Planning Services COMMITTEE REPORT
APPLICATION DETAILS
APPLICATION NO: CMA/7/88 Proposed construction of new school buildings, FULL APPLICATION DESCRIPTION : alterations of existing buildings and site and demolition of existing admin. block NAME OF APPLICANT : Inspired Spaces
ADDRESS : Spennymoor Comprehensive School, Whitworth Road, Spennymoor, DL16 7LN ELECTORAL DIVISION : Spennymoor and Middlestone Ann Rawlinson-Senior Planning Officer CASE OFFICER : [email protected] 03000 261393
DESCRIPTION OF THE SITE AND PROPOSALS
Site
1. The application relates to the planned merger of Spennymoor Comprehensive School with Tudhoe Grange School to form a new school and sixth form college, to be known as ‘Whitworth Park School and 6 th Form College’ on the existing Spennymoor school site.
2. Spennymoor Comprehensive School is located to the west of Spennymoor town centre within a mostly residential area. Specifically it is sited to the east of Whitworth Road, to the north of Clyde Terrace and Whitworth Terrace and to the west of St. Pauls Gardens, St. Pauls Court and Belle Vue Villas.
3. To the north of the site are playing fields and open space. Beyond the northern boundary is the Meadows School and shared open space. Further north is the ‘Burton Woods’ housing development currently under construction. To the south west of the site is a car sales garage on the corner of Whitworth Road and Clyde Terrace.
4. The main vehicular and pedestrian accesses into the school are from Whitworth Road to the west of the site and Belle Vue Villas to the east. There is also a bus and delivery/service access as well as pedestrian access from Whitworth Terrace, past the residential property of Whitworth Villa.
5. To the western boundary of the site a screen of mature trees extends in a northerly direction along Whitworth Road creating a ‘green corridor’. Tree, hedge and shrub planting, along with various fencing form the other perimeter boundaries. There are also a number of trees and shrubs within the site.
6. The southern half of the site is occupied by the school buildings constructed in the 1950's with subsequent additions. The playing fields and open space extend to the northern boundary. The school is currently a mix of single and two storey elements with car parking areas to the western and eastern parts of the site around the buildings. The buildings generally comprise of three separate blocks, with the main building being a linear block with a detached sports hall and gym to the northern side. There are a variety of external spaces around the building and a sports court to the southeast of the site.
Proposal
7. Whitworth Park School and 6 th Form College is one of the County Council’s further phase residual schools that were originally part of the ‘Building Schools for the Future’ (BSF) National Programme. The applicant, ‘Inspired Spaces’ will procure the school through a local education partnership formed with Durham County Council. The BSF programme is intended to renew or refurbish schools over a 10 to 15 year period to meet 21 st Century needs. The programme also seeks to ensure that new schools will be at the heart of local communities, providing opportunities for lifelong learning and community, cultural and sporting activities.
8. The planned merger would incorporate an additional 457 children at the school, including 6 th form students, students from Tudhoe Grange School and from feeder primary schools by September 2013. This will take the number of children up from 789 at present to 1246. 120 pupils included in this number are Year 11 students who will complete their pre-16 education at Tudhoe Grange and may never attend Spennymoor school unless they stay on for 6 th form education. If they do, they have been counted within the additional number. The design capacity for the new school which includes 10% suplus spaces, is 1550 children. The existing schools have both been running at considerbly under capacity with far more surplus places for quite a long time (Tudhoe Grange having the greater surplus) which is one of the reasons for the proposed merger.
9. The proposals are for demolition, alterations and additions to Whitworth school with an increase in floor area and a redesign of the internal and external areas. The proposed scheme provides approximately 11,850m 2 of educational buildings comprising 3,144m 2 of new build, 1,368m 2 of remodelled buildings and 6,860m 2 of refurbished/light touch buildings. Most of the existing buildings are being retained and will remain unaffected by the works having been remodelled in the recent past and further work is considered unnecessary. The application includes the demolition of the existing two storey admin block at the existing school, the addition of a three storey extension with mono-pitched roof to the front/west of the site on the main approach to the school, changes to the internal layout and cosmetic refurbishment of existing school buildings, including recladding elements with coloured render, new cladding and painting existing panels. The building and site layout have been designed so that the main building entrances are visually prominent and accessed by direct routes from secure site access points
10. The proposed three storey extension to the west would consist of coloured rendered panels, incorporating extensive glazing including a corner full height glazed section and black polished blockwork and brickwork. It would accommodate additional teaching space, 6 th form education and some multi use spaces. To the northern side of this, studios which would also allow community use would be created. This block would then curve and drops to form a new link into a two storey curved glazed reception space. This would be sited on the footprint of the admin block to be demolished which adjoins the existing single storey main hall building to form a ‘U’ shaped entrance plaza. The existing hall building would see the addition of a curved flanking wall with graphic signage.
11. Three entrance points into the school would be provided into the school. From the western side access would be via pedestrian access for visitors, a dedicated 6 th form and a separate pupil entrance. The entrance from Belle Vue Villas would be maintained and enhanced with new landscaping and a focal gateway incorporating earth mounding and landscaping. It is envisaged 75% of pupils would use this access, including those travelling westwards from Tudhoe Grange and a new wider path would be provided to reflect this usage.
12. To the rear of the reception/visitor area would be a new indoor and outdoor landscaped social area forming the interface between the old an new. The existing main yard to the centre of the school would be visually enhanced through paint markings and canopies to accommodate 50 pupils each, seating, and tree planting. To the southern side of the school an existing overgrown area would be upgraded to create a sheltered courtyard. Provision of external furniture and planting would be incorporated throughout.
13. It is proposed to widen the existing vehicular entrance from Whitworth Road which would lead into a bus drop off facility, incorporating six bus spaces and include space for taxis and mini-buses. This would incorporate a simple one way bus loop. There would be space for a bus to wait inside the site when the gates are closed. The number of buses using the site would be increased from the existing four to six. Staff and visitor car parking would be to the south western corner of the site. 46 car parking spaces would be provided within the centre of the bus circulation route and a further 87 spaces would be available in the main car park and 2 spaces to the east.
14. Two new pedestrian accesses would also extend into the site from Whitworth Road, one in the southwestern corner of the site and the other directly to the north of the vehicular access. A pedestrian crossing would be created across Whitworth Road between the existing chicane, which would be enlarged, to the north of the existing access point, onto a small length of new footpath into the proposed pedestrian access.
15. The bus bays, car park and building frontage area and entrance would incorporate lighting columns. Cycle parking would be provided adjacent to the Whitworth Road and Belle Vue Villas pedestrian approaches. The existing bus access from Whitworth Terrace is intended to be limited to service and delivery vehicles only.
16. Various improvements are intended to be made by the Council to the surrounding public highway network. These are outlined and discussed within the access and highway safety section of the report below. This includes pedestrian signalisation of the traffic lights at Whitworth Road and Clyde Terrace, measures adjacent the access points and within surrounding local streets and additional bus provision from the Tudhoe Grange area. Initially this would be for the first 12 months of operation, although usage would be monitored.
17. A new fenced four court multi use games area (a MUGA) would be located to the north of the existing central play/social area. This is not intended to be floodlit. Various sports training pitches and playing fields would be marked out with white lines within the existing open space area.
18. It is intended that the Whitworth Park School opens (in existing accommodation) in September 2012. The majority of students from Tudhoe Grange will attend the new site from this date but access would not be from Whitworth Road as the applicant has advised that this would be for construction traffic only. It is proposed that initial works would commence in July 2012. These being site set up, creation of temporary reception and back office, refurbishment of existing accommodation (art and science), removal of asbestos, works to plant room, and commencement of earthworks associated with the new build and car park. It is intended that the new premises (as proposed in the planning application) would be completed in September 2013 at which point all remaining students from Tudhoe Grange would attend the new school and the new access arrangements take effect.
19. The application is accompanied by a Design and Access Statement and additional supplementary reports dealing with protected species, arboricultural implication report, transport assessment and travel plan, flood risk as well as necessary plans including elevations and landscape masterplan.
20. The application is reported to the County Planning Committee as it represents a major development promoted by the County Council.
