: (01305) 228264 Email: [email protected] Page 3 – Proposed Primary School, Land to East Marsh Lane, Christchurch
1. Background
1.1 Planning permission is sought for the erection of a new two-form entry primary school i.e. 420 pupils with 60 children per year group between the ages of 4 and 11 (Reception to Year 6) to meet the educational needs of West Christchurch and more particularly the areas of St Catherine’s Hill, Jumpers Common and Fairmile. These areas are presently served by the Christchurch Infant and Junior Schools (four-form entry), The Priory Church of England Primary School (single-form entry) and a temporary ‘school-within-a- school’ (SWS) arrangement accommodated at the Twynham School campus.
1.2 The new school would share the same catchment area as the existing Christchurch Infant and Junior Schools.
1.3 The location of the application site relative to the existing primary schools and their associated catchment areas is illustrated at Appendix 1 of this report.
1.4 From September 2016, the Parkfield School, an all-age (4-18) co-educational free school will operate from the former National Air Traffic Control Training Centre (NATS) adjacent to Bournemouth Airport in the northern section of the catchment area with a planned admissions number (PAN) of 56 pupils per year group. The Parkfield School aims to bring quality alternative education to the children of Dorset, Bournemouth and Poole.
1.5 The application indicates that an immediate need exists for an additional single-form entry school to replace the SWS with further predicted need associated with ongoing population change (inward migration of families with children and rising birth rates) and planned development.
1.6 In April 2015, the last reception place at the Christchurch Infant School was allocated to a child living 0.558 miles from the school, with the result that 38 children living within the school’s catchment area north of that point did not receive an offer of a place at their preferred school. A number of children were also unsuccessful in gaining places at the next two closest schools (The Priory and Mudeford Infant), with the nearest available places being at Somerford Primary and Burton Primary (3.7 miles and 4.9 miles away respectively).
1.7 To address the identified educational need it is proposed that a new school be developed on land to the east of the predominantly residential area of Fairmile. It is intended that the proposed school would be occupied initially by those children attending the school-within-a-school. By September 2016, the SWS will consist of up to 30 children in each of the Reception, Year 1, Year 2 and Year 3 classes. The school roll would then grow gradually with phased expansion to 420 pupils.
1.8 The application has been submitted by Dorset County Council. Under Regulation 3 of the Town and Country Planning General Regulations 1992, applications by the County Council for development by the County Council fall to be determined by the County Council unless the application is referred for determination by the Secretary of State. Page 4 – Proposed Primary School, Land to East Marsh Lane, Christchurch
1.9 The proposal is for inappropriate development in the Green Belt and provides for more than 1,000 sqm of floor space. Accordingly, should the Committee be minded to grant planning permission, the application would then be subject to consultation with the Secretary of State in accordance with the Town and Country Planning (Consultation) (England) Direction 2009. The recommendation set out in paragraph 8.1 below reflects this requirement.
2. Site Description
2.1 The location and extent of the application site are illustrated at Appendix 2 of this report. The site includes a strip of land between Nos. 5 and 7 Marsh Lane (the proposed school access point), an area of undeveloped land to the east of Marsh Lane (the main site area where the school building and associated facilities are proposed) and highway land along Marsh Lane, Suffolk Avenue, Walcott Avenue and Flambard Avenue, where a number traffic management measures are proposed as part of the application. In total, the application site extends to approximately 2.92 hectares, with the main site area measuring approximately 2.6 hectares.
2.2 Residential properties along Marsh Lane are separated from the main site area by the route of the former Ringwood-Christchurch railway line which defines the boundary of the South East Dorset Green Belt. Accordingly, the main site area is located entirely within the designated Green Belt. The residential properties along Marsh Lane are mostly single storey, with some two storey development.
2.3 The main site area is predominantly improved and semi-improved grassland used as grazing land and is split into two plateau areas: the lower plateau in the west and south of the site is the product of historic gravel extraction and is essentially flat at an average level of approximately 5.3 metres Above Ordnance Datum (AOD), but is enclosed on three sides by embankments that support some bramble, gorse and trees; the larger upper plateau in the north and east of site slopes gently from a level of approximately 7.5 metres AOD at its western edge to a level of approximately 5.3 metres AOD at its eastern boundary.
2.4 Field boundaries within and around the site are formed by a mixture of fencing, trees and hedging. Vegetation alongside the former railway line provides some screening for the residential properties along Marsh Lane.
2.5 To the north of the site is a belt of woodland and adjacent marshy, agricultural land (Coward’s Marsh). This area is registered common land (part of the Town Common).
2.6 To the east of the site are concrete lined, linear water filtration tanks that form part of the extensive Knapp Mill Water Treatment Works operated by Bournemouth Water. Beyond the filtration tanks is low-lying agricultural land and the meandering River Avon (circa 200 metres from the main site area). Beyond the river is further low-lying agricultural land (Winkton Common) and the settlement of Burton (approximately 700 metres).
2.7 An overhead power line runs through the river corridor passing the site a short distance to the east of the water filtration tanks. Further filtration tanks are located along the river corridor to the south of the site. Page 5 – Proposed Primary School, Land to East Marsh Lane, Christchurch
2.8 Neither the site nor its immediate environs is subject to any local or national landscape or heritage designation.
2.9 The river corridor beyond the woodland belt to the north of the site and beyond the water filtration tanks to the east of the site form part of the Avon Valley Special Protection Area (SPA) designated under Article 4 of the EC Birds Directive, the Avon Valley Ramsar (designation as an internationally important wetland) and the Avon Valley Site of Special Scientific Interest (SSSI). The river itself also forms part of the River Avon Special Area of Conservation (SAC) designated under the Habitats Directive Annexe 1 (habitat) and Annexe 2 (species). As ‘ European Sites ’, these areas are of international importance for nature conservation. Indeed, the Avon Valley Ramsar is noted as having a greater range of habitats and a more diverse flora and fauna than any other chalk river in Britain, including fen, mire, wet grassland, small areas of woodland and the largest expanses of unimproved floodplain grassland in Britain, including extensive areas managed as hay meadow.
2.10 Land immediately to the south of the main site area is currently used as grazing land, but planning permission has been granted for a change of use to a lagoon and reed beds to treat wash water from existing water treatment works (Christchurch Borough Council Permission Ref: 8/15/0268). It is understood that this development is likely to proceed in the spring of 2016.
2.11 The landscape character of the river corridor between the urban areas of Fairmile and Burton can be broadly characterised as valley pasture, essentially comprising flat, low lying land, with areas of marsh and active floodplain. Much of river corridor is at high or medium risk from fluvial flooding (Flood Zones 3 and 2), but the application site itself is entirely within Flood Zone 1 (i.e. low risk of fluvial flooding). A line of mature trees to the east of the water filtration tanks provides some visual separation between the flood plain to the east and more elevated areas to the west.
2.12 A ridge of wooded, higher land (St Catherine’s Hill) is located a short distance to the northwest of the site and forms a prominent landmark within the surrounding landscape affording extensive views over the surrounding area. This area forms part of the Dorset Heaths SAC, the Dorset Heathlands SPA and the Town Common SSSI.
2.13 The roads encompassed within the application site link to the B3073 Fairmile Road approximately 500 metres to the west of the application site. The intervening area comprises predominantly residential development with lightly trafficked roads.
2.14 On street car parking is currently permitted along Marsh Lane and in the adjoining roads. Existing footways in the vicinity of the site are generally of a good standard and Marsh Lane forms part of the proposed Avon Buildings to Avon Causeway Cycle route proposed tentatively in the Christchurch Borough Local Plan. This section of Marsh Lane also functions as part of bridleway route E61/3.
2.15 Bronte Avenue, Marsh Lane and Suffolk Avenue are on the Yellow Bus route 111 serving Castle Point, Hurn Village, Purewell, Mudeford and Highcliffe. Page 6 – Proposed Primary School, Land to East Marsh Lane, Christchurch
2.16 Christchurch Hospital is located approximately 600 metres to the south-west of the application site with roundabout access off Fairmile Road.
3. The Proposal
3.1 It is proposed that the land between Nos. 5 and 7 Marsh Lane would serve as the sole means of both vehicular and pedestrian access to the school, accommodating two-way vehicular movements and a segregated 3-metre wide footway.
3.2 Two alternative junction arrangements are proposed. The first would incorporate a ‘ raised table ’ traffic calming feature to slow vehicles and assist pedestrian crossing, whilst the second would incorporate pavement ‘ build- outs ’ with dropped crossing points on either side of the access and designated give way markings. In addition to any school traffic, the access would continue to provide access to the former railway line for agricultural vehicles and has been designed to accommodate movements by a tractor with a trailer (9.1-10.5 metres in length).
3.3 The school access road would lead directly to a car park (32 spaces including 1 accessible space) and turning area accommodated towards the north of the site. Land to the north of the car park is proposed as a habitat mitigation area to be managed as an area of acid grassland.
3.4 The proposed school building would be located towards the eastern side of the site on the upper plateau area adjacent to the northernmost water filtration tank. Areas for hard and soft play and grassed sports pitches are proposed to the south, with further soft play and a hard surfaced games court proposed on the lower plateau between the school building and the route of the former railway line.
3.5 The school building would be a steel-framed, single storey structure laid out in a horseshoe configuration centred on a core area housing offices and a learning resources centre with the school hall beyond (north) adjacent to the proposed vehicle turning area. The building would incorporate pitched-roofs with the class bases and associated teaching areas provided along naturally ventilated, linear corridors extending in southerly and south-easterly directions from the core.
3.6 External materials are proposed to be Birtley Olde English buff red brick walls for the main building, Staffordshire Blue engineering brick for the hall, double- glazed composite windows (grey aluminium outer, timber inner), and a matt flat standing seam aluminium roof.
3.7 The Design and Planning Statement submitted in support of the application indicates that the siting of the hall seeks to reduce the massing of the building parallel to the water filtration tanks and create a ‘book-end’ to the building. It is further noted that the design arrangement allows for the use of the hall for non-school activities without need to access the main teaching areas and provides potential for the future southerly extension of the school building to accommodate three-form entry (630 pupils) should need arise, although the proposal at this stage is for two-form entry (420 pupils). Page 7 – Proposed Primary School, Land to East Marsh Lane, Christchurch
3.8 The Design Statement also explains that the school would be fully accessible with level thresholds into the building throughout. All access points and internal doorways would be wheelchair accessible and there would be no steps or ramps within the building. Panels for capturing solar energy would be installed on the south-west facing ‘inner’ section of the roof of the eastern wing of the building.
3.9 The school site would be secured with fencing and gates comprising a mix of existing fencing, 1.8 metre high weld mesh fencing and 1.2 metre high timber fencing. Brick walling up to 2 metres tall is proposed on either side of the site access and ball stop fencing would be installed around the outer perimeter of the sports pitches.
3.10 The hard surfaced games court would be contained by 3.0 metre high weld mesh fencing, but being accommodated in the lower plateau, the court and fencing would be set out at a lower level than the former railway line and the residential properties beyond, helping to reduce visual impact. No artificial lighting is proposed for either the sports pitches or the games court.
3.11 The car park is proposed for use by staff and visitors (not parents). The turning area would be able to accommodate pick-up and drop-off by a school bus, but it is understood that there are currently no plans for the County Council to provide a school bus service to the proposed school. The segregated footway would link to the turning area, the main school building and other parts of the school site.
3.12 The access drive, parking area and other parts of the site would be softened with planting and grassed margins, with existing hedgerows and mature trees retained along the western boundary and new hedgerow and tree planting along the eastern and southern boundaries. Habitat mitigation measures including the retention of mature vegetation; bramble clearance; translocation of grassland to provide habitat for reptiles, amphibians and foraging for bats; longer meadow grassland and bracken to provide connectivity for small mammals, reptiles and bats; and the installation of swift and bat boxes are proposed for the embankments enclosing the lower plateau area and elsewhere on site.