PLANNING HISTORY
21. The site is well established as a school and has been subject to a number of planning applications since its construction during the 1950’s. In 1979 planning permission was granted for a demountable site hut for grounds men followed in 1980 by permission for a fire escape staircase. Planning permission was granted in 1998 for alterations and extension in association with refurbishment to form a single site comprehensive school and sports hall. An extension to an existing staffroom was approved in 2003 followed by an extension to administration offices in 2005.
PLANNING POLICY
NATIONAL POLICY
22. The Government has consolidated all planning policy statements, guidance notes and many circulars into a single policy statement, the National Planning Policy Framework (NPPF), although the majority of supporting Annexes to the planning policy statements are retained. The overriding message is that new development that is sustainable should go ahead without delay. It defines the role of planning in achieving sustainable development under three topic headings – economic, social and environmental, each mutually dependant.
23. The presumption in favour of sustainable development set out in the NPPF requires local planning authorities to approach development management decisions positively, utilising twelve ‘core planning principles’
The following elements are considered relevant to this proposal;
24. NPPF Part 4 – Promoting Sustainable Transport. States that the transport system needs to be balanced in favour of sustainable transport modes, giving people a real choice about how they travel. It is recognised that different policies and measures will be required in different communities and opportunities to maximize sustainable transport solutions which will vary from urban to rural areas.
25. NPPF Part 7 – Requiring Good Design . The Government attaches great importance to the design of the built environment, with good design a key aspect of sustainable development, indivisible from good planning..
26. NPPF Part 8 – Promoting Healthy Communities . The planning system can play an important role in facilitating social interaction and creating, health inclusive communities. Planning decisions should aim to achieve places which promote safe and accessible developments, containing clear and legible pedestrian routes and high quality public space which encourage the active and continual use of public areas.
27. NPPF Part 10 - Meeting the Challenge of Climate Change, Flooding and Coastal Change . Planning plays a key role in helping shape places to secure radical reductions in greenhouse gas emissions, minimising vulnerability and providing resilience to the impacts of climate change, and supporting the delivery of renewable and low carbon energy.
28. NPPF Part 11 – Conserving and Enhancing the Natural Environment . The planning system should contribute to, and enhance the natural environment by; protecting and enhancing valued landscapes, recognizing the benefits of ecosystem services, minimising impacts on biodiversity and providing net gains in biodiversity where possible, preventing new and existing development being put at risk from unacceptable levels of soil, air, water or noise pollution or land instability, and remediating contaminated and unstable land.
The above represents a summary of the NPPF considered most relevant the full text may be accessed at: http://www.communities.gov.uk/documents/planningandbuilding/pdf/2116950.pdf
REGIONAL PLANNING POLICY
29. The North East of England Plan - Regional Spatial Strategy to 2021 (RSS) July 2008, sets out the broad spatial development strategy for the North East region for the period of 2004 to 2021. The RSS sets out the region's housing provision and the priorities in economic development, retail growth, transport investment, the environment, minerals and waste treatment and disposal. Some policies have an end date of 2021 but the overall vision, strategy, and general policies will guide development over a longer timescale.
30. In July 2010 the Local Government Secretary signalled his intention to revoke Regional Spatial Strategies with immediate effect, and that this was to be treated as a material consideration in subsequent planning decisions. This was successfully challenged in the High Court in November 2010, thus for the moment reinstating the RSS. However, it remains the Government’s intention to abolish Regional Spatial Strategies when Orders have been made under section 109 of the Localism Act 2011, and weight can be attached to this intention. The following policies are considered relevant:
31. Policy 2 – Sustainable Development - Seeks to embed sustainable criteria through out the development process and influence the way in which people take about where to live and work; how to travel; how to dispose of waste; and how to use energy and other natural resources efficiently.
32. Policy 3 – Climate Change - The RSS recognises that climate change is the single most significant issue that affects global society in the 21st century. Policy 3 will seek to ensure that the location of development, encouraging sustainable forms of transport, encouraging and supporting use of renewable energy sources, and waste management all aids in the reduction of climate change.
33. Policy 4 – Sequential Approach to Development - National advice and the first RSS for the North East advocated a sequential approach to the identification of sites for development, recognising the need to make the best use of land and optimize the development of previously developed land and buildings in sustainable locations.
34. Policy 5 – Phasing and Plan, Monitor and Manage – required local authorities to consider and assess changes in circumstances and needs, and ensure major developments are capable of adapting to such changes.
35. Policy 7 - Connectivity and Accessibility - which requires new development proposals to reduce travel demands, and promote opportunities to use public transport, cycle and walk.
36. Policy 8 – Protecting and Enhancing the Environment - Seeks to promote measures such as high quality design in all development and redevelopment and promoting development that is sympathetic to its surroundings.
37. Policy 24 - Delivering Sustainable Communities - all development within the Region should be designed and located to deliver sustainable communities. Proposals should assess the suitability of land for development and the contribution that can be made by design in relation to 16 detailed criteria, including concentrating development in urban locations, reducing need to travel, proximity to infrastructure, health and well-being, biodiversity and crime prevention/community safety.
38. Policy 33 - Biodiversity and Geodiversity - requires planning proposals to ensure that the Region’s ecological and geological resources are protected and enhanced to return key biodiversity resources to viable levels.
39. Policy 38 - Sustainable Construction seeks to promote development which minimizes energy consumption and promotes energy efficiency. On major development proposals 10% of their energy supply should come from decentralised and renewable or low carbon sources.
40. Policy 39 – Renewable Energy Generation - Seeks to generate at least 10% of the Region's consumption of electricity from renewable sources within the Region by 2010 and aspire to further increase renewable electricity generation to achieve 20% of regional consumption by 2020.
41. Policy 50 – Regional Public Transport Provision – local authorities should develop public transport provision that encourages a rebalancing of the transport system in favour of more sustainable modes.
LOCAL PLAN POLICY : (Sedgefield Borough Local Plan adopted 1996))
42. Policy T1 – Footways and Cycleways in Towns and Villages - The Council will seek to ensure that safe, attractive and convenient footpath and cycleway links and networks are provided between residential areas, schools and bus stops. Routes should be capable of use by people with disabilities, the elderly and people with young children, wherever possible.
43. Policy L5 - Safeguarding of Areas of Open Space - Sets out the criteria that must be met if development would result is the loss of an area of open space.
44. Policy D1 – General Principle for the Layout and Design of New Developments - Sets out the principles to be applied to the layout and design of new developments. This includes, amongst other things; a comprehensive approach that takes account of the sites natural and built features and its relationship to adjacent land uses and activities, satisfactory landscaping and boundary treatment, satisfactory and safe provision for pedestrians, cyclists, public transport, cars and other vehicles; accommodating the needs of users of the development and attention to design
45. Policy D2 - Design for People - The requirements of users should be taken into account in the layout and design, in particular personal safety and security and the access needs of users.
46. Policy D3 - Design for Access - Developments should make satisfactory provision for pedestrian’s cyclists, public transport and other vehicles.
47. Policy D8 - Servicing and Community Requirements for New Development- Developments are expected to meet servicing requirements and contribute towards offsetting the costs imposed by the development on the local community.
48. Policy L11 - New or Improved Leisure/Community Buildings - The Council will normally grant planning permission for new community buildings and encourage improvements to community buildings that improve the range and quality of facilities provided that certain criteria are met.
49. Policy E15 - Safeguarding of Woodlands, Trees and Hedgerows - the Council will expect proposals affecting trees to retain important groups of trees and hedgerows wherever possible and replace trees that are lost.
The above represents a summary of those policies considered most relevant in the Development Plan the full text, criteria, and justifications of each may be accessed at http://www.cartoplus.co.uk/durham/text/00cont.htm .
CONSULTATION AND PUBLICITY RESPONSES
STATUTORY RESPONSES :
50. County Highway Authority - It is acknowledged that as with all new or expanded school proposals in County Durham transport and traffic considerations are often a key issue.
51. It is noted that the application has been supported by a Transport Assessment which considers the impact of the proposed development on the highway network. In broad terms Highways Authority Officers are content, that subject to the following works being implemented any impacts would be acceptable: • The proposed vehicular access point from Whitworth Road is welcomed, but the junction sight visibility splays must be improved and this requirement should be conditioned. • To the north of the improved vehicular access point onto Whitworth Road, a footway link must be created to adoption standards up to the northernmost build out, on the existing traffic calming chic-cane installation. This would include the widening of the existing build out. This requirement should also be conditioned. • New road markings adjacent to the proposed pedestrian accesses to advise ‘school keep clear’, and adjacent to the proposed access on Whitworth Road to ensure Buses and Coaches are not obstructed. The required road markings will need to be secured through condition. • The introduction of pedestrian signalisation at the junction of Whitworth Terrace and Whitworth Road, and a short length of footway along the eastern side of Whitworth Road connecting the western side with the pedestrian access via a pedestrian crossing.
52. In line with new school proposals considered in recent years within County Durham there would be no allocated student pick-up /drop-off point. The lack of an on-site drop-off/pick-up point would result in an impact on the public highway when students are dropped off in the morning and picked up in the afternoon. The public highway deemed to be most affected by the impact of the removal of the on-site drop-off/pick up arrangement and the subsequent additional vehicular traffic associated with the relocated students from Tudhoe Grange School, are those streets associated with and including Whitworth Road, i.e. Whitworth Close, Westmoor Close and Page Grove to the west of the site and St. Pauls Gardens to the east of the site. The Highways Officer considers that a scheme of road markings to prevent car parking from taking place across the private vehicular access points in the affected streets would be sufficient to mitigate any impacts for residents on these streets. The required road markings would need to be secured through condition.
53. In relation to car parking provision the maximum standards set out in Durham County Council's Accessibility and Parking Guidelines are quite restrictive. Intended to make travelling to any school within County Durham by car as unattractive as possible and as a result direct staff and students to consider other sustainable modes of transport, such as walking, cycling and public transport. In this instance a small overprovision of car parking spaces is proposed, however Highway Authority Officers have confirmed that the proposed parking provision is acceptable.
54. The delivery of sustainable transport objectives through the development of a ‘School Travel Plan’ should be through use of a planning condition and implemented by the start of the new school year. The travel plan should set out actions to deliver safe cycle and walking routes, restrict parking and car access at and around the school, include on-site changing and cycle storage facilities; and may assist in addressing a particular local traffic problem associated with a planning application. The Travel Plan would be a positive step to directing and controlling travel options for the staff/students/visitors associated with the expanded school.
55. It is noted that there has been one personal injury road traffic collision in the last 3 years in the vicinity of the school. There have been 4 other pedestrian personal injury road traffic collision casualties in the last 3 years, none of which involved children and were at times/days when the school was not open. In addition there have been 4 recorded vehicle road traffic collisions in the last 3 years at the signalised road junction, with an additional 5 recorded vehicle road traffic collisions in the last 3 years along the full length of Whitworth/Clyde Terrace.
56. The merger of the two schools may require the re-assessment of school crossing patrol provision in relation to the new student pedestrian route from Tudhoe Grange School through to the new expanded school. As this cannot be done until such time as the expanded school has opened, this is not seen as an issue that the applicant can control prior to opening. This should be highlighted through the use of an informative on any planning permission.
57. Spennymoor Town Council – strongly objects to the proposed school traffic plan on the grounds of concerns about Highway Safety and requested the attendance of an officer at its Planning and Highways Committee meeting on 10 July 2012 to further discuss Members concerns.
58. The Environment Agency – Considers the proposal to be acceptable subject to a condition being attached to any grant of planning permission to require a scheme to protect a 3 metre wide buffer zone around the proposed pond. It is noted that land alongside ponds is particularly valuable for wildlife and it is essential that this is protected.
59. It is noted that this is in fluvial flood zone 1 which is the low risk zone and relates to land where the risk of fluvial flooding is less than 0.1% per annum. Advice is given regarding surface water disposal. The proposed discharge of surface water at an attenuated rate to a combined sewer as agreed with Northumbrian Water is acceptable to the Environment Agency from a flood risk viewpoint. Advice is also provided with regards to preferred methods of disposal of surface water run off and acceptable methods for the disposal of foul sewage.
60. Natural England – Advises that the proposal does not appear to affect any statutorily protected sites or landscapes, or have significant impacts on the conservation of soils, nor is the proposal EIA development. However, the protected species report submitted in support of the application identifies that European protected species (bats and great crested newts) may be affected by the application and Natural England has referred Officers to its standard advice. On the basis of information available with the planning application, Natural England states that it is broadly satisfied that the mitigation proposals, if implemented, are sufficient to avoid adverse impacts on the local populations of bats and great crested newts and therefore avoid affecting favourable conservation status. General advice is provided regarding the Habitats Directive and Natural England’s licensing regime.
61. Sport England - Originally objected to the proposal as it understood that the proposals were likely to prejudice the use or lead to the loss of use, of land being used as a playing field and the proposal did not accord with its policy. Sport England advised that the playing field loss associated with the development is related to the construction of the multi-use games area (MUGA). Such development can, in principle be dealt by exceptional circumstances if the sports facility to be provided would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss, or prejudice to the use, of the playing field. Additional information was therefore required to assist Sport England evaluate the proposed MUGA. Submission of additional information/plans subsequently enabled Sport England to withdraw its objection subject to the imposition of a condition to ensure community use of the MUGA through provision of a community use management agreement.
62. Northumbrian Water - In making a response Northumbrian Water assesses the impact of the proposed development on its assets and assesses the capacity within Northumbrian Water’s network to accommodate and treat the anticipated flows arising from the development. Having assessed the proposed development against this context Northumbrian Water confirms that it has no comments to make at this stage.
63. The Coal Authority - Has advised that the site does not fall within the defined Coal Mining Development Referral Area. The application site is located instead within the defined Standing Advice Area, meaning that there is no requirement under the risk- based approach that has been agreed with the Local Planning Authority for a Coal Mining Risk Assessment to be submitted or for The Coal Authority to be consulted.
INTERNAL CONSULTEE RESPONSES :
64. Design and Historic Environment Team – It is noted that the site is not within a Conservation Area, and the nearest listed building is St. Pauls Church on Whitworth Terrace. It is also noted that the application includes the demolition of a section of the existing school which has no architectural merit, and the addition of a three storey extension and a single storey extension to the west of the site adjacent to the main entrances and alterations to the render panels on the existing school buildings. It is noted that the proposed extension to the west would be largely rendered with coloured panels, corner full height glazed sections and would house a new reception area, additional teaching space and some multi use spaces. It is considered that the style resembles an office block but that the bulk of the extension is lightened by the amount of glazing and that choosing appropriate contrasting textures and colours will be important to lessen the bulk of the extension, and should be controlled by planning condition.
65. It is considered that the new single storey element adjacent to this has an interesting curved wall which helps create a welcoming space between the two extensions, however this is currently shown as an almost blank feature with only three small windows at one side. The role of this extension as an entrance feature would be improved by adding more glazing, or perhaps some artistic detailing to provide stronger visual interest. It is recommended that that amendments to single storey extension to the west to add more visual interest are sought and detailed conditions should be applied requiring further details including samples of all external materials to be submitted and agreed.
66. The Archaeology Team – Advises that the submitted plans involve construction in and around the existing school buildings, and has no archaeological objections to the proposal.
67. The Ecology Team – Is satisfied that the risk of presence and hence impact on protected species by the proposals is low.
68. The Landscape Team – Design advice highlighted that the design of the Whitworth Road pedestrian access points, and proximity of the visitors'/bus car park did not recognise the collective visual amenity value, or the extent of the critical root protection areas, of mature trees next to the road. It was considered that a minimum distance of 7m is required between the Whitworth Road kerb line and the extent of any excavations relating to the construction of the proposed carpark kerb. This will now been accommodated within the proposals with minor revisions to the shape of the visitor's car park. It was agreed that the southern Whitworth Road pedestrian link between the mature trees should be detailed as a 'no-dig' cellular mat based solution, and details of this are required through condition. Similarly the northern footway link from Whitworth Road would run next to the road to minimise tree removals and root damage .
69. The large open area south of the maths and science facilities should be surround by a weld mesh fence and associated hedge, rather than a 2m close boarded fence to create a more attractive space over time. The layout plan has been amended to allow a 2m wide grass verge to separate the proposed 2m high welded mesh playing fields fence and the footpath adjacent the north bus lay-by.