3.13 The proposed general site arrangement is illustrated at Appendix 3 of this report.
3.14 Various traffic management measures are proposed for the adjacent streets including the provision of ‘ speed cushions ’ along Marsh Lane; waiting restrictions on sections of Marsh Road, Flambard Avenue, Walcott Avenue and Suffolk Avenue, and marked parking bays on Marsh Avenue. The provision of waiting restrictions and yellow box junction markings off-site at the junctions between Fairmile Road and Suffolk Avenue, Walcott Avenue and Flambard Avenue has also been proposed.
3.15 The alternative access arrangements are illustrated at Appendix 4 of this report, the wider on site traffic management measures at Appendix 5 and the additional off-site measures at Appendix 6. Page 8 – Proposed Primary School, Land to East Marsh Lane, Christchurch
4. Consultations and Representations
4.1 A public information event was held in advance of submission of the planning application. Details of the event and the responses received are set out in the Design & Planning Statement submitted in support of the application.
4.2 The application itself was advertised in the local press and by site notice as not being in accordance with the development plan in force in the area. Consultation letters were also sent to 64 residential properties in the immediate vicinity of the application site and a number of other interested parties identified during the applicant’s pre-application engagement initiatives.
4.3 Following the submission of supplementary supporting information and the receipt of revised plans showing modified traffic management proposals along Marsh Lane and Suffolk Avenue a re-consultation exercise was undertaken involving a further press notice, site notices and notification letters. The re- consultation period is ongoing, expiring on 16 February 2016.
4.4 Details of the representations received to the point of writing (09 February 2016) are set out below. Any further representations received will be reported at Committee.
4.2 Local County Council Ward Members No response received.
4.3 Christchurch Borough Council Raise no objection to the proposed new school and associated works, but request County Council ensures that: • proposal complies with the Habitats Regulations; • appropriate safeguards are included for identifying/recording any archaeological interest; • traffic associated with development is carefully monitored and traffic management measures reviewed accordingly, particularly with regard to junction of Marsh Lane with Suffolk Avenue; and • that any lighting associated with development is designed to minimise adverse impacts upon the river valley/wider amenity.
4.4 Hurn Parish Council (neighbouring) Reported that Councillors are aware of extreme shortage of primary school places in West Christchurch and support provision of this new school.
4.5 DCC Highway Liaison Engineer No objection, subject to conditions.
4.6 West Christchurch Residents Association Reported that membership is divided in its opinions of proposal, with a number, mainly living close to Marsh Lane, opposed and a number, mainly having children or grandchildren living within the catchment area, strongly in favour. Noted that the majority are in favour, but not at any price. Pleased that DCC has listened and explored viability of alternate sites both themselves and by using an independent third party. Considered that the outcome of this investigation when combined with the clear evidence that the Page 9 – Proposed Primary School, Land to East Marsh Lane, Christchurch
school is needed makes the proposal to build at Marsh Lane one that Association feels it can't legitimately object to. However, the Association is very disappointed by traffic management proposals, believing residents made it clear that they favoured chicanes over humps. Absence of measures to reduce speed of vehicles in Suffolk Avenue and Bronte Avenue, particularly on the difficult S-bends, is regretted. Questionable effectiveness of the set-down and pick-up arrangements are a concern and impact on the narrow Walcott and Flambard Avenues is a worry. Considered that all of this represents unnecessary danger particularly to children on bicycles. Previously assured that DCC would not put cost considerations before safety, but expressed attitude of "do nothing and see what happens" appears to fly in the face of those assurances. Association is thus in favour of the proposal, but not with any enthusiasm
4.7 Environment Agency No objection. Informatives requested.
4.8 District Environmental Health Officer Requests details of anticipated noise levels to be experienced at nearest residential properties during playground break times. Note: a noise assessment has since been provided by the applicant. Any further comment from the Environmental Health Officer will be reported at Committee.
4.9 Bournemouth Water No response received.
4.10 DCC Flood Risk Management Team No in-principle objection, but recommend conditions requiring submission, approval and implementation of a detailed surface water management plan and submission, approval and implementation of details of the maintenance and management of the surface water sustainable drainage scheme.
4.11 Natural England No objection.
4.12 DCC Nature Conservation Officer Satisfied that identified on-site protected species and priority habitat interests can be adequately and appropriately mitigated and/or compensated and that this can be achieved by applying the recommendations set out within the Ecological Report submitted in support of the application. Conditions recommended. Further notes that there is an imperative to deal with the potential run-off of surface water and nutrient/pollutant discharge from the operational site through design and inclusion of buffer zones.
4.13 DCC Senior Landscape Officer Comments that there would appear to be no significant adverse landscape and visual impacts caused by the new school proposal.
4.14 DCC Senior Archaeologist No objection subject to condition requiring archaeological evaluation be undertaken prior to commencement of development. Page 10 – Proposed Primary School, Land to East Marsh Lane, Christchurch
4.15 Other Representations A large number of representations have been received in response to the application, the vast majority being pro-forma letters (some with additional comments) either in support or opposing the application. An example of a typical proforma objection letter is produced at Appendix 7 of this report and a typical proforma letter of support is produced at Appendix 8.
Objections and Concerns: At the time of writing this report, some 679 representations raising concerns about and/or objecting to the proposed development have been logged. In summary, the concerns and objections relate to: • Potential negative effects on adjacent and nearby sensitive protected sites (the Avon Valley SPA, the Avon Valley Ramsar, the Avon Valley SSSI, the River Avon SAC, Dorset Heaths SAC, the Dorset Heathlands SPA and the Town Common SSSI). • Contrary to development plan. • Inappropriate development in the Green Belt, loss of Green Belt, harm to Green Belt and urban sprawl. • Detrimental impact on landscape character and visual amenity. • More detailed consideration should be given to alternative sites. • Educational need can be met in other ways which have not been fully explored. • Predicted educational need may not materialise. • School catchment areas should be reconsidered. • Inadequate access. • Traffic impact, safety and congestion. • Transport statement underestimates likely traffic generation. • Parking restrictions will not be policed or enforced. • Parking restrictions will be inconvenient for residents. • Parking restrictions in Marsh Lane will result in inappropriate parking in adjacent streets. • Traffic calming measures are inadequate and will be ineffective. • Traffic calming measures are not those requested by local residents. • Revisions to proposed traffic management measures do not address/resolves concerns raised. • Disruption to local bus service. • Obstruction of access for emergency vehicles. • Provision should be made for vehicular drop-off and pick-up in school site. • Insufficient onsite parking. • Insufficient provision for coaches and busses onsite. • Application should include clear proposals for inclusion in the School Travel Plan. • Disruption caused by midges and biting inspects. • Impact on wildlife. • Proximity to adjacent pylons. • Risk of flooding. • Increased pollution. • Proposal should have been subject to full BREEAM assessment. • Disruption to local residents (including elderly residents). • Harm to amenity. • Proposed access will overlook back gardens and downstairs bedrooms of both 5 & 7 Marsh Lane. Page 11 – Proposed Primary School, Land to East Marsh Lane, Christchurch
• Site beneath flight path of diverted planes. • Site is too close to shooting range. • Arrangements for expansion to three-form entry have not been adequately explained. • Grazing of protected sites will become impractical. • Loss of value to neighbouring properties. • Supplementary information does not resolve objections.
At the time of writing this report, 1032 representations have been logged in support of the application. In summary, those supporting the application have noted that: • There is need for additional primary capacity and/or a new school to serve the North and West Christchurch. • Need will increase with further development in local area. • Application site is most appropriate available location for new school. • Children will be able to walk to school. • Children being forced to travel ridiculous distances at present. • Design is sympathetic and appropriate. • There is plenty of green space in local area and New Forest. • No other alternatives. • Traffic impact addressed by proposed management measures and School Travel Plan.
5. Planning Policy Framework
5.1 The purpose of the planning system is to help achieve sustainable development. Applications for planning permissions must be determined in accordance with the development plan unless material considerations indicate otherwise. The development plan includes the Christchurch and East Dorset Local Plan: Part 1 – Core Strategy adopted by Christchurch Borough Council in April 2014 and the saved policies of the Borough of Christchurch Local Plan originally adopted in March 2001. The term ‘ material considerations ’ is wide ranging, but includes national and emerging planning policy documents. Material to all application is the National Planning Policy Framework (the NPPF) issued in March 2012 which sets out the Government’s planning policies for England and how these are expected to be applied. The Framework has been supplemented by Written Ministerial Statements and Planning Practice Guidance (PPG), which can also be material. The most relevant policies and provisions are listed below.
5.2 The Development Plan
Christchurch and East Dorset Local Plan: Part 1 – Core Strategy, April 2014 • Policy KS1 Presumption in Favour of Sustainable Development. • Policy KS2 Settlement Hierarchy. • Policy KS3 Green Belt. • Policy KS11 Transport and Development. • Policy KS12 Parking Provision. • Policy ME1 Safeguarding Biodiversity and Geodiversity. • Policy ME3 Sustainable Development Standards for New Development. • Policy ME4 Renewable Energy Provision for Residential and Non- residential Developments. Page 12 – Proposed Primary School, Land to East Marsh Lane, Christchurch
• Policy ME5 Sources of Renewable Energy. • Policy ME6 Flood Management, Mitigation, and Defence. • Policy HE1 Valuing and Conserving our Historic Environment. • Policy HE2 Design of New Development. • Policy HE3 Landscape Quality. • Policy LN7 Community Facilities and Services.
Borough of Christchurch Local Plan, March 2001 • Saved Policy ENV 3 Pollution and existing development • Saved Policy ENV 5 Drainage and new development. • Saved Policy ENV 6 Connection of development to mains system. • Saved Policy ENV 21 Landscaping in new development. • Saved Policy H 16 Crime prevention and design. • Saved Policy T 14 Cycle routes.
5.3 Other Material Considerations
National Planning Policy Framework (the NPPF) • Achieving sustainable development – paragraphs 6-10. • Core planning principles – paragraph 17. • Promoting Sustainable Transport – paragraphs 29, 30, 32, 34, 36 and 38. • Requiring good design – paragraphs 56, 60 and 61. • Promoting healthy communities – paragraphs 69, 70 and 72. • Protecting Green Belt land – paragraphs 79, 80, and 87 -90. • Meeting the challenge of climate change, flooding and coast change – paragraphs 93-96, 98 and 103. • Conserving and enhancing the natural environment – paragraphs 109, 117, 118-121, 123 and 125 • Conserving and enhancing the historic environment – paragraphs 128, 129 and 141. • Decision-taking - paragraph 186, 187 and 196. • Planning conditions and obligations – paragraphs 203 and 206.
6. Planning Assessment
6.1 Having regard to the provisions of the development plan, the information submitted in support of the application and the representations received, the main issues in the determination of the application relate to:
(i) whether the proposal would be inappropriate development in the Green Belt;
(ii) whether there are any alternative available and suitable sites or other practicable and preferable options to meet the identified educational need;
(iii) impact on ecological resources and biodiversity;
(iv) impact on heritage assets;
(v) drainage arrangements and flood risk; Page 13 – Proposed Primary School, Land to East Marsh Lane, Christchurch
(vi) impact on landscape character and visual amenity;
(vii) the sustainability of the proposed development;
(viii) traffic impact and highway safety;
(ix) potential for land use conflict and impact on health, well-being and amenity; and
(x) whether any potential harm to the Green Belt by reason of inappropriateness and any other harm, is clearly outweighed by other considerations.
Inappropriate Development in the Green Belt
6.2 National policy on the protection of the Green Belt is set out in the NPPF, the fundamental aim being to prevent urban sprawl by keeping designated land permanently open (paragraph 79). Adopted Core Strategy Policy KS3 provides that development will be contained by the South East Dorset Green Belt.
6.3 Subject to limited exceptions, the construction of new buildings in the Green Belt constitutes inappropriate development. Paragraphs 89 and 90 of the NPPF identify types of development that may not be inappropriate in the Green Belt. The construction of a school is not one of the identified exceptions. Had the Government intended that the need for school development should override Green Belt policy, then it could have defined school buildings and/or facilities as development that is not inappropriate in the Green Belt. It did not do so.