70. The main North Yard may be currently described as a sea of tarmac, scheduled for retention, but to be improved as a more attractive welcoming space by canopies, seats, surface markings and 6 trees. Details of proposed tree pits and canopies within the area are required through condition. Given the wind swept nature and orientation of the main yard, some transparent or relatively low screening would be desirable
71. Pollution Control Team – In order to reduce disruption to adjacent residents it is suggested that details be submitted of how noise and dust would be controlled through the construction and demolition phase of the development. A dust action plan and use of wheel cleaning equipment for use by construction traffic leaving the site are also suggested. Furthermore, if the school intends to implement air conditioning and extraction units then prior to the development of the school, full details of the proposed units, including noise data specifications are submitted so that an assessment of any potential impact upon nearby receptors can be made.
PUBLIC RESPONSES :
72. The proposals were displayed at a public consultation event in March 2012 held by the applicant prior to formal submission. The planning application has been advertised in the local press and through the display of site notices on and around the site. A total of 947 neighbour consultation letters have been also been sent to adjacent properties.
73. 16 letters of representation have been received in relation to this application, 3 of which are objections. These raise concerns regarding the following issues and are summarised below:
Traffic and parking issues • Increase in traffic from Tudhoe Grange. • Not enough parking on site and inadequate traffic management arrangements, no parent drop off or pick up facility. • Proposed use of adjacent streets for parking dangerous and causes tension for local residents and a disruptive effect on adjacent residential areas where traffic problems already exist. • Gridlock at school opening/closing times at nearby junctions and traffic lights. • ‘Near misses’ between children and vehicles and parents will drop children off on Whitworth Road. • Removal of the chic-cane would improve flow of traffic but also lead to increase in speed of traffic. • Pedestrian entrance off Whitworth Road not located in a safe position and Whitworth Road is already narrow. • Entrance for all traffic to be adjacent residential properties occupied by retired/disabled residents. • Children from Burton Woods expected to cross road twice, access should be from playing fields to north side, especially given speed of traffic. • Should be a pedestrian crossing from the proposed new cycle lane adjacent Page Grove with access into the school at this point to reduce number of road to cross. • Consideration should be given to closing Belle Vue Street entrance. If to remain open what measures should be implemented to stop drivers using this route. • Parking restrictions exist at St Pauls Garden entrance, these are flouted and no enforcement undertaken. • Should be stringent road signs, marking and enforcement and should be residents only parking or signs erected preventing access/parking.
Social issues • Problems of vastly increasing number of children will increase amount of children gathering, dropping litter, cigarette ends. Further litter/cigarette bins required. • Capacity of the school will be insufficient given increase in pupil number required in future.
Noise • Noise from buses. • Adequate steps should be taken to ensure noise from music rooms will be prevented from migrating.
Landscaping • The removal of trees to Whitworth Road frontage. • Planting shrubs and hedge to disguise security fence, reduce visual and noise impact
Design • Colour of frontage buildings should be tasteful. Presently not in keeping with environment and could be a distraction to drivers. • Fence should be higher than 2.0m as present 1.9m is easy to climb over. • Underground tank should be installed instead of attenuation pond to achieve safer run-off control and limit water stagnation. Alternatively this should be located further north, fenced and screened to ensure children are not attracted to it.
74. 44 residents of Whitworth Terrace, St. Paul’s Court, St. Paul’s Gardens, Edward Street and Bell Vue Villas have signed a petition ‘objecting to the proposals to encourage use of available parking within St. Paul’s Gardens’.
75. Due to the submission of amended plans during the application process, a re- consultation with those members of the public who commented on the application was undertaken. At the time of writing this report two letters have received from local residents who have previously objected to the proposals. One reiterates his objection raising concerns regarding possible high levels of car use, lack of enforceable provisions to address problems for residents of Whitworth Close, West Moor Close and Page Grove and comments regarding proposals in the travel plan. The second also raises concerns regarding the impact upon residents of the aforementioned residential streets and states they would continue to object if a plan to protect residents (involving signage and traffic calming) is not put in place.
APPLICANTS STATEMENT :
76. The purpose of this development is to affect the merger of the existing Spennymoor and Tudhoe Grange schools on a single site. The merger establishes a more sustainable school that is suitably sized to suit the forecast demand for pupil places over the next 20 years.
77. Careful consideration was given to the best location for the merged school, including consultation with the parents, the community and all other stakeholders. This considered the existing school sites as well as any other suitable land in the area. The study concluded that Spennymoor was the preferred location for the school based on its location and the suitability of the site and buildings.
78. As well as providing additional new accommodation to reflect the increased size of the school, the development is also an opportunity to rearrange and improve the existing buildings and the site itself. The resulting project achieves these improvements from many perspectives, and provides the range and quality of accommodation require by a modern secondary school.
79. A number of issues have been raised in respect of the application which are summarised below, and have been appropriately addressed by changes to the drawings and documentation.
Landscaping 80. The original proposal had a specific impact on tree removal to the frontage and also to the car park area at the front of the school. The pedestrian entrances have now been realigned and the car park has been moved slightly to lessen the impact of this which will soften the frontage and limit the impact on existing trees.
81. The attenuation pond has also been adapted to avoid impact on trees whilst still retaining the secure fence line around it. Planting to encourage a natural habitat will also be provided.
82. One particular drawing has been replaced that showed an incorrect position for the multi-use games area.
Highways and parking 83. An assessment of traffic flows and a survey of how students will travel to and from school has been completed and provided as supplementary information to the original application.
84. The application provides car parking numbers in line with other new school developments, which is an adjustment from Council policy to reflect the excess demand for spaces that is witnessed in all Durham’s schools.
85. Safeguarding of students is of key importance in the school environment and the development as proposed takes account of this. The sites will be securely fenced with students only allowed off site with permits during lunchtime. Segregation of vehicles and pedestrians has been carefully considered and a link footpath and crossing point has been added to the proposal to create a safe arrival and exit point on Whitworth Lane for students.
86. This will be supplemented by works to the junction at the top of Whitworth Lane, which will make the junction safer for pedestrian use and improve traffic flows.
87. The development does not make any specific provision for parental drop off and pick up within the school grounds, as this introduces risks to pupil safety and security and is contrary to the Council’s policies. A range of measures will be implemented to ensure that drop off and pick up from the public highway has minimal impact on local residents.
Summary 88. The merger of the two schools has been in the public domain for quite a long period of time. The rationale for it is based on sound evidence of the demands of parents in the wider context of pupil place planning. The development achieves this merger and also takes the opportunity to create a greatly improved educational environment for the benefit of the young people in the area.
The above represents a summary of the comments received on this application. The full written text is available for inspection on the application file which can be viewed at the office of the Strategic Team Development Management, County Hall, Durham.
PLANNING CONSIDERATIONS AND ASSESSMENT
89. Having regard to the requirements of Section 38(6) of the Planning and Compulsory Purchase Act 2004 the relevant Development Plan policies, relevant guidance and all other material planning considerations, including representations received, the main planning considerations are: the principle of the development in terms of accordance with planning policy, design and the impact on visual amenity and character and appearance of the area, impact on surrounding occupiers, access and highway safety, impact on open space, impact on trees, impact upon protected species, flooding and drainage and other related issues.
Principle of the Development
90. The site is highlighted within the Sedgefield Local Plan (SLP) as a split site Comprehensive School as is the existing Tudhoe Grange School site. The expired SLP Policy L14 seeks to protect the educational use of the site. The playing fields to the north of the site are protected as open green space through SLP Policy and this will be considered under the separate open space heading below.
91. Spennymoor Comprehensive School is located within the built up area of Spennymoor approximately 0.5 miles outside the town centre. The use of the site as a school has been long established. The surrounding area is mainly residential in character but neighbouring uses within the vicinity include other schools, shops and commercial properties and uses. The site is not allocated or safeguarded for any specific purpose within the saved policies of the SLP and in locational terms the proposal is in line with the general principles of current national and regional planning policy, including Policy 4 of the RSS that seeks to direct new development to previously developed land in sustainable locations within existing urban areas.