6.4 The applicant contends that the proposal would not extend the eastern boundary of development in West Christchurch and would not impinge on the Green Belt. It is further submitted that the proposal can be seen as ‘ limited infill ’ and would not reduce the openness of the Green Belt.
6.5 Whilst it is true that the northernmost filtration tank of the Knapp Mill Water Treatment Works and the overhead power line beyond lie to the east of the application site, I do not agree with the applicant’s claim that the proposed development would not impinge on the Green Belt. Reference to ‘ limited infilling ’ in paragraph 89 of the NPPF relates to limited infilling in villages and previously developed sites. The application site is not within a defined village development boundary and the NPPF clearly defines the term previously developed land to mean land which is or was occupied by a permanent structure (including the curtilage of developed land), but expressly excludes from the definition, amongst other areas, land that is or has been occupied by agricultural or forestry buildings and land that had been developed for minerals extraction. In this instance, the main site area comprises agricultural/grazing land with no permanent structures and should rightly be considered as undeveloped, open land within the Green Belt. Further, the construction of a new school will by definition reduce the openness of the Green Belt. The proposed construction of a school in this location must therefore be regarded as inappropriate development irrespective of the presence of the adjacent filtration tank and any other urbanising features in the local landscape. Page 14 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Alternatives
6.6 The adopted Core Strategy sets out the planning strategy for Christchurch Borough for the period to 2028. The Strategy was adopted in April 2014, following a lengthy preparation process, issues and options consultation having commenced in 2008 following a period of evidence gathering. During preparation of the Strategy, evidence supplied by Dorset County Council as local education authority indicated that whilst school capacity would need to increase during the plan period, the increase could likely be accommodated through spare capacity in some schools and the development of additional capacity on other existing sites. On this basis, no new school site was allocated in the plan.
6.7 Subsequent experience and updated population projections now indicate that the educational needs of West Christchurch can no longer be satisfactorily accommodated within existing schools and at existing school sites. Christchurch is a dense urban settlement, with limited space available for development of any kind. It is a coastal town bisected by the River Avon that is bordered to the west by the River Stour and another urban settlement (Bournemouth) beyond, to the south by the sea and to the east by a National Park (the New Forest). The urban area is also tightly enclosed by the South East Dorset Green Belt, which extends across approximately 70% of the Borough.
6.8 The catchment area that the school would serve lies between the River Stour to the west and the River Avon to the east with limited connections to neighbouring and surrounding areas. Within this context the applicant contends that the application site is the only one that is both available and suitable to accommodate the required two-form entry primary school.
6.9 The adopted Core Strategy notes that Green Belt policy is an important tool in controlling the location of growth throughout the area and that over its 30 year history it has proved to be very successful in preventing the joining of settlements and has controlled the spread of development into the countryside.
6.10 The Core Strategy incorporated limited alterations to the Green Belt boundary to allow for some housing and employment growth to help meet the needs of the local communities. The application site was initially proposed for release from the Green Belt to accommodate residential development (Draft Policy CN3), but the allocation was not brought forward primarily because Natural England was not satisfied that effective measures could be put in place to avoid or mitigate harm to the internationally important heathlands and other nearby designations and thus satisfy the Habitats Regulations.
6.11 The application reports that during pre-application discussions, a number of potential alternatives sites were identified through stakeholder engagement. The suitability and availability of 15 potential alternative sites were initially reviewed by Dorset County Council’s Children’s Services, with the application site being maintained as the applicant’s preferred option. Essential site requirements in this review were identified as:
(i) to be within the area where the children who will use it actually live; Page 15 – Proposed Primary School, Land to East Marsh Lane, Christchurch
(ii) to be located in the centre of the catchment area, so that travel to and from the school is kept to a minimum, and can be done on foot or by bicycle;
(iii) to be large enough to accommodate all the necessary facilities required for the school’s size (420 pupils);
(iv) to possess flexibility that enables adjustments to the layout to reflect changes in future pupil numbers; and
(v) to be deliverable.
6.12 A map showing the location of the alternative sites considered in the review is attached at Appendix 9 of this report. None of the identified alternative sites were found to be suitable.
6.13 A further review was conducted by Woolley and Wallis Chartered Surveyors, which concluded that:
“We have carefully considered the alternative sites put forward by the Marsh Lane Action Group, and we have also carried out a thorough search of our own to see whether or not any suitable areas of land are available. The requirement for a relatively large area of land in a heavily built up area makes the task of finding a site extremely difficult. The site area is further constrained by the neighbouring flood plains and a large area of common land.
Having carried out our own search and looked at the alternatives put forward, we have come to the conclusion the proposed site at Marsh Lane is the only suitable area of land for the school.”
6.14 A number of respondents have suggested that alternative sites should be considered in preference to the application site and/or have been critical of the presented reviews. However, I am satisfied that there are no other sites of sufficient size to meet the identified development need that are available and should be regarded as preferential alternatives to the application site. Christchurch Borough Council’s Head of Growth and Economy has acknowledged that the list of sites considered in the submitted review is comprehensive and the Borough Council has not objected to the development of the application site.
6.15 The development of multiple single-form entry schools could be considered, but has been rejected by the applicant on the basis that the costs of land purchase, of construction, of doubling up on school facilities in each site to operate independently, of school management and subsequent maintenance would all be excessive and an inefficient use of funding. It has further been submitted that if each site did not have its own facilities required for independent use, the school day would be interrupted by both staff and pupils having to travel between sites for teaching, for use of the large hall for full- class activities, and for certain outdoor lessons and activities. Meanwhile parents and guardians with more than one child attending the school could have split sites to deliver their children to, leading to increases in traffic. More fundamentally, no alternative sites have been identified that are regarded as Page 16 – Proposed Primary School, Land to East Marsh Lane, Christchurch
both available and suitable for the development of a single form entry school to meet the identified educational need.
6.16 A number of respondents have stated that catchment area boundaries should be re-drawn so that other areas can be considered for accommodating the new school. However, given the geographical characteristics of the subject catchment area and associated planning policy constraints, I do not believe that such an approach would obviate either the need for a new primary school in West Christchurch or for the development of Green Belt land. The existing Christchurch Infant and Primary Schools (four-form entry) and The Priory (single-form entry) are both located in the south of the subject catchment area, whereas much of the identified need arises from properties in the north. Indeed, the applicant submits that 86% of the children that currently need the new school live in the Fairmile and Jumpers areas of West Christchurch, the figure rising to 90% with the inclusions of the St Catherine’s area north of Fairmile and Jumpers. It has further been noted that the dividing lines between the Somerford (east), Mudeford (south) and Christchurch (west) school catchment areas are defined by the River Avon and that geographically and logically this makes perfect sense. The catchment area for The Priory Church of England School is directly related to the local Parish boundaries and hence not at the disposal of the education authority to alter.
6.17 Paragraph 38 of the NPPF notes that, where practical, key facilities such as primary schools should be located within walking distance of most properties. Locations beyond the existing catchment area would not be within easy walking distance of most of the properties the school is intended to serve and hence would be likely to foster greater reliance on private car trips, contrary to sustainable transport principles.
6.18 In all of theses circumstances, I am satisfied that the choice of application site has been justified and that there are no alternative available sites capable of accommodating the identified development need that should be regarded as preferable, deliverable alternatives.
Ecological Resources and Biodiversity
6.19 Adopted Core Strategy Policy ME1 notes the aim to protect, maintain and enhance the condition of all types of nature conservation sites, habitats and species within their ecological networks including, amongst others, internationally designated sites (SPA, SAC, Ramsar), SSSI’s, Sites of Nature Conservation Interest (SNCI), and priority species and habitats. It is further stated that the following criteria should be addressed when development is proposed:
• Avoidance of harm to existing priority habitats and species through careful site selection, artificial lighting design, development design and phasing of construction and the use of good practice construction techniques.
• Retention of existing habitats and features of interest, and provision of buffer zones around any sensitive areas.
• Enhancement of biodiversity through improving the condition of existing habitats and achieving net gains in biodiversity, where Page 17 – Proposed Primary School, Land to East Marsh Lane, Christchurch
possible. Particular attention should be paid to priority habitats and species referred to in Section 41 of the Natural Environment and Rural Communities Act 2006 and the Dorset Biodiversity Strategy, and the Strategic Nature Areas identified on the Dorset Nature Map.
• Where harm is identified as likely to result, provision of measures to avoid or adequately mitigate that harm should be set out. Development should be refused if adequate mitigation or, as a last resort, compensation cannot be provided.
• Provision of adequate management of the retained and new features.
• Monitoring of habitats and species for a suitable period of time after completion of the development to indicate any changes in habitat quality or species numbers, and put in place corrective measures to halt or reverse any decline.
6.20 Phase 1 and Phase 2 ecological surveys have been undertaken on behalf of the applicant and the application is supported by an Ecological Report setting out recommendations for mitigation measures to avoid harm to on-site protected species (particularly common protected reptiles and nesting birds) and to retain the ecological functionality of the site for other species (including bats and badgers). The development proposal incorporates a number of elements of the report’s recommendations (e.g. the retention of a portion of acid grassland – a UK Biodiversity Action Plan priority habitat - for both floristic interest and as a managed reptile habitat, and the retention and conservation of mature woodland belts and trees). Other aspects of the report’s recommendations can be secured by means of planning conditions requiring the submission, approval and implementation of a biodiversity mitigation measures and a Landscape and Ecology Management Plan. The County Council’s Nature Conservation Officer is satisfied that impact on the identified on-site protected species and priority habitat interests can be adequately and appropriately mitigated and/or compensated and that this can be achieved by applying the recommendations set out within the Ecological Report submitted in support of the application.
6.21 In relation to the internationally and nationally designated areas of the Avon Valley and river system, the Ecological Report emphasises the importance of avoiding run-off and associated nutrients and diffuse pollutants and the avoidance of light spill. Article 6(3) of the EC Habitats Directive requires that any plan or project not directly connected with or necessary to the management of a European site but likely to have a significant effect on the site, either individually or in combination with other plans or projects, shall be subject to an appropriate assessment of its implications for the site in view of the site’s conservation objectives. Competent authorities can agree to such plans only after having ascertained that they will not adversely affect the integrity of the site concerned, unless in exceptional circumstances, there are imperative reasons of overriding public interest (Article 6(4)). If there are such imperative reasons, consideration can be given to compensation that may be proposed to avoid or reduce a potential significant effect.
6.22 This procedure is applied in England and Wales through the Conservation of Habitats and Species Regulations 2010. The whole process is known as the ‘Habitats Regulations Assessment of plans ’. The conclusion of the process is Page 18 – Proposed Primary School, Land to East Marsh Lane, Christchurch
to apply the integrity test to the plan or project, whereby the appropriate authority (in this case Dorset County Council) forms an opinion on whether the plan or project would adversely affect the integrity of the European site in question. If the answer to this is ‘ no ’, then the plan or project may be allowed to proceed, but if the answer is ‘ yes ’, then the plan or project may only proceed if there are imperative reasons of overriding public interest and if adequate compensatory measures can be agreed.
6.23 The term ‘ European site ’ includes Special Areas of Conservation and Special Protection Areas. National government policy further provides that other areas including Ramsar sites should be afforded the same protection.
6.24 A Habitats Regulations Assessment of the implications of the proposed development has been undertaken by the County Council’s Ecologist and is presented in full at Appendix 10 of this report. It should be noted that the general presumption in favour of sustainable development established by the NPPF does not apply where development requiring appropriate assessment is being considered or determined (NPPF, paragraph 119).
6.25 Taking account of mitigation and control measures, the assessment finds that no significant effects are likely on the species and habitats of the River Avon SAC, Avon Valley SPA, Avon Valley Ramsar and that no further assessment is necessary.
6.26 Consideration has been given to the current use of part of the application site for winter grazing of cattle. The cattle are mostly grazed under a Bournemouth Water tenancy within the designated European sites in accordance with a Higher Level Stewardship Scheme. Whilst the application site is not part of either the designated sites or the Stewardship Scheme, it provides valuable grazing land during periods of seasonal flooding over the Avon Valley SPA.
6.27 The construction of the proposed school would lead to the loss of approximately 1 hectare of the alternative grazing land, leaving approximately 1.3 hectares available to Bournemouth Water. Of the remainder approximately 1.2 hectares is currently of poor quality as dry pasture and so has been identified for improvements to ensure its suitability as replacement grazing land. Appropriate improvement measures can be secured as part of a Biodiversity Mitigation Plan. Other measures, including use as necessary of the habitat mitigation area in the north of the site and maintenance of agricultural access can also be secured by means of condition.
6.28 Natural England was consulted on draft versions of the Habitats Regulations Assessment and has confirmed agreement with the views expressed relating to the effects of bird disturbance and water pollution (foul/surface water) on the River Avon SAC and Avon Valley SPA and with the conclusion that there is no likely significant effect. Matters of potential concern discussed with Natural England have been resolved by means of the recommended conditions.
6.29 Having regard to the representations received, I am satisfied that compliance with Policy ME1 can be secured by means of recommended planning conditions. Page 19 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Heritage Assets
6.30 Paragraph 128 of the NPPF notes that in determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. It is further stated that the level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance and that where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.
6.31 Paragraph 129 provides that local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise and they should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.
6.32 Government policy is reflected in adopted Core Strategy Policy HE1.
6.33 The application site is located adjacent to a 20th Century suburb away from the historic core of Christchurch and other Conservation Areas. There are no listed buildings or registered historic landscape features either on or adjoining the application site that would be materially impacted by the development. Records of local archaeological finds indicate that the site would once have had high archaeological potential, but it is recognised that this has been diminished by quarrying activities. Nevertheless, it is possible that archaeological resources may remain within any undisturbed areas of the site.
6.34 It is understood that access to the site for intrusive field evaluation has not yet been possible, but the application recognises the archaeological potential of the site and notes that an evaluation involving trial trenches will be carried out before work begins on site. In the circumstances, the Council’s Senior Archaeologist has raised no objection but requests a condition requiring that the archaeological evaluation be undertaken prior to the commencement of development. An appropriate condition is proposed. I consider that the archaeological evaluation will adequately mitigate any harm to surviving archaeological resources.
Flood Risk and Drainage
6.35 A number of respondents to the application have expressed concerns relating to the flood context of the site.
6.36 Adopted Core Strategy Policy ME6 provides that when assessing new development, the sequential and exception tests set out in the NPPF will be applied, so all developments will be required to demonstrate that flood risk does not increase as a result of the development proposed, and that options have been taken to reduce overall flood risk. Post-development surface water run-off must not exceed pre-development levels and options should Page 20 – Proposed Primary School, Land to East Marsh Lane, Christchurch
have been sought to reduce levels of run-off overall. This will primarily be through the use of Sustainable Drainage Systems (SUDS) and a range of flood resistance and resilience measures.
6.37 Saved Local Plan Policy ENV 5 provides that positive surface water drainage systems separate from all foul drainage systems will be required for new development unless it is demonstrated that soakaway disposal will be satisfactory under all seasonal conditions. Saved Local Plan Policy ENV 6 provides that new developments within or close to existing sewered areas should be connected to the mains system.
6.38 The application site is located entirely within Flood Zone 1 (low risk of fluvial flooding) indicated on the Environment Agency’s flood maps for planning, but is in close proximity to the floodplain of the River Avon (Zones 2 and 3, medium to high risk). Surface water mapping indicates the formation of isolated pond features on the site during severe rainfall events (1:30/100/1000 year), assumed to be dictated by existing ground levels and previous activity, and is considered to have some theoretical risk of groundwater flooding emergence.
6.39 The application is supported by Flood Risk Assessment, which reviews available flood risk data, flood zone compatibility and considers how the proposed development may affect flood risk elsewhere. The assessment also includes an outline drainage strategy based on a package of infiltration measures and attenuated discharge of surface water. Foul drainage would be collected by a positive drainage system, which would connect to the public sewer in Marsh Lane.
6.40 The Design and Planning Statement notes that the infiltration facilities will take the form of infiltration trenches, dry swales and/or lined soakaways. It is further noted that the aim will to be drain the whole site by infiltration within the site confines for all events up to and including a 1 in 100 year storm, with 30% climate change allowance.
6.41 The submitted documents have been reviewed by the County Council’s Flood Risk Management Team who note that the FRA document does not present a detailed design or finalised outline of the proposed surface water management scheme and associated infrastructure, but does offer sufficient clarification of the site characteristics, relevant considerations / constraints and layout of the site and drainage features. The Flood Risk Management Team has raised no objection subject to the imposition of conditions requiring submission, approval and implementation of a detailed surface water management plan and the submission, approval and implementation of details of the maintenance and management of the surface water sustainable drainage scheme. The Environment Agency has raised no objection to the proposed development.
6.42 Having regard to the information presented in the application and the consultation responses received, I am satisfied that compliance with all relevant development plan policies can be secured by means of recommended planning conditions. Page 21 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Landscape Character, Design Quality and Visual Amenity
6.43 Paragraph 56 of the NPPF notes that the Government attaches great importance to the design of the built environment and that good design is a key aspect of sustainable development.
6.44 Adopted Core Strategy Policy HE2 provides that the design of development must be of a high quality, reflecting and enhancing areas of recognised local distinctiveness, and that to achieve this, development will be permitted if it is compatible with or improves its surroundings in layout, site coverage, architectural style, scale, bulk, height, materials, landscaping, visual impact, relationship to nearby properties and relationship to mature trees.
6.45 Adopted Core Strategy Policy HE3 provides that development will need to protect and seek to enhance the landscape character of the area and that proposals will need to demonstrate that account has been taken of the character of settlements and their landscape settings; natural features such as trees, hedgerows, woodland, field boundaries, water features and wildlife corridors; features of cultural, historical and heritage value; important views and visual amenity; and tranquillity and the need to protect against intrusion from light pollution, noise and motion.
6.46 Saved Local Plan Policy ENV 21 indicates that in assessing schemes, high priority should be accorded to both the amount and quality of landscaping in the interest of amenity, landscape and wildlife. It is further stated that, wherever possible, landscape features should be retained and that native species should be used where appropriate in landscaping schemes.
6.47 Included in the application submission is a Landscape and Visual Impact Assessment prepared as part of the applicant’s initial feasibility study. The assessment considers the site and its setting, and the likely impacts of potential development on landscape and character. Whilst prepared at a preliminary stage, the assessment has informed the design proposals and is helpful in informing consideration of landscape and visual impacts.
6.48 As the proposal is to change an area of rough grassland into a new school facility with a substantial single storey building and associated hard and soft external areas, it is inevitable that the landscape character of the application site would change significantly. However, the design proposals respond positively to the site context and impacts on the wider landscape would be quite limited.
6.49 The site context is already influenced by its proximity to the predominantly residential area of Fairmile, the Knapp Mill Water Treatment Works and the adjacent overhead power line, each being urbanising elements in the landscape. The site is also visually separated from the wider floodplain landscape by the filtration tanks and the perimeter vegetation beyond, such that the application site is not considered to form a significant part of the more rural, wider floodplain landscape to the east of the Treatment Works. There is also only limited inter-visibility with the floodplain landscape and further boundary planting is proposed. The local pattern of topography and adjacent extensive areas of built development also limits the extent to which the site is visible in the wider landscape such that the visual effects of the proposal Page 22 – Proposed Primary School, Land to East Marsh Lane, Christchurch
would be limited to a localised area and some more distant glimpsed views in which the school would neither be a dominant nor prominent feature.
6.50 The majority of perimeter vegetation within and around the site would be retained which, together with new native planting, would provide an appropriate landscape setting for the school that also promotes biodiversity interest. The proposed site layout seeks to reduce the potential for noise disturbance of nearby residents, siting the building away from the residential properties and accommodating the hard games court and soft play areas in the sunken lower plateau.
6.51 The design of the school building follows the baseline template developed to meet central Government requirements for well-designed and cost-efficient school construction which has been used effectively on recent school buildings elsewhere in Dorset. The building would be of similar height to the existing residential development along Marsh Road and careful consideration has been given to materials, detailing and colour to help limit visual impact. The proposed means of enclosure are considered appropriate to their context and take account of the need to reduce the risk of crime. Only limited external lighting is proposed, the details of which can be controlled by planning condition. The application site is relatively quiet, but is influenced by a number of noise sources including road traffic that are typical of urban fringe locations. Introduction of the school would result in some additional noise, but not to a degree that would significantly impact on the quiet enjoyment of the wider Green Belt.
6.52 In my opinion, the design proposals satisfactorily mitigate the landscape and visual implications of the proposed development. Delivery of all design, landscape and biodiversity mitigation measures can be secured by means of planning condition. Accordingly, whilst the development of the school would result in the permanent loss of the undeveloped land in the Green Belt and this would change the definable character of the site, impact on the rural character of the site’s landscape setting would be modest and views into the site would be relatively limited and include other elements that already contribute to a developed context. Overall, I consider that the proposals satisfy the requirements of Policies HE2, HE3 and ENV 21.
Sustainable Development Standards
6.53 Adopted Core Strategy Policy ME3 states that development will be expected to meet national sustainable development standards and encourages higher standards of sustainable developments where they are viable and do not significantly compromise other policies in the plan, noting that developments will be required to incorporate carbon emissions reduction, water and energy efficiency measures and to demonstrate they have explored a range of sustainable and low carbon options. For non-residential development it is stated that the most appropriate range and type of measures for each development should be informed by BREEAM standards.
6.54 Adopted Core Strategy Policy ME4 sets out an expectation that until such time that national requirements and targets necessitate higher percentages of renewable, decentralised and low carbon energy generation to meet carbon emissions targets, 10% of the total regulated energy used in larger developments will be supplied from these sources. Page 23 – Proposed Primary School, Land to East Marsh Lane, Christchurch
6.55 Adopted Core Strategy Policy ME5 provides that proposals for renewable energy apparatus will only be permitted where, amongst other matters, the technology is suitable for the location and does not cause significant adverse harm to visual amenity from within the landscape and views into it and it would not cause significant harm to neighbouring amenity by reason of visual impact, noise, vibration, overshadowing, flicker, or other nuisances and emissions.
6.56 The application notes that the project will not be subject a full BREEAM assessment (Building Research Establishment Environmental Assessment Method), but that a desktop study will be undertaken to ensure the design philosophy meets the criteria required to achieve a BREEAM “ very good rating ”. It is explained that the ‘Baseline’ template to be used on the project is in accordance with Government requirements for cost-efficient and material- efficient school construction, relying on tried and trusted traditional methods in order to achieve simple, low energy sustainable construction. It is further stated that full BREEAM assessment has proven to be time and cost prohibitive and that, in accordance with the independent James Review of Education Capital (April 2011), full assessment is no longer required under the County Council's Asset Management policy. It is also stated that the County Council’s approach to design is consistent with development plan objectives for sustainability.
6.57 Notwithstanding the absence of a full BREEAM assessment, I am satisfied that compliance with planning policy can be secured by recommended conditions.
Highway Safety, Traffic Impact and Parking
6.58 Concerns and objections relating to traffic impact and parking have been expressed by a large number of respondents to the application. The concerns expressed relate to a wide range of matters including congestion, traffic speed, safety and on-street parking, both existing and anticipated.
6.59 Adopted Core Strategy Policy KS11 provides that planning powers will be used to influence development so that it reduces the need to travel, provides improved access to key services and facilities and promotes alternative modes of travel. It is stated that development will be permitted where mitigation against the negative transport impacts which may arise from that development or cumulatively with other proposals is provided and that this shall be achieved through the implementation of measures identified within a submitted transport assessment or transport statement, including where appropriate:
(i) contributions to transport modelling work;
(ii) the provision of new and the improvement of existing public transport, pedestrian and cycle routes;
(iii) the provision of travel plans to promote sustainable travel patterns such as park and change, car sharing and car clubs; and
(iv) the implementation of works to the highway. Page 24 – Proposed Primary School, Land to East Marsh Lane, Christchurch
6.60 It is further stated that development should be in accessible locations that are well linked to existing communities by walking, cycling and public transport routes and must be designed, amongst other matters, to:
• provide safe, permeable layouts which provide access for all modes of transport, prioritising direct, attractive routes for walking, cycling and public transport;
• provide safe access onto the existing transport network; and
• allow safe movement of development related trips on the immediate network.