92. Schools are an integral part of the social fabric of settlements and for the most part are located in or around the residential areas they are intended to serve. In this case Spennymoor School exists presently on the site. There is no specific planning requirement to consider the relative locational advantages or disadvantages of alternative sites for this form of development as part of the assessment of individual planning applications, notwithstanding the general aim of promoting sustainable development.
93. Paragraph 72 of the NPPF attaches great weight to ensuring that a sufficient choice of school places is available to meets the needs of new and existing communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement and to development that will widen choice in education. Local planning authorities should give great weight to the need to create, expand or alter schools.
94. The Spennymoor School already exists on the site, which is locationally preferable. Given the weight to be attached to the need to expand or alter schools, it is considered that the proposed merger of the two comprehensive schools within the local catchment area onto one site and the resultant expansion will accord with the aspirations set out within paragraph 72 of the NPPF. The proposal will also accord with the general planning principles within the NPPF and RSS that support sustainable development.
95. The proposals also comply with SLP Policy L11 as the site lies in a main town, improves the range of and quality of facilities available and makes physical improvement to the layout of the site and design and appearance of the buildings. Accordingly the principle of development is considered to accord with the Development Plan and the NPPF.
Design and Impact upon Visual Amenity and the Character and Appearance of the Area
96. SLP Policy D1 requires that satisfactory landscaping and attention to design and layout should be made in developing new schemes. In particular attention should be paid to the design of buildings and their spatial relationships to open spaces, landscaping and boundary treatment to help create a sense of place.
97. The proposed development would replace, add to and refurbish the existing buildings and general site that is visually undistinguished and lacking in design quality. The existing site has evolved over time and the buildings are not particularly well related to each other or the surrounding development. The site access area is currently cluttered with boundary railings and several fences, the main entrance is dominated by car parking with extends into playgrounds, and the site is generally unwelcoming and slightly confusing.
98. The proposed positioning of the new building maximises the frontage onto and view from Whitworth Road and its contemporary design creates a bold entrance which draws pupils and visitors to the school. The bulk of the proposed extension is lightened by the amount of glazing. Choosing appropriate contrasting textures and colours will be important to lessen the bulk of the extension. The Design Officer advises that the materials should be agreed via condition. In terms of the scale and position of buildings, the proposed scheme would generally respond well to the opportunities and constraints that are present on the site. The depth of the site frontage can satisfactorily accommodate a three storey building of the size and scale envisaged that is set back from the road in the manner indicated.
99. It is considered that in addition to the existing main hall the extension has an interesting curved wall which helps create a welcoming space between the two elements. This feature wall masks the existing unsightly end to the existing hall. The Design Officer advises that the role of this extension as an entrance feature would be improved by adding more glazing, or perhaps some artistic detailing to provide stronger visual interest. The applicant considers that the school sign to the front of this is the most important feature and this should clearly lead people to the building. Concern has been expressed by residents at the apparent brightness of this wall which would be seen from outside the site. The applicants advise that this has been deliberately designed to be vibrant which children would respond well to. The applicants are though agreeable to tone down the boldness of this and a condition to agree samples of external materials would be attached to any permission.
100. At present there are heavily congested social/gathering areas and resource spaces. A range of varied and usable external and break-out spaces would evenly distribute areas where pupils can have safe and secure access would be created. A range of different coloured and textured materials would break up the visual appearance within the car park and bus drop of areas. Tree and shrub planting would also soften and green this area. Changes in surface treatment and materials would define and direct movements routes towards the school, create different external social areas and courtyards and provide a framework for a landscape structure which would soften spaces. Attractive cosmetic works will take place in the main yard, which would include canopies for shelter, group seating and landscaping which making for a modern interesting space for socialising.
101. Lighting, fencing and CCTV would be incorporated. The Landscape Team recommends a surrounding weld mesh fence and associated hedge, rather than a 2m close boarded fence, to create a more attractive space to the south ‘garden area’ of the site over time. Amended plans have been submitted to indicate this required change. A proposed 2m high steel fence hard against the footpath that runs north of the first bus lay-bys has also been amended to a more appropriate black pedestrian barrier. These features, as well as the design and layout of the new building, would act as a barrier between the public face at the front and more private pupil areas to the rear. This would accord with the requirement of SLP Policy D2 to assist in safeguarding personal safety and securing property and improve the visual amenity within the site.
102. In terms of the scale and position of the extension and proposed alterations to the layout and buildings, the scheme would generally respond well to the opportunities and constraints that are present on the site. The proposals are considered appropriate in location to the scale and character of the surrounding area as required by SLP Policy L11. It is considered that the layout of the site would function well, accommodating the needs of its users and the design of the extension and re- furbishment would add to the quality for the area, being prominent, visually attractive and having a strong identity. This would accord with the design principles set out within paragraph 58 of the NPPF.
103. Conditions would ensure appropriate colour and detail of materials, mounding areas and fencing. Subject to conditions the proposals would accord with the requirements of SLP Policies D1 and D2 in that attention has been given to the design and spatial layout of the proposals to accommodate the requirements of the users of the site and its relationship with adjacent land users.
Impact on surrounding occupiers
104. The new building is sited within the centre of the site and attached to existing buildings. Although three storeys, with a height of 6metres and a flat roof. It would be sited approximately 110m from the nearest residential property on Whitworth Close to the west of the site. The new curved yellow frontage wall would be sited approximately 70m from the nearest residential property on Clyde Terrace to the south of the site. There would be no detrimental affect on the amenity of neighbouring occupants in respect of loss of light, privacy or outlook in line with Policies L11 and D1 of the SLP. The land to the front of the site would generally be retained as a ‘non-pupil’ zone, apart from at the start and finish of the school day.
105. It is intended to form mounds using the existing site fill adjacent the western boundary and also either side of the eastern pedestrian access. This location is relatively close to the rear of residential properties located on St Pauls Gardens and St Pauls Court. Amended plans submitted show that this would be limited to 1.5m in height in this location. However, the height of the proposed four mounds adjacent the western boundary is not shown and therefore it is considered appropriate to control the height of this mounding via planning condition to maintain the visual and residential amenity of the immediate locality. The retaining of the majority of existing vegetation and boundary treatments around the site perimeter would also minimise any impact on neighbouring properties and filter views into the site.
106. In respect of the concern raised regarding the potential for noise to migrate from the music rooms, which are closest to the properties on Whitworth Road, the applicant has advised that these would be soundproofed. This would be done as a matter of course as the applicant has advised it would not be appropriate for noise to be heard by other children in adjacent classrooms.
107. It is acknowledged that in addition to the existing noise and disturbance from the comings and goings of existing and new pupils and traffic highlighted by local residents, the proposal would introduce the creation of a bus drop off facility, accesses and a car park to the western side of the site. This would mean pedestrian and vehicular traffic accessing the site at certain times of the day from Whitworth Road and potentially parents parking in an around the residential streets surrounding the eastern and western sides of the site.
108. It is accepted that there would be increase in traffic and traffic noise and some change in the nature and pattern of activity in the immediate vicinity of the site. This though would be largely limited to school opening and closing times at the start and end of the day. The new bus drop off would be off set from the boundaries with existing and proposed hedge and tree screening filtering views into the site. The proposed new car park has been set behind a commercial property rather than closer to residential properties. The location of the car parking and bus drop off area utilises the existing entrance which would reduce the disruption to local residents by the creation of a new entrance. The Environmental Health Officer has raised no issues in respect of nuisance to local residents arising from noise. The implementation of various improvement works to the local highway network, discussed in more detail below, would improve the parking and traffic flow conditions within the local area. Restriction of construction hours and the agreement of considerate construction and working methods would assist in minimising disruption to local residents during the construction phase.
109. The concern of residents regarding dropping of litter, smoking, congregating and perceived anti-social behaviour has been noted and considered. The applicant advises that only 6 th form students and those with a ‘home lunch’ pass would be able to go off site at lunchtime. Teachers would patrol areas where pupils are known to congregate and staff will respond to complaints and the school is to issue instructions/an induction pack at the start of the school year outlining rules and regulations relating to the issues raised. The suggestion by a local resident to provide additional litter bins is to be implemented by the Council through the imposition of a planning condition.