6.61 This approach is consistent with the NPPF, which sates that plans and decisions should ensure developments than generate significant movement are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised.
6.62 In relation to parking, the adopted Core Strategy seeks provision that is appropriate for the type and scale of development and its location, together with the provision of high quality cycle parking to encourage a modal shift away from the car. Adopted Core Strategy Policy KS12 provides that adequate vehicle and cycle parking facilities will be provided by the developer to serve the needs of the proposed development and that development proposals should make provision for parking in accordance with the Local Transport Plan parking guidance, including provision for parking for people with disabilities.
6.63 The planning application is supported by a Transportation Statement that considers the impact of the development on the surrounding highway network in accordance with the requirements of Policy KS11.
6.64 The proposed layout anticipates that it would be the policy of the school to prevent parents entering the school grounds to drop-off and/or pick-up their children by car. Parents dropping-off /picking-up their children by car would therefore need to park on the surrounding highway network.
6.65 The applicant notes that the general location of the proposed school should facilitate a significant number of walking and cycling trips, with the main routes for school pupils travelling on foot or cycling into Marsh Lane anticipated to be along Suffolk Avenue and Bronte Avenue. However, it is recognised that a significant number of pupils would be dropped-off /picked- up by car and it is projected that when the school reaches its design capacity of 420 pupils that it is likely that there will be approximately 180 extra vehicles around the school area during both drop-off and pick-up periods. Five day peak hour average two-way flows on Marsh Lane are currently reported as 102 A.M. (08:00-09:00) and 68 P.M. (15:00-16:00). It is again anticipated that Suffolk Avenue and Bronte Avenue would most likely be used by vehicles approaching Marsh Lane, with traffic wishing to exit the school area able to return to Fairmile Road using any of four junctions (Suffolk Avenue, Walcott Avenue, Flambard Avenue and Bronte Avenue).
6.66 The application indicates that a School Travel Plan would be operated to encourage more pupils (and parents) to walk and cycle. No outline plan has Page 25 – Proposed Primary School, Land to East Marsh Lane, Christchurch
been provided, but appropriate requirements for an interim and subsequent full School Travel Plan can be specified by condition.
6.67 Revisions made to the traffic management arrangements proposed in the application respond to representations received and a Stage 1 & 2 Safety Audit of the original scheme. Notwithstanding the many concerns expressed in the representations, the County Council’s Highway Liaison Officer is satisfied that the proposed traffic management arrangements are satisfactory. In reaching this conclusion it has been noted that localised congestion in the vicinity of school sites is not uncommon, but is typically experienced for only short periods at the beginning and end of the school day. It has been further stated that there is no technical evidence that the road network would not be able to accommodate the traffic generated by the proposed development and that traffic would be on the main road network of the Christchurch area anyway if the school is to be provided in the area in which it is needed and could be worse if the school were to be further away. It is further stated that the highway authority has looked at all the available evidence such as injury accidents and traffic speed surveys, to determine whether the perception of a dangerous road or speeding traffic can be proven and that the evidence does not support the concerns raised sufficiently for the highway authority to recommend refusal on either capacity or safety grounds.
6.68 Implementation of the proposed traffic management measures can be secured by means of planning condition since these are within the application site and/or on the public highway. As alternative arrangements have been proposed and there are clearly widely divergent views as to what might constitute the most appropriate combination of management measures, a condition is recommended requiring confirmation and implementation of a final detailed scheme through a Traffic Management Plan. The applicant has confirmed that such a plan would be prepared in consultation with local residents.
6.69 From the outset, the applicant has also indicated that, notwithstanding the various traffic measures detailed in the application, if speeds or traffic volumes change significantly on Suffolk Avenue, Bronte Avenue, Flambard Avenue or Walcott Avenue, subject to successful public consultation, further appropriate traffic calming measures will be introduced to address the issue. Monitoring and review of the effectiveness of the implemented management measures can form part of the Traffic Management Plan requirement.
6.70 With regard to parking provision, the reasoned justification to adopted Core Strategy Policy KS12 notes that the availability of car parking can have a significant effect on people's choice of transport and that past parking policy has sought to restrict levels of parking associated with new development in order to reduce the use of the car and promote more sustainable modes of transport. It is also noted that car parking can occupy a great deal of space and therefore impact upon the appearance of development and the efficient use of land. However, it is also noted that, given the rural nature of much of East Dorset and the limited availability of high frequency public transport, it is considered inappropriate to under-provide for parking and insufficient parking associated with new development can lead to inappropriate parking on streets, footways and verges creating highway safety problems and unsightly Page 26 – Proposed Primary School, Land to East Marsh Lane, Christchurch
environments. Flexibility is therefore required to reflect the availability of non- car alternatives which might impact on the requirement for parking spaces.
6.71 The adopted parking guidelines indicate a requirement for 1 car parking space per 2 full-time members of staff plus visitor and disabled provision and cycle parking subject to individual assessment.
6.72 The application indicates that the school would employ 30 full-time equivalent workers. This would be somewhat lower than the current average adult-to- pupil ratio for primary schools in England (1:1.1), which equates to 37.8 full- time equivalents. However, the proposed provision is well in excess of the adopted parking guideline and is considered adequate to serve the needs of a school in this location. Conditions are recommended securing the provision and maintenance of car, cycle and scooter parking.
6.73 Overall, I consider that the proposals satisfy the requirements of Policies KS11 and KS12.
Land Use Conflict, Health, Well-being and Amenity
6.74 Amongst other matters, paragraph 1.7 of the NPPF sates that planning should always seek to secure a good standard of amenity for all occupants of land. Saved Local Plan Policy ENV 3 provides that development proposals which create noise, discharges or emissions to the environment will not be permitted if the health, safety or amenities of the users or occupants of nearby land will be materially harmed or put at risk unless any potential pollution problems can be overcome by mitigation measures. A range of concerns have been expressed regarding the potential for land use conflict and impact on health, well-being and impact on amenity. The main concerns are discussed below.
Traffic and Congestion
6.75 A range of concerns have been expressed regarding the amenity (as distinct from the capacity and safety) implications of increased traffic and activity within Marsh Lane and the adjoining streets.
6.76 Whilst it must be acknowledged that additional traffic and activity will have some impact on the amenities currently enjoyed by those living in the vicinity of the school site and that inconsiderate parking and driver behaviour may well become a source of irritation, paragraph 32 of the NPPF provides that development should only be refused on transport grounds where residual cumulative impacts are severe. Taking account of the character of the affected roads, the predicted increase in movements, the proposed traffic management measures and the commitment to implement a School Travel Plan, it is my opinion that the residual amenity impact of the school development will not be severe and that any harm to amenity is outweighed by the public benefits associated with the proposed development.
Electromagnetic Fields
6.77 Concern has been expressed over the proximity of the school building to the overhead power lines to the east of the water filtration tank and the potential for health impacts associated with electromagnetic fields. Page 27 – Proposed Primary School, Land to East Marsh Lane, Christchurch
6.78 The line is understood to be a 132kv double circuit overhead line and would be a minimum distance of at least 90 metres from the proposed school building.
6.79 The government has published guidelines on public exposure to electro and magnetic fields (EMFs) that are based on the International Commission on Non Ionizing Radiation Protection guidelines. The application includes correspondence with National Grid’s EMF Advisor, which refers to the guidelines. It is noted that electricity companies are required to design their overhead power lines and underground cables so that they are compliant with relevant guidelines, even directly underneath a line where the fields are highest. It is further noted that EMFs fall with distance so that at a distance of approximately 30-40 metres from the subject line, EMFs will fall to the background level for the area i.e. the level that would be there as a result of EMFs arising from other distribution cables and sources e.g. household wiring and equipment, etc. Accordingly, at 90 metres from the overhead line, the school building is outside the area where magnetic fields associated with the overhead line would be found above background levels.
6.80 Having regard to the information available, I am satisfied that the presence of the overhead line does not represent a significant health risk to the proposed school.
Midge Nuisance
6.81 The potential for nuisance from midges and biting insects has been raised by a number of respondents.
6.82 The application recognises that at certain times of the day, in certain times of the year, there can be numbers of midges in the air in and around the site area, although it is stressed that this potential relates to the chironomid non- biting midge, not the Scottish Highland biting midge.
6.83 The midge issue is reported to be connected to a particular water treatment process in Bournemouth Water’s filtration tanks to the east of the site i.e. the use of slow sand filter beds in which:
“… chironomid larvae can build up huge populations in the absence of competitors and predators and when they emerge as adults can cause nuisance to local residents …”
6.84 Having consulted with both Bournemouth Water and the Freshwater Biological Association, the applicant does not anticipate midge nuisance being a significant problem at the school. It is noted that over the past fifteen years, improvements in water handling techniques and an associated reduction in the numbers of midges has seen the problem of midge emergence reduce. Advice has also been received on how best to address the potential nuisance by adapting, improving and managing local habitats to encourage increases in populations of midge-eating bats, birds and reptiles. Various measures are identified that could be deployed including nesting boxes, tree and shrub planting, and the improvement of ‘natural’ water bodies for reptiles. Page 28 – Proposed Primary School, Land to East Marsh Lane, Christchurch
6.85 The potential for increased midge nuisance was considered in relation to Bournemouth Water’s planning application for reed beds on the land to the south of the application site. Information submitted in support of that application suggests that the development of the reed beds would be unlikely to lead to nuisance swarms of insects and that the development may assist in controlling the midge population as it will increase habitat diversity in the area, with the potential for an increase in predator biodiversity. A condition requiring post-development monitoring and the implementation of remediation measures (if necessary) was imposed on the planning permission. Further commentary from the author of the expert report submitted in support of Bournemouth Water’s application has been submitted in support of the proposed school.
6.86 The application site is currently owned by Bournemouth Water who will have a responsibility for ensuring that best practicable means are employed to avoid and (if necessary) address midge nuisance. A working relationship has already been established between the County Council and Bournemouth Water with input from the Freshwater Biological Association and there is confidence that the potential for insect nuisance can be satisfactorily managed. Having regard to the expert views expressed and in the absence of any substantive evidence to the contrary, I am satisfied that any issues with biting insects and/or midges can be managed satisfactorily and need not be given significant weight in the determination of this planning application. Should nuisance arise, mitigation measures could be implemented by both the operator of the water treatment works and/or adjoining land owners. In these circumstances, I do not consider that a refusal of planning permission on the grounds of potential for insect nuisance could be sustained and that no conditions pertaining to this issue are necessary.
Noise
6.87 Concern has been expressed about the potential for use of the school and its facilities to give rise to noise disturbance.
6.88 Paragraph 123 of NPPF notes that planning decisions should aim to avoid noise from giving rise to significant adverse impacts on health and quality of life a as result of new development and should aim to mitigate and reduce to a minimum other impacts on health and quality of life arising from noise from new development, including through the use of conditions, although it is acknowledged that development will often create some noise.
6.89 Given the separation distances between the proposed school building, existing properties and public areas, I do not consider that noise associated with the use of the school building and its associated plant and services is likely to have a material impact on either residential or recreational amenity. However, noise from the use of the proposed external areas including the games court, playing fields and soft play areas will be audible in the surrounding area. People’s reaction to such noise varies and there are cases where school play and games related noise has been held to be a statutory nuisance. With only a single site access, activity associated with the use of the school access will also give rise to some disturbance to those living nearby. Page 29 – Proposed Primary School, Land to East Marsh Lane, Christchurch
6.90 The applicant has provided details of background noise levels and an assessment of potential playground noise levels noise that might be experienced at the nearest residential façade with account taken of the intervening separation distance (approximately 20 metres). Taking account of guidance issued by the World Health Organisation, the applicant’s acoustic consultant considers the likely level of noise impact to be acceptable. Comments from the Borough Council’s Environmental Health Officer are awaited and will be reported at Committee, but it is understood that he is satisfied with the submitted assessment. On the basis of the information available, and having regard to the relevant separation distance and the nature of the intervening areas which do offer potential for the implementation of noise attenuation measures (e.g. acoustic fencing, additional mounding and/or planting, etc) should they prove to be necessary, I do not anticipate that noise disturbance will prove to be a significant problem and I am satisfied that residential amenity can be satisfactorily protected.
6.91 It is not unusual for school playing facilities to be located adjacent to residential development and it is rare that the use of such facilities gives rise to significant adverse impacts on health or quality of life. In the absence of any proposed floodlighting, late evening and/or night-time use of the sports pitches and games court is unlikely. Should justifiable complaint arise, I believe that any unacceptable disturbance could be reduced to an acceptable level by relatively simple on site attenuation and/or management measures. A condition is recommended that would secure the submission of noise monitoring data and (if necessary) the implementation of appropriate remedial measures should justifiable noise complaints be received.
Loss of Privacy
6.92 The route of the former railway line will act as a buffer between the school site and the nearest residential properties, with existing and proposed vegetation providing further protection to the amenities of the neighbouring occupiers.
6.93 The properties either side of the site entrance (Nos. 5 and 7 Marsh Lane) each have side facing windows that will look towards the access road and rear garden areas that could be overlooked from the access road. It is understood that the proposed means of enclosure alongside these properties (2 metre high walling) has been requested by the owner of the properties although an objection to the proposed arrangement has been received.
6.94 Whilst the proposed walling would certainly protect privacy, I am concerned that the suggested arrangement would materially detract from the outlook and amenity of the existing properties to an unnecessary and potentially unacceptable degree. Lower enclosures could provide an adequate degree of privacy with lesser impact on outlook and natural lighting. A condition requiring the setting out and agreement of these boundaries is therefore proposed, so that an appropriate and acceptable balance between privacy, outlook and lighting may be achieved.
Non-School Use of Facilities
6.95 Concern has been raised in representations regarding non-school and out-of- hours use the school facilities with the suggestion made that such use should be prohibited by means of planning condition. Page 30 – Proposed Primary School, Land to East Marsh Lane, Christchurch
6.96 As part of the Extended Schools Agenda, Dorset County Council generally supports wider community use of school facilities. Such use is also supported by development plan policy, notably adopted Core Strategy Policy LN7 which provides that new community facilities should be concentrated in settlements (including Christchurch) where access can be by public transport, bike and on foot. The policy further states that the Council will work with partners and service providers to ensure the timely provision of high quality, convenient, local and accessible facilities and services for community and cultural use such as education, health, libraries, facilities for older people / children and young people and community buildings, with priority to be given to any proposals to allow the multi-use of existing facilities, followed by the expansion of existing, well located facilities to allow for the co-location of facilities and services. New facilities will be required to serve the needs of the population and new development when the alternatives above are not feasible.
6.97 The new school would be a valuable education and community resource. It is not considered that the preclusion of ancillary use of school facilities would be either appropriate or in accordance with the development plan.
Public Safety
6.98 Public safety concerns have been expressed in relation to the emergency planning implications of the site only having a single point of pedestrian and vehicular access and the site’s location relative to Bournemouth Airport.
6.99 Public safety can be an important planning consideration, but is also subject to control under a number of other regulatory frameworks. Planning authorities should therefore focus on whether the development itself is an acceptable use of land, and the impact of the use, rather than detailed matters subject to approval under other control regimes.
6.100 Prior to construction commencing and/or the development being brought into use, the school would need to achieve Building Regulations Approval and secure compliance with various Health and Safety requirements including fire safety certification. These regimes would address a number of detailed matters, including means of escape, access and facilities for the fire and rescue service. It is understood that discussions with the emergency services have already commenced and that in any emergency situation in which the school access road was unusable, access to and exit from the school site would be available via adjoining third party land. This would most likely be under the supervision of the emergency services. A condition is recommended reserving full details of the site enclosure treatments for subsequent approval such that should any additional emergency access and/or egress points be deemed necessary, these could be considered under the condition discharge procedure.
6.101 With regard to Bournemouth Airport, the site is approximately 4.5 km from the airport in a location where consultation under the aerodrome safeguarding procedures is required for development in excess of 45 metres in height or likely to attract a large number of birds. The proposed development does not trigger that requirement. Page 31 – Proposed Primary School, Land to East Marsh Lane, Christchurch
6.102 Accordingly, I am satisfied that the proposals do not prejudice public safety, nor place users of the proposed development at undue risk.
Harm, Very Special Circumstances and the Planning Balance
6.103 Paragraphs 87 and 88 of the NPPF provide:
“As with previous Green Belt policy, inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.
When considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness and any other harm is clearly outweighed by other considerations.”
6.104 It is therefore necessary to consider whether the potential harm to the Green Belt by reason of inappropriateness and any other harm is clearly outweighed by other considerations.
Harm to the Green Belt
6.105 As inappropriate development, by definition, the proposed development would be harmful to the Green Belt. I consider that the harm by reason of inappropriateness would be substantial.
6.106 The adopted Core Strategy identifies the most important purposes of the Green Belt in the plan area as protecting the separate physical identity of individual settlements by maintaining wedges and corridors of open land between them and maintaining an area of open land around the conurbation. It is clear that the development would result in a substantial loss of openness and significant encroachment into the open countryside separating the urban settlements of Fairmile and Burton. The proposal therefore runs directly counter to the purpose of the Green Belt designation. However, Fairmile and Burton would remain clearly separate and their individual identities would be maintained. The encroachment into the countryside would also not extend beyond the significant urbanising elements (i.e. the Knapp Mill Water Treatment Works and adjacent overhead power line) already present in this part of the river corridor. Nevertheless, the harm by reason of loss of openness and encroachment into the countryside would also be substantial.
6.107 The landscape character of the site would be changed permanently to the detriment of the open, rural character of the site’s landscape setting. The adverse impact would however be localised with no more than minor harm to the landscape character and visual amenity of the river corridor.
6.108 Harm to the recreational amenity of the Green Belt would be slight, but the development would be noticeable from the Avon Valley Path with some increased noise and activity resulting in a modest reduction in tranquillity. Page 32 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Other Harm
6.109 Whilst development related traffic impacts have been assessed to be acceptable in relation to network operation, safety and amenity, increased movement and congestion is likely to give rise to some irritation and inconvenience. This may well be compounded by any inconsiderate driving and parking. The scale of such harm is assessed to be minor.
6.110 With the recommended conditions, the development is unlikely to result in significant harm to the natural or historic environment. No adverse effect is likely on the European sites and the onsite biodiversity impact would be mitigated, although some loss of existing habitat would occur. Such harm is considered to be slight/negligible. There is also some potential for harm to surviving archaeological resource, but with the required archaeological evaluation and recording, the potential has again been mitigated and any harm is likely to be slight/minor at worst.
6.111 Impact on amenity would be regulated to acceptable levels, but again with some minor harm associated with the physical presence of development and increased noise and activity. No significant impacts on health and well-being are expected.
6.112 Offsite flood risk would not be increased and the functioning of local drainage systems would not be prejudiced. The school would incorporate carbon emission reduction technologies and water and energy efficiency measures providing a sustainable form of development consistent with development plan requirements. Any adverse impact on local sustainability objectives would be no more than slight.
Other Considerations
6.113 A number of ‘very special circumstances’ are identified in the applicant’s supporting Planning Statement, including:
(i) Fairmile has a real and pressing need for primary school places.
(ii) There is no other site of appropriate size in the area.
(iii) The NPPF attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities.
(iv) The proposal is located towards the centre of the catchment area, and is within walking distances of the majority of properties (and therefore the families) it will serve.
(v) The development would be sympathetic to its setting.
(vi) The opportunity it would provide to educate children (and by association their parents) in the value and responsibility of such a setting.
6.114 Uppermost of the special circumstances identified by the applicant is the need for additional primary education provision in West Christchurch. Paragraph Page 33 – Proposed Primary School, Land to East Marsh Lane, Christchurch
72 of the NPPF states that the Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities and that local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that widens choice in education. It is also stated that local planning authorities should:
(i) give great weight to the need to create, expand or alter schools; and
(ii) work with school promoters to identify and resolve and key planning issues before applications are submitted.
6.115 The proposed school would make a very significant contribution to addressing both existing and predicted educational need in West Christchurch and great importance should be accorded to this contribution. Also weighing significantly in favour of the grant of planning permission is the lack of any suitable and available alternative sites capable of accommodating the development need and the absence of other practicable and viable options.
6.116 The education need is both pressing and substantial. The development proposal would meet the need within the area generating the need, reducing the need to travel and promoting the use of the sustainable modes of transport in line with the principles of sustainable development.
The Planning Balance
6.117 Inappropriate development in the Green Belt should not be approved except in very special circumstances. Very special circumstances will not exist unless the potential harm to the Green Belt by reason of inappropriateness and any other harm is clearly outweighed by other considerations. Substantial weight is to be given to any harm to the Green Belt.
6.118 In considering the circumstances put forward by the applicant, regard should be paid to the impact of the development as a whole such that account can be taken of the harm that flows from it being inappropriate and any other harm.
6.119 The proposed development would result in substantial harm to Green Belt on account of it being inappropriate development involving a substantial loss of openness and significant encroachment into the open countryside separating the settlements of Fairmile and Burton, with some further, albeit less pronounced, harm to the landscape character and to the visual and recreational amenity of the river corridor. The proposed development would also result is some loss of habitat, minor harm to local amenity and potential harm to archaeological resources.
6.120 However, national planning policy emphasises the importance of ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities and indicates that great weight should be given to the need to create, expand or alter schools. I am satisfied that the need for additional primary provision in West Christchurch is pressing and that there are no other sites that are both suitable and available within the local area that would better meet the identified development need. There is also a lack of other practicable and viable options. Page 34 – Proposed Primary School, Land to East Marsh Lane, Christchurch
6.121 Accordingly, whilst substantial weight must be given to the harm to the Green Belt by reason of inappropriateness, it is my assessment that such harm, together with all other harm, is clearly outweighed by the substantial contribution that a new school would make to ensuring that a sufficient choice of school places is available to meet community needs. No other practicable and viable alternatives have been identified to meet the identified need within the area generating the need and hence I consider that very special circumstances do exist that justify the granting of planning permission for inappropriate development in the Green Belt.
Conclusion
6.122 The purpose of the planning system is to help achieve sustainable development. This involves a balancing of environmental, economic and social considerations to achieve positive improvements in the quality of the built environment, natural and historic environment, as well as in people’s quality of life.
6.123 Applications for planning permissions must be determined in accordance with the development plan unless material considerations indicate otherwise.
6.124 Adopted Core Strategy Policy KS3 provides that development will be contained by the South East Dorset Green Belt.
6.125 The application proposal is for inappropriate development in the Green Belt contrary to Policy KS3 and is therefore contrary to the development plan.
6.126 The application has attracted a large number of representations, both in support and opposition. Many of the representations received raise concern over the potential for impact on the nearby European sites, object to the loss of, and impact on, the Green Belt; and suggest that options for meeting the development need in another way should be explored further. A substantial level of concern has also been expressed about traffic and travel issues.
6.127 In determining an application for planning permission, local planning authorities are required to take into account any representations made.
6.128 On the basis of the information before me, I consider that the proposed development would result in substantial harm to the Green Belt on account of it being inappropriate development involving a substantial loss of openness and significant encroachment in the open countryside separating Fairmile and Burton with some further, albeit less pronounced, harm to the landscape character and the visual and recreational amenity of the river corridor. The proposed development would also result is some additional, albeit minor harm to local amenity and could result in some harm to the natural and historic environment.
6.129 However, having regard to the development plan, all representations received and subject to the imposition of the recommended conditions, I am satisfied that the proposed development will not have an unacceptable impact on biodiversity, ecological resources, heritage assets, health or well-being and that the proposal is acceptable from a sustainability, design, flood risk, drainage and amenity perspective. I am similarly satisfied that, when considered in conjunction with the proposed package of traffic management Page 35 – Proposed Primary School, Land to East Marsh Lane, Christchurch
measures and the implementation of a School Travel Plan, the proposed access and parking arrangements are adequate and acceptable.