110. Subject to the implementation of the suggested conditions and improvement works within the local highway network, the potential increased amount of noise, traffic, disturbance and inconvenience over and above the existing situation would not be expected to result in a decrease in the quality of life for the occupants of surrounding properties. It is therefore considered that the proposal complies with the requirements of SLP Policy D1 in that it would have a satisfactory relationship with adjacent land users and would not significantly harm the living conditions of nearby residents in line with SLP Policy L11. The proposal would also meet the requirements of paragraph 123 of the NPPF. This policy seeks to mitigate and reduce, to a minimum, adverse impacts on health and quality of life arising from noise from new development, including through the use of conditions.
Access and Highway Safety
111. The proposal involves the amalgamation of two separate schools on a single site and would result in some increase in traffic movements and redistribution of vehicle flows within the local area. A key issue in determining this application is whether the impact on the highway network is acceptable.
112. The application site is well related to the centre of Spennymoor. There are good pedestrian and bus links to the town centre and a dedicated bus service is provided. However, the site is considered to have poor access arrangements; vehicle access is uncontrolled and confusing, there is no segregation of vehicles and pedestrians, and there is limited secure boundary for safeguarding pupils.
113. As a result of the proposed development, and re-organisation of the schools, those pupils relocated from Tudhoe School, who live in Tudhoe Village and Colliery would have further to travel; Tudhoe Grange School is located approximately 1.4m away from Spennymoor School, with the majority of the catchment area located approximately 2 miles from the School.
114. It should be noted that at present combined travel to school data for bus travel and walking at both of the existing schools over the last 3 years indicates that in excess 80% of pupils currently access school on foot or by bus.
115. In line with paragraph 32 of the NPPF a Transport Assessment has been submitted in support of the application. The study used a combination of published data, surveys and established modelling techniques. The Assessment had regard to existing traffic conditions, the effect of the development on the highway network, and included the assessment of the traffic impacts of the development on signalised cross road junctions roundabouts in the vicinity of the site. The assessment also included an on-street parking assessment and assessment of congestion issues associated with the development.
116. Highways Authority Officers are content that the submitted Transport Assessment adequately assesses the impact of the development on the highway network. Subject to the measures outlined in the following paragraph of this report the proposal is deemed to be acceptable from a highways point of view.
117. The application proposes a range of measures to address known and projected highway issues in and around the site. These include: • The introduction of a pedestrian signalisation at the junction of Whitworth Terrace and Whitworth Road, and a short length of footway along the eastern side of Whitworth Road connecting the western side with the pedestrian access via a pedestrian crossing. The existing traffic calming chicane would be physically widened in order to accommodate the new crossing. • The vehicular access point from Whitworth Lane would be widened and relevant sight visibility splays provided. • It is intended that the Council would implement a series of road markings and signage to include: ‘school keep clear’ signs outside the pedestrian and vehicular entrances; and, the use of white ‘H’ markings on the roads outside the dwellings located within the residential cul-de-sacs to the west of the site to remove any impact associated with the road being used for pick up/drop offs. • The closure of an access point at the car sales/garage on the corner of Whitworth Road and Whitworth Terrace. The footpath would be extending across the gap and the metal barrier and posts would continue along the frontage.
118. It is the case that no new or refurbished County Council secondary school in recent years has incorporated drop off facilities since this is considered to be contrary to the delivery of sustainable transport objectives to reduce car usage and increased use of public transport, walking and cycling. Increased parking provision and drop off areas encourage traffic. There would also be safety concerns regarding private cars on the site and the safety of pedestrians. As such it would not be considered to appropriate to provide on-site drop-off and pick up areas.
119. In relation to parking provision on-site the submitted plans show the creation of 135 on-site parking spaces, taking into account the Council’s Access and Parking Guidelines in relation to schools, based on the number of proposed staff and pupil numbers, only 112 spaces would be required. Therefore 23 additional parking spaces over and above that which would normally be required are to be provided. As noted in the representation section of the report, it has been suggested by an objector that alternative more generous car parking standards from elsewhere in the United Kingdom could be used in relation to these proposals; however Durham County Council's Standards are the ones that must be used in County Durham. With regard to the above, the proposed parking provision is considered to be adequate to provide for the needs of the school.
120. As noted in the representations section of this report a number of concerns have been raised relating to the lack of a parental school drop-off and pick-up area and insufficient car parking within the school site, which will impact on residents of adjacent roads. The petition received objects to the encouragement of use of available parking within St. Paul’s Gardens.
121. A School Travel Plan has been submitted in support of the application in line with the requirements of paragraph 36 of the NPPF. This should promote safe cycle and walking routes, restrict parking and access at and around schools and include cycle storage facilities. Specifically cycle parking is being increased from 40-150 spaces. This seeks to ensure a minimum increase in cars arriving at the school. In relation to the submitted travel plan a number of issues have been raised by the Highway Authority Officers. As such it is considered appropriate that a condition is attached to any grant of planning permission to ensure a revised plan is agreed prior to the additional pupils entering the school in September. This would ensure that along with the proposed additional buses that are to be provided from the Tudhoe Grange area that the opportunities for sustainable transport modes are taken up and promoted as a change in culture and actions are taken to promote walking and cycling to address the number of cars that come to the site as required by paragraph 32 of the NPPF.
122. The submitted Travel Plan suggests that the Spennymoor Town Centre car park at Silver Street/Cambridge Street would be seen as an effective ‘Park and Stride’ located only 0.5miles away from the nearest pedestrian entrance. It is envisaged that this would be actively promoted within the school travel plan and be put to students as an alternative mode of travel to the school.
123. As part of the development of the Burton Woods housing site to the north, the developers were required to construct a new pedestrian and cycle route from this development to Page Grove, a cul-de-sac approximately 130m to the northwest of the site. This has yet to be constructed but when completed would link this new residential area to the school.
124. The proposed development includes the provision of a short length of footway along the eastern side of Whitworth Road, will link the eastern side of the road with the proposed new pedestrian access adjacent the vehicle access via a pedestrian crossing. This will provide safe crossing for the children travelling from the west as well as the new Burton Woods estate to the north. Surrounding residential streets and footpaths would also provide a satisfactory means of access for those living closer to the site. This provision will comply with SLP Policy T1 which seeks to ensure that safe, attractive and convenient footpaths are provided between residential areas and schools.
125. As noted in the representation section of the report concern has been raised regarding a short length of footway that is proposed along the eastern side of Whitworth Road that will link with the eastern side of the road and the proposed new pedestrian access adjacent to the vehicle access via a pedestrian crossing. Objectors consider that access into the school should be from the playing fields to the northern end of the site or from a crossing at the end of the intended footway/cycleway finishing at Page Grove in order to reduce the amount of roads children would cross. The applicant has advised that creating new entrances and pathways at this point would be costly and raise security and safety issues especially outside the school operating hours.
126. The use of an existing access point from Whitworth Terrace presently used by school buses would provide exclusive access for delivery and service vehicles according with SLP Policy D8 which requires that developments are expected to meet the servicing requirements of the developments.
127. The development would also provide designated disabled parking and min-bus and taxi drop off points close to the school entrance. The siting, layout, design and use of different materials of the parking area, pedestrian routes and bus drop of facility would create a safe and secure layout which would minimise the conflict between pedestrian and vehicles satisfying the requirements of paragraph 35 of the NPPF.
128. Most new developments introduce change and this can be to the relative advantage or disadvantage of those surrounding a site. There is no doubt that residents bordering the school would be affected by the changes in traffic pattern and increased flows that would occur but the movement of vehicles would vary around school hours and peak periods of the working day. The new arrangement may cause some additional frustration and delay at busy times but this would be for short periods and it is not considered that the proposal would give rise to unacceptable highway impacts.
129. Having regard to the size and nature of the development, predicted travel patterns and levels, conditions on the highway network and access and parking matters and measure proposed it is considered that the highways implications of the proposal are acceptable in accordance with saved SLP Policies D1, D2 and D3, Policy 7 of the RSS, and paragraph 32 of the NPPF. This view is supported by the Highway Authority Officer who raises no objection to the development subject to the production and implementation of a travel plan, and incorporation of a range of traffic management measures which are to be secured through conditions.