6.130 Having regard to all others matters raised, which do not outweigh the conclusions on the main issues reported above, my overall conclusion is that the scale and nature of the identified educational need; the importance of ensuring that a sufficient choice of school places is available; the great weight to be given to the need to create, expand or alter schools; and the lack of practicable and sustainable alternatives together amount to very special circumstances that clearly outweigh harm to the Green Belt by reason of inappropriateness and any other harm. The granting of planning permission as a departure from the development plan is therefore justified.
7. Human Rights Implications
7.1 The provisions of the Human Rights Act and principles contained in the Convention of Human Rights have been taken into account in reaching the recommendation contained in this report. The articles/protocols of particular relevance are:
(i) Article 8 - Right to respect for private and family life; and
(ii) The First Protocol, Article 1 - Protection of Property.
7.2 Having considered the impact of the development, as set out in the assessment above as well as the rights of the applicant and the general interest, the opinion is that any effect on human rights does not outweigh the granting of the permission in accordance with adopted and prescribed planning principles.
8. Recommendation
8.1 Subject to the application being referred for consultation with the Secretary of State for Communities and Local Government in accordance with the requirements of the Town and Country Planning (Consultation) (England) Direction 2009, planning permission be granted subject to the conditions set out in paragraph 8.2 below.
8.2 SCHEDULE OF CONDITIONS
Time Limit – Commencement of Development 1. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission.
Reason In accordance with section 91 of the Town and Country Planning Act 1990 (as amended).
Development in Accordance with Approved Plans 2. Unless otherwise required by the conditions of this permission or any scheme, plan, working programme or other details submitted to and approved in writing by the local planning authority, the development Page 36 – Proposed Primary School, Land to East Marsh Lane, Christchurch
hereby permitted shall be carried out in strict accordance with the following approved plans: i. Drawing No. L103 Revision P1 dated October 2015 and titled Landscape Master Plan; ii. Drawing No. L104 Revision P1 dated Oct 2015 and titled Site Sections; iii. Drawing No. A300 Revision P8 dated April 2014 and titled Proposed Ground Floor Plan 2FE Baseline School; iv. Drawing No. A301 Revision P5 dated Dec 2014 and titled Proposed High Level Plan; iv. Drawing No. A302 Revision P6 dated Dec 2014 and titled Proposed Roof Plan; v. Drawing No. A303 Revision P5 dated April 2014 and titled Proposed Elevations; Hall and KS2 Wing; and vi. Drawing No. A304 Revision P5 dated April 2014 and titled Proposed Elevations; KS1 Wing.
Reason In the interests of the character and appearance of the area having regard to Policy HE2 of the adopted Christchurch and East Dorset Local Plan.
Traffic Management Measures 3. Notwithstanding the details shown on the revised traffic management drawings submitted as part of the application comprising: i. Drawing Number HI1084/04/01/C dated 19 January 2016 and titled Location Plan of Proposed Traffic Management Features (Sheet 1 of 6); ii. Drawing Number HI1084/04/02/A dated 15 January 2016 and titled Location Plan of Proposed Traffic Management Features (Sheet 2 of 6); iii. Drawing Number HI1084/04/03/B dated 19 January 2016 and titled Traffic Calming Layout: Marsh Lane, Outside School Entrance (Sheet 3 of 6); iv. Drawing Number HI1084/04/04/A dated 15 January 2016 and titled Traffic Calming Layout: Marsh La. Between Walcott Ave. and Flambard Ave. (Sheet 4 of 6); v. Drawing Number HI1084/04/05/A dated 15 January 2016 and titled Traffic Calming Layout: Marsh La. Between Flambard Ave. and Bronte Ave. (Sheet 5 of 6); and vi. Drawing Number HI1084/04/06/A dated 15 January 2016 titled Alternative Footway Build-Out Arrangement: Marsh Lane, Outside School Entrance (Sheet 6 of 6), all of which are broadly acceptable, full details of all traffic management measures to be implemented prior to the first occupation of the school hereby permitted shall first be set out in a Traffic Management Plan that shall be submitted to and approved in writing by the local planning authority prior to the commencement of any building operations hereby permitted. The Traffic Management Plan shall also set out arrangements for the monitoring and review of the effectiveness of the implemented traffic control measures. Unless otherwise agreed in writing by the local planning authority, the Traffic Page 37 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Management Plan shall be implemented in accordance with the approved details.
Reason In the interests of highway safety and amenity having regard to Policies KS11 and KS12 of the adopted Christchurch and East Dorset Local Plan.
Biodiversity Mitigation Plan 4. No development hereby permitted shall be commenced until a Biodiversity Mitigation Plan has been submitted to and approved in writing by the local planning authority. The Biodiversity Mitigation Plan shall detail: (i) measures to be implemented to mitigate for the loss to the development of dry pasture used for the winter grazing of cattle, such measures to include a means of securing the provision of at least an equal area of alternative dry pasture/winter grazing land that shall be made available for the purpose specified; (ii) measures to be implemented to enable the Habitat Mitigation area indicated on approved Drawing L103 Revision P1 to the north of the proposed car park to be used as emergency back- up grazing land in exceptional circumstances; and (iii) a program for the implementation of the Plan prior to the first occupation of the school hereby permitted. Unless otherwise agreed in writing by the local planning authority, the Biodiversity Mitigation Plan shall be implemented in accordance with the approved details.
Reason To mitigate the potential effects from the loss of backup grazing land on the habitats of the River Avon Special Area of Conservation and the Avon Valley Special Protection Area having regard to Policies ME1 of the adopted Christchurch and East Dorset Local Plan.
Maintenance of Access to Agricultural Land 5. No development hereby permitted shall be commenced until a scheme for the maintenance of access to the agricultural land adjacent to the application site has been submitted to and approved in writing by the local planning authority. Unless otherwise agreed in writing by the local planning authority, the approved scheme for the maintenance of access to the agricultural land adjoining the application site shall be maintained for the duration that the school hereby approved remains operational.
Reason To ensure continued access to the adjacent agricultural land and facilitate the continued grazing of the Avon Valley Special Protection Area in accordance with the application proposal having regard to Policy ME1 of the adopted Christchurch and East Dorset Local Plan.
Archaeological Evaluation 6. No development hereby permitted shall be commenced until the applicant has secured the implementation of a programme of Page 38 – Proposed Primary School, Land to East Marsh Lane, Christchurch
archaeological work in accordance with a written scheme of investigation which has first been submitted to and approved in writing by the local planning authority. The scheme shall cover archaeological fieldwork together with post-excavation analysis and publication of the results and shall be carried out in accordance with the approved details.
Reason In the interests of the archaeology of the area having regard to Policy HE1 of the adopted Christchurch and East Dorset Local Plan.
Reptile Capture and Relocation 7. No development hereby permitted shall be commenced until a scheme for a program of reptile capture and relocation to a suitable receptor site by a suitably experienced ecologist has been submitted to and approved in writing by the local planning authority. Unless otherwise agreed in writing by the local planning authority, the scheme and program shall be carried out in accordance with the approved scheme prior to the commencement of any building or engineering operations.
Reason In the interest of the conservation of species (slow worms and grass snakes) identified on site that are protected by the Wildlife & Countryside Act 1981 (as amended) and having regard to Policy ME1 of the adopted Christchurch and East Dorset Local Plan.
Translocation of Acid Grassland 8. No development hereby permitted shall be commenced until a method statement for the translocation of acid grassland within the site in accordance with the details set out in the application has been submitted to and approved in writing by the local planning authority. Unless otherwise agreed in writing by the local planning authority, the acid grassland translocation shall be carried out in accordance with the approved method statement.
Reason To ensure that a habitat identified as a priority habitat in section 41 of the Natural Environment and Rural Communities Act (2006) can be retained on site and managed for its important plant community having regard to Policy ME1 of the adopted Christchurch and East Dorset Local Plan.
Construction Environment Management Plan 9. No engineering or building operations hereby permitted shall commence until a Construction Environment Management Plan relating to those operations has been submitted to and approved in writing by the local planning authority. The Plan shall: (i) describe the method of construction, including details of all site excavation and foundation works; (ii) detail arrangements to be implemented for contractors (compounds, storage, parking, turning, surfacing, drainage and wheel wash facilities, etc); (iii) include a risk assessment relating to groundwater and surface water resources that may be affected by the operations; Page 39 – Proposed Primary School, Land to East Marsh Lane, Christchurch
(iv) detail pollution prevention measures to be implemented including proposed arrangements to be implemented for controlling and discharging water during construction and to avoid pollution of surface water and groundwater; (v) detail landscape protection measures to be implemented during the construction period including measures for the safeguarding of all existing trees, shrubs and other natural features not scheduled for removal in accordance with British Standard 5837: 2005 ‘Trees in relation to construction ’. (vi) detail measures to be implemented for the suppression of noise and dust; (vii) include a Site Waste Management Plan; and (viii) provide a programme of planned works. Unless otherwise agreed by the local planning authority, all engineering and building operations shall be undertaken in accordance with the approved Construction Environment Management Plan.
Reason To ensure that satisfactory measures are implemented to regulate the impact of construction works on amenity and the environment and to ensure that the nearby Special Protection Area, Special Area of Conservation and RAMSAR site (the Avon Valley and River Avon) and other designated sites will remain unaffected by from any potentially damaging operations including the discharge of materials, liquids, fuel, dust or other residues or deleterious materials likely to affect, destroy and disturb the designated features having regard to Policies ME1 and ME3 of the adopted Christchurch and East Dorset Local Plan.
Construction Traffic Management Plan 10. No engineering or building operations hereby permitted shall commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the local planning authority. The Plan shall: (i) provide a scheme for access and egress by construction traffic and operatives; (ii) detail arrangements to be implemented for the management of construction related traffic (vehicular routes; delivery hours; number, size, type and frequency of movements); (iii) provide details of a scheme of signage to be implemented for directing heavy vehicles to and from the site with advice and warning signs at appropriate points; and (iii) specify arrangements for the inspection of the highways serving the site jointly between the developer (or his contractor) and representatives of the highway authority prior to work commencing and at regular, agreed intervals during the construction phase so that any damage to the edges of the carriageway and verges can be identified and suitable remedial works, to be paid for by the developer, agreed. Unless otherwise agreed in writing by the local planning authority, the development shall be carried out in accordance with the approved Construction Traffic Management Plan. Page 40 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Reason In the interests of highway safety and amenity having regard to Policy KS11 of the adopted Christchurch and East Dorset Local Plan.
Landscaping Protection 11. No engineering or building operations hereby permitted shall commence until the local planning authority has provided written confirmation that adequate measures are in place to provide for the protection of all existing trees, shrubs and other natural landscape features not scheduled for removal in accordance with the approved Construction Management Environment Plan. All protection fencing shall be maintained during the course of the construction works. No unauthorised access or placement of goods, fuels or chemicals, soil other materials shall take place inside the fenced areas.
Reason In the interest of the character and appearance of the area having regard to Policies ME1 and HE3 of the adopted Christchurch and East Dorset Local Plan and saved Policy ENV 21 of the Borough of Christchurch Local Plan.
Site Access Construction 12. Prior to the commencement of any building operations hereby permitted, the first 5.00 metres of the proposed access way measured from the nearside edge of the carriageway in Marsh Lane shall be laid out and constructed to a specification that shall first have been submitted to and approved in writing by the local planning authority.
Reason In the interests of highway safety and amenity having regard to Policy KS11 of the adopted Christchurch and East Dorset Local Plan.
Landscape and Ecology Management Plan 13. Prior to the commencement of any building operations hereby permitted a Landscape and Ecology Management Plan for the school site shall be submitted to and approved in writing by the local planning authority. The Management Plan shall set out proposals for: (i) the implementation of the ecological mitigation plan (illustrated on application Drawing L108 Revision P1) and the recommendations set out in the Ecological Report submitted in support of the application; and (ii) post-completion monitoring of habitats and species present on the site for a suitable period of time after completion of the development to indicate any changes in habitat quality or species numbers, and arrangements for the implementation of any corrective measures deemed necessary to halt or reverse any decline. The management of the site shall be carried out in accordance with the approved Landscape and Ecology Management Plan.