130. Furthermore the relevant paragraph of the NPPF advises that development should only be prevented or refused where the residual cumulative impacts of the development are severe which, with regard to the submitted Transport Assessment and the comments of the Highways Authority, it is considered is not the case in this instance.
Impact on Open Space
131. All the existing grass pitches used by the school would be retained and a community use agreement currently exists. The new MUGA, accommodating new hard surfaced sports courts marked out for tennis, basketball and netball are to be located within easy reach of the main school yard and sports hall and provide an additional facility at break times. This would be a direct replacement and improvement to the existing courts to the south west of the site which are in poor condition. This would utilise an area of existing green open space that is not currently used as playing field.
132. Sport England originally objected to the proposal as they understood that the proposals were likely to prejudice the use or lead to the loss of use, of land being used as a playing field. They advised that the playing field loss associated with the development is related to the construction of the multi-use games area (MUGA). Such development can, in principle be dealt by exceptional circumstances if the sports facility to be provided would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss, or prejudice to the use, of the playing field. Additional information was therefore required to assist Sport England in evaluating where there were exceptional circumstances in this case. Submission of additional information/plans subsequently enabled Sport England to withdraw its objection subject to the imposition of a condition to ensure community use of the MUGA.
133. The intention to make the school facilities available for use by the whole community would comply with Policy D8 of the SLP that requires that developments are expected to contribute towards offsetting the costs imposed by the development on the local community.
134. The proposed construction of a new four court multi use games area on a piece of existing open land to the north of the existing play area would comply with SLP Policy L5. The MUGA would be a new recreational facility sited on a small part of a larger area of open space enabling the remaining area to be enhanced and would be of improved quality and accessibility than the existing available facility.
Impact upon trees
135. The proposals would result in the loss of some mature trees both within the site and largely to the western boundary with Whitworth Road in order to facilitate the new car park, access, bus drop-off and building layout. A small number of previously unscheduled trees would be removed to accommodate the additional footpath proposed to Whitworth Road. The existing tree and hedge screen boundaries around the other sides of the site would largely remain unchanged.
136. Tree planting would be incorporated to the proposed east and west pedestrian entrances and hedge planting would be incorporated to screen views into the car park and bus drop off area. Ornamental planting would break up hard surfaces within the site.
137. Recommendations made by the Landscape Team have been incorporated into amended proposals, and conditioned, in relation to distances between the road kerb and excavations near the trees to accommodate the car park kerbs. Similarly absorbed into proposals are comments made relating to the pedestrian links between mature trees and the location of the footway to the north of the vehicular access.
138. It is recognised that the removal of some trees to facilitate, in particular the proposals to the western side of the site would result in some loss of trees, especially to an important visual group that are sited to the western boundary. This would normally be considered contrary to SLP Policy E15. However, the locations of the proposed pedestrian entrances have been re-arranged slightly to reduce the number of trees to be lost. Measures are to be put in place to ensure working practices are used that would minimise the potential of damage to other trees within these areas. A large amount of tree planting is proposed on the site and a hedge is to be incorporated to the western edge of the bus drop off area to replace and mitigate against the loss of trees along the road frontage as required by SLP Policy E15.
Impact upon Protected Species
139. A protected species risk assessment has been submitted in support of the application which identifies that the existing ecology on the site is limited. The Councils Ecologist is satisfied that the risk or presence and hence impact on protected species by the proposals is low and has no objections to the proposals. Retaining the majority of existing vegetation around the perimeter of the site would protect existing habitats and minimise impacts on biodiversity as required by paragraph 109 of the NPPF.
140. The Environment Agency has advised that a scheme should be devised to protect a 3 metre wide buffer zone around the proposed new attenuation pond. The reason for this is that development that encroaches on ponds has a potentially severe impact on their ecological value. Land alongside ponds is particularly valuable for wildlife.
141. The supporting documents with the application state that the existing school pond would be retained with additional scrub planting. It is recommended that this planting is of native species and that once mature would provide some areas of shade over the pond.
142. These requirements would be in line with paragraph 109 of the NPPF which recognises that the planning system should aim to conserve and enhance the natural and local environment by minimising impacts on biodiversity and providing net gains where possible. This would contribute to the Government’s commitment to halt the overall decline in biodiversity, including establishing coherent ecological networks that are more resilient to current and future pressures. Paragraph 118 of the NPPF also states that opportunities to incorporate biodiversity in and around developments should be encouraged.
Flooding and Drainage
143. The application site is in fluvial flood zone 1, which is the low risk zone and relates to land where the risk from fluvial flooding is less than 0.1% per annum. The redevelopment increases the extent of the impermeable area of the site, which could increase flood risk elsewhere through increases to the rate and volume of surface water runoff. However, the application is supported by a flood risk assessment (FRA) which advises that the site is impermeable and unsuitable for soak away use. Therefore it is proposed to discharge surface water at an attenuated rate to a combined sewer to avoid any flood risk. It is proposed to route the surface water run- off to an attenuation pond to be sited to the north of the vehicular access route. The pond would slow down surface water on route to the sewer. This has been agreed as acceptable with Northumbrian Water and the Environment Agency.
144. Surface water run-off should be controlled as near to its source as possible through a sustainable drainage approach to surface water management and should mimic natural drainage as much as possible. This approach involves using a range of techniques including soakaways, infiltration trenches, permeable pavements, grassed swales, ponds and wetlands to reduce flood risk by attenuating the rate and quantity of surface water run-off from a site. This proposed approached is in line within the principles of sustainable urban drainage which can also offer other benefits in terms of promoting groundwater recharge, water quality improvement and amenity enhancements.
145. An acceptable method of foul drainage disposal would be connection to the foul sewer. Northumbrian Water has been consulted and advises that that the sewerage and sewage disposal systems serving the development have sufficient capacity to accommodate the additional flows, generated as a result of the development, without causing pollution.
146. Subject to the implementation of conditions the proposal is considered to comply with the requirements of paragraph 100 of the NPPF which should ensure that flood risk is not increased elsewhere and that development is appropriately flood resilient and resistant.
Other Issues
147. Part 10 of the NPPF highlights the general need to improve energy efficiency in new development. Policy 38 of the RSS seeks to ensure that within all major development proposals a 10% energy efficiency reduction is achieved. The Local Planning Authority has a standard condition which can be attached to any approval to ensure that such a scheme is devised and this condition is recommended on any approval. Initially it has been indicated that a split system or VRF heating and cooling (which utilises air source heat pumps in the heat recovery system) would be incorporated. This would assist in achieving the objective of the conservation of energy as required by SLP Policy D1.
148. A BREEAM ‘very good’ rating has been provisionally achieved for the proposed development. This would be achieved through the incorporation of a number of key sustainability features at the site. These include energy efficiency, minimization of waste, increase in biodiversity, environmentally sound material sourcing, and commitments to achieve high scoring on the considerate contractors scheme.
149. The proposal has generated public interest and comment. The views received have been documented and the planning related issues considered in the main body of the report. As a result of issues raised some adjustments to the proposals have been made and further consideration have been given to the impact on the local road network.
CONCLUSION
150. The proposed development is part of the national BSF programme to create first class schools at the heart of local communities to meet 21 st Century needs. The proposed Spennymoor scheme would replace and refurbish existing school buildings on two school sites in a single development that would be equipped to meet modern educational and community needs and would involve significant capital and social investment in the local area.
151. The combined school development would be located on land occupied by the existing Spennymoor School and playing fields close to Spennymoor town centre. The site is not allocated for any specific purpose by saved policies in the adopted local plan and the development would be in general conformity with locational criteria within national and regional planning policies that seek to direct new development to sustainable and accessible sites within urban locations. There is therefore no objection in planning policy to the principle of the proposals.
152. Existing playing fields on the site that are also used for informal recreation purposes would be substantially retained. Works to improve the appearance, condition and access to this area are proposed. A proposed new four court MUGA would replace exiting courts in a poor condition.
153. The existing on site buildings have limited visual appeal and subject to conditions regarding materials the proposal has the potential to make a positive contribution to the character and appearance of the site. The site is large enough to accommodate the intended scale and location of the proposed extension and associated external works and would raise no significant amenity issues of an adverse nature for neighbouring residents.