Reason To protect and enhance the natural environment and ecological interests of the site having regard to Policies ME1 and HE3 of the adopted Christchurch and East Dorset Local Plan and saved Policy ENV 21 of the Borough of Christchurch Local Plan. Page 41 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Surface Water Management Scheme 14. Prior to the commencement of any building operations hereby permitted a detailed surface water management scheme for the site, based upon the hydrological and hydrogeological context of the development including detailed proposals based on sustainable drainage principles and supporting calculations has been submitted to and approved in writing by the local planning authority. Prior to the first use of the development the surface water management scheme shall be implemented in accordance with the approved details.
Reason To prevent increased risk of flooding, improve and protect water quality, and improve habitat and amenity having regard to Policies ME1, ME3 and ME6 of the adopted Christchurch and East Dorset Local Plan and saved Policy ENV 5 of the Borough of Christchurch Local Plan.
Water Efficiency 15. Prior to the commencement of any building operations hereby permitted a scheme for installation of water efficient systems and fittings (e.g. dual-flush toilets, water butts, water saving taps, etc) shall be submitted to and approved in writing by the local planning authority. The submitted scheme shall include detailed information (capabilities, consumption rates etc.) on proposed water saving measures. The approved scheme shall be implemented in accordance with the approved details.
Reason In the interests of sustainable development and the prudent use of natural resources having regard to Policy ME3 of the adopted Christchurch and East Dorset Local Plan.
Renewable Energy Generation 16. Prior to the commencement of any building operations hereby permitted a scheme for the onsite generation of renewable, low carbon energy sufficient to supply at least 10% of the total unregulated energy (as defined in the adopted Christchurch Local Plan) likely to be used in the operational phase of the development shall be submitted to and approved in writing by the local planning authority. The approved scheme shall be implemented in accordance with the approved details.
Reason In the interests of sustainable development and the prudent use of natural resources having regard to Policies ME3, ME4 and ME5 of the adopted Christchurch and East Dorset Local Plan.
Details of Materials 17. Prior to the commencement of any building operations hereby permitted samples/details of the external materials to be used shall be submitted to and approved in writing by the local planning authority. The works shall be carried out in accordance with the approved samples/details. Page 42 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Reason In the interests of the character and appearance of the area having regard to Policy HE2 of the Christchurch and East Dorset Local Plan.
Surface Water Maintenance and Management 18. Prior to the first occupation of the school hereby permitted details of the maintenance and management arrangements for the surface water sustainable drainage scheme shall be submitted to and approved in writing by the local planning authority. Unless otherwise agreed in writing by the local planning authority, the scheme shall be implemented and thereafter managed and maintained in accordance with the approved details. The submitted details should include a plan for the lifetime of the development hereby permitted and details of any arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the surface water drainage scheme throughout its lifetime.
Reason To ensure the future maintenance of the surface water drainage system and to prevent increased risk of flooding having regard to Policy ME6 of the adopted Christchurch and East Dorset Local Plan.
Means of Enclosure 19. Notwithstanding the details shown on the application plans and drawings, prior to the first occupation of the school hereby permitted, full details of the enclosure treatment of all site boundaries shall be submitted to and approved in writing by the local planning authority. Unless otherwise agreed in writing by the local planning authority, the enclosures shall be provided in accordance with the approved details. The base level of the walling proposed on either side of the site entrance shall be established on site and the total height of the walling above that level shall be agreed with the local planning authority.
Reason In the interests of the character and appearance of the area and residential amenity having regard to Policies HE2 and HE3 of the adopted Christchurch and East Dorset Local Plan and saved Policy ENV 21 of the Borough of Christchurch Local Plan.
Lighting 20. Prior to the first occupation of the school hereby permitted details of any external lighting shall be submitted to and approved in writing by the local planning authority. The lighting shall be installed and operated in accordance with the approved details.
Reason In the interests of the character and appearance of the area, biodiversity and ecological resources, and residential amenity having regard to Policies HE2 , HE3 and ME1 of the adopted Christchurch and East Dorset Local Plan and saved Policy ENV 21 of the Borough of Christchurch Local Plan. Page 43 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Access and Vehicular Parking 21. The development hereby permitted shall not be occupied or brought into use until the access, parking and turning arrangements indicated on approved Drawing No. L103 Revision P1 have been constructed. Thereafter, the access, parking and turning area shall be maintained, kept free from obstruction and kept available for the purposes specified.
Reason In the interests of highway safety and local amenity having regard to Policies KS11 and KS12 of the adopted Christchurch and East Dorset Local Plan.
Cycle and Scooter Parking 22. The development hereby permitted shall not be occupied or brought into use until cycle and scooter parking stands have been provided in accordance with a scheme that shall be first submitted to and approved in writing by the local planning authority. Thereafter, the cycle parking stands shall be maintained, kept free from obstruction and kept available for the purpose specified.
Reason To secure the implementation of practical measures for achieving sustainable transport objectives and to limit the impact of the proposed development upon the surrounding highway network and local amenity by reducing reliance on private car journeys to and from the site having regard to Policies KS11 and KS12 of the Christchurch and East Dorset Local Plan and in accordance with paragraph 32 or of the National Planning Policy Framework, March 2012.
Noise Monitoring and Mitigation 23. Within 28 days of a reasoned request from the local planning authority to the operator of the school hereby permitted following a justifiable noise complaint, the school operator shall arrange for noise monitoring to be undertaken in accordance with details that shall be submitted top and agreed in writing with the local planning authority and the results shall be reported to the local planning authority. If significant noise disturbance is identified as a result of the use of school site, measures shall be proposed to reduce and/or mitigate noise levels at any nearby sensitive receptors.
Reason To protect the amenities of local residents having regard to saved Policy ENV 3 of the Christchurch Borough Local Plan.
Interim School Travel Plan 24. The development hereby permitted shall not be occupied or brought into use until an Interim School Travel Plan has been submitted to and approved in writing by the local planning authority. The Interim School Travel Plan shall detail measures to be implemented to encourage the use of sustainable modes of travel (walking, cycling and public transport) and shall include proposals to reduce the impact of traffic during school drop-off and pick-up times pending approval of a full School Travel Plan prepared in accordance with Condition 25 below. Page 44 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Unless otherwise approved in writing by the local planning authority, the Interim School Travel Plan shall be implemented in accordance with the approved details until such time as the full School Travel Plan is approved.
Reason To secure the implementation of practical measures for achieving sustainable transport objectives and to limit the impact of the proposed development upon the surrounding highway network and local amenity by reducing reliance on private car journeys to and from the site having regard to Policies KS11 and KS12 of the Christchurch and East Dorset Local Plan and in accordance with paragraph 32 or of the National Planning Policy Framework, March 2012.
Full School Travel Plan 25. Within 18 months of first occupation of the school hereby permitted, a full School Travel Plan shall be submitted to the local planning authority for approval. The full Plan shall include: (i) travel to school data for pupils and staff in accordance with Dorset County Council’s School Travel Health Check; (ii) details of any consultation undertaken in the preparation of the Plan; (iii) a statement of travel issues and problems and strategies to address them; (iii) clearly defined travel targets; (iv) detailed measures to be implemented to encourage the use of sustainable modes of travel (walking, cycling and public transport) to and from the school, reduce reliance on motorised modes of transport, promote a healthy lifestyle for the school community, encourage road safety awareness and reduce the school travel carbon footprint; (v) detailed measures to be implemented to reduce the impact of traffic during school drop-off and pick-up times; and (vi) arrangements for the monitoring and periodic review of the Plan. Unless otherwise approved in writing by the local planning authority, the Operational School Travel Plan shall be implemented in accordance with the approved details for a period of at least 10 years beginning with the date of approval of the Plan.
Reason To secure the implementation of practical measures for achieving sustainable transport objectives and to limit the impact of the proposed development upon the surrounding highway network and local amenity by reducing reliance on private car journeys to and from the site having regard to Policies KS11 and KS12 of the Christchurch and East Dorset Local Plan and in accordance with paragraph 32 or of the National Planning Policy Framework, March 2012.
Landscape Implementation 26. Soft landscaping of the site shall be carried out in accordance with the details contained within approved Drawing No. L103 Revision P1 dated October 2015. The approved landscaping shall be carried out during the first available planting season following completion of Page 45 – Proposed Primary School, Land to East Marsh Lane, Christchurch
construction. Any trees or plants indicated on the approved scheme which, within a period of 5 years from the date of the development being completed, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size first to be approved in writing by the Waste Planning Authority.
Reason In the interests of the character and appearance of the area, biodiversity and ecological resources, and residential amenity having regard to Policies HE2 , HE3 and ME1 of the adopted Christchurch and East Dorset Local Plan and saved Policy ENV 21 of the Borough of Christchurch Local Plan.
8.3 INFORMATIVES
Statement of Positive Involvement 1. In accordance with paragraphs 186 and 187 of the National Planning Policy Framework, Dorset County Council, as local planning authority, takes a positive and proactive approach to development proposals focused on solutions. The Council worked with the applicant/agent in a positive and proactive manner by: (i) providing a pre-application advice service; (ii) updating the applicant’s agent of issues as they arose in the processing of the application; (iii) discussing possible solutions to material concerns raised; and (iv) providing the applicant with the opportunity to address issues of concern with a view to facilitating a recommendation to grant permission.
Further Information 2. Further details including application documents and the Planning Officers report can be viewed by entering the application reference given above in to the relevant search field at the following url: www.dorsetforyou.com/ePlanning/searchPageLoad.do .
Works to Highways 3. The applicant is advised that notwithstanding this permission, Section 184 of the Highways Act 1980 requires the proper construction of vehicle crossings over kerbed footways, verges or other highway land. Before commencement of any works on the public highway, Dorset County Council’s Dorset Highways MUST be consulted to agree on the detailed specification. Contact can be made by telephone to Dorset Direct (01305 221000), by email at [email protected] , or in writing to Dorset Highways, Dorset County Council, County Hall, Dorchester, DT1 1XJ.
Landscaping / Maintenance Access 4. The Environment Agency advises that whilst the site and development are greater than 20 metres from the main river, the site must allow for access to the watercourse for large machinery in case maintenance of the watercourses is required. Therefore, within the landscaping plan a suitably sized access/gate(s) must be included in the design of the school boundaries to allow access to the whole length of the River Avon and associated channels that are parallel to the site. Page 46 – Proposed Primary School, Land to East Marsh Lane, Christchurch
Flood Defence Consent 5. The Environment Agency advise that under the terms of the Water Resources Act 1991 and the Land Drainage Byelaws, the prior written consent of the Environment Agency is required for any proposed works or structures in, under, over or within 8 metres of the top of the bank of the River Avon, designated a 'main river'. The need for Flood Defence Consent is over and above the need for planning permission. To discuss the scope of the Environment Agency’s controls and to obtain an application form please contact Yvonne Wiacek / Daniel Griffin, Flood Risk Management Officer on 01258 489569 / 483421.
Land Drainage Consent 6. Under the terms of the Land Drainage Act 1991 the prior written Land Drainage Consent of the Lead Local Flood Authority (Dorset County Council in this case) is required for any proposed works or structures that could affect the flow of an ordinary watercourse (all non-main river watercourses/streams/ditches etc). To discuss the scope of the controls, please contact Flood Risk Management Team at Dorset County Council on 01305 221837.
Pollution Prevention During Construction 7. Safeguards should be implemented during the construction phase to minimise the risks of pollution and detrimental effects to the water interests in and around the site. Such safeguards should cover the use of plant and machinery, oils/chemicals and materials; the use and routing of heavy plant and vehicles; the location and form of work and storage areas and compounds and the control and removal of spoil and wastes. It is recommended that the Environment Agency’s Pollution Prevention Guidelines are considered, which can be found at: https://www.gov.uk/government/collections/pollution-prevention- guidance-ppg .
Matthew Piles Head of Economy 09 February 2016