154. The proposal would result in some loss of mature trees to the western perimeter of the site. This is to be kept to the minimum possible to facilitate the development. Generally the majority of perimeter landscape features on the site are to be retained and tree and hedge planting enhanced throughout the rest of the site.
155. The proposed development has generated some local objection, largely in respect of increased traffic and highway safety. This has been evident in both the evolution of the proposals and response to the planning application. The proposal would increase the numbers of people using the site and would affect vehicular movements and travel patterns within the vicinity. Whilst there would be some localised increase in traffic for short periods at peak school hours, the overall impacts of the development on the surrounding road network would be within acceptable limits. The scheme would incorporate mitigation measures and improvements within the local highway network to encourage less reliance on the private car in line with wider health and sustainability objectives. The position and general configuration of new vehicular accesses would be widened and would meet highway design and safety requirements. Additional car parking would be included within the scheme in recognition of local circumstances.
156. In weighing the issues and concerns it is also accepted that the proposal raises issues and genuine fears and concerns about the loss, relocation and re-provision of school facilities and the form these would take. Nevertheless, it is considered that these are matters that have and can be acceptably and appropriately addressed and that there are no substantive planning reasons for rejecting the principle of this development on the site.
157. Having regard to the size and location of the proposed development and its relationship to the surrounding built and natural environment, it is considered that it would be a positive addition that would consolidate and enhance the status of the site and provide wider ranging community benefits. Subject therefore to the imposition of suitable planning conditions to cover finer points of detail and related issues it is concluded that the proposal should be supported as it would accord with relevant planning policy and would otherwise be acceptable in terms of any relevant impacts.
RECOMMENDATION
That the application be APPROVED subject to the following conditions:
1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason- Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.
2. The development hereby approved shall be carried out in strict accordance with the following approved plans and documents:
Plans: Site Location Plan-WP-AP-S01 Rev No: P1-00 (Apr 2012) Ground Floor Plan – As Existing: WP-AP-S02 Rev No: P1-00 (May 2012) First Floor Plan – As Existing: WP-AP-S03 Rev No: P1-00 (May 2012) Existing Elevations – Sheet 1: WP-AP-S04 Rev No: P1-00 (May 2012) Existing Elevations – Sheet 2: WP-AP-S05 Rev No: P1-00 (May 2012) Concept Proposal: WP-AP-C01 Rev No: P1-00 (Apr 2012) Ground Floor Plan: WP-AP-001 Rev No: P1-00 (Apr 2012) First Floor Plan: WP-AP-002 Rev No: P1-00 (Apr 2012) Second Floor Plan: WP-AP-003 Rev No: P1-00 (Apr 2012) Roof Plan: WP-AP-004 Rev No: P1-00 (Apr 2012) New Build Elevations Sheet 1: WP-AP-010 Rev No: P1-00 (Apr 2012) New Build Elevations Sheet 2: WP-AP-011 Rev No: P1-00 (Apr 2012) Whole School Elevations Sheet 1: WP-AP-012 Rev No: P1-00 (Apr 2012) Whole School Elevations Sheet 2: WP-AP-013 Rev No: P1-00 (Apr 2012) Whole School Elevations Sheet 3: SP-AP-014 Rev No: P1-00 (Apr 2012) GA Sections Sheet 1: WP-AP-020 Rev No: P1-00 (Apr 2012) GA Sections Sheet 2: WP-AP-021 Rev No: P1-00 (Apr 2012) 3D Visuals: WP-AP-040 Rev No: P1-00 (Apr 2012) Landscape Master Plan: WP-L-977-PRP-001 Rev No: S2-00 (19.06.12) Detailed Area 1 – Car Park: WP-L-977-GAP-002 Rev No: P1-01 (08.05.12) Detailed Area 2 – Informal Dining / Pond Area: WP-L-977-GAP-003 Rev No: P1-01 (08.05.12) Detailed Area 3 – Service Road Access: WP-L-977-GAP-004 Rev No: P1-01 (08.05.12) Detailed Area 4 – Eastern Entrance: WP-L-977-GAP-005 Rev No: P1-01 (08.05.12) Detailed Area 5 – Main Yard: WP-L-977-GAP-006 Rev No: P1-01 (08.05.12) Detailed Area 6 – Western Entrance: WP-L-977-GAP-007 Rev No: P1-01 (08.05.12) Detailed Area 7 – North West Pitches: WP-L-977-GAP-008 Rev No: P1-01 (08.05.12) Detailed Area 8 – Northern Pitches: WP-L-977-GAP-009 Rev No: P1-01 (08.05.12) Detailed Area 9 – North Eastern Pitches: WP-L-977-GAP-010 Rev No: P1-01 (08.05.12) Secure Boundary Fence line Plan: WP-L-GAP-011 Rev No: P1-01 (08.05.12) Planting Strategy: L-977-PRP-028 Rev No: P1-01 (08.05.12) Proposed Drainage Layout: WP-CL-5201 Rev No: S1-00 (03.04.12) External Lighting & CCTV: BS—(63)4001 Rev No: S1-00 (02.04.12) Tree Constraint Plan: TCP_01 (30.03.12) Tree Protection Plan (TPP): TPP_01 (30.03.12)
Documents: Design and Access Statement and additional supporting information in relation to planning application for works to Whitworth Park School & Sixth Form College dated May 2012 Arboricultural Implication Report Whitworth Park School * Sixth Form College Report date 30 March 2012 18 June 2012 Whitworth Park School and Sixth Form College - Interim Transport Assessment Report (Volume 1; Text Tables, Figures) 18 June 2012 Whitworth Park School and Sixth Form College - Interim Transport Assessment Report (Volume II: Appendices) 20 June 2012 Whitworth Park School and Sixth Form College - Addendum No. 1 to the Interim Transport Assessment Report 20 June 2012 Whitworth Park School and Sixth form College - Addendum No. 2 to the Interim Transport Assessment Report
Reason- To define the consent and ensure that a satisfactory form of development is obtained in accordance with Policies T1, D1, D2, D3, L5, L11 and D8 of the Sedgefield Local Plan.
3. Notwithstanding any details of materials submitted with the application samples of the external walling and roofing materials of the new and re-furbished buildings should be submitted to and approved in writing by the Local Planning Authority prior to the construction of the relevant phase of the development to which the material relates. The development shall be constructed in accordance with the approved details.
Reason- In the interests of visual amenity having regards to Policies, L11 and D1 of the Sedgefield Local Plan.
4. Prior to the opening of the new Whitworth Park School and 6 th Form College in the Autumn Term of 2012, litter bins shall be installed in locations to be submitted to and approved in writing by the Local Planning Authority.
Reason- In the interests of visual amenity having regards to Policies L11 and D1 of the Sedgefield Local Plan.
5. Prior to the opening of the new Whitworth Park School and 6 th Form College in the Autumn Term of 2012 a scheme for the provision of foul water drainage works shall be submitted to and approved in writing by the Local Planning Authority. The drainage shall be completed in accordance with the details and timetable agreed.
Reason-To ensure satisfactory drainage of the site in accordance with Policies L11 and D1 of the Sedgefield Local Plan.
6. Prior to the opening of the new Whitworth Park School and 6 th Form College in the Autumn Term of 2012, a scheme for the provision of surface water drainage, including flow attenuation rate to the combined sewer, shall be submitted to and approved in writing by the Local Planning Authority. The scheme hereby approved shall be implemented in accordance with the approved details and timetable agreed.
Reason-To ensure satisfactory drainage of the site in accordance with Policies L11 and D1 of the Sedgefield Local Plan.
7. Before the construction of the buildings hereby approved a scheme demonstrating how C02 reduction and energy efficiency measures will be incorporated into the approved development shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented and retained in accordance with the approved scheme thereafter.
Reason-In order to minimise energy consumption and to comply with the aims of policy D1 of the Sedgefield Local Plan and NPPF Part 10 - Meeting the Challenge of Climate Change, Flooding and Coastal Change.
8. Before the construction of the buildings hereby approved details of the height, type, position and angle of external lighting shall be submitted to and approved in writing by the Local Planning Authority prior to the installation of the lighting and locations of the proposed external lighting being brought into use. The lighting shall be erected and maintained in accordance with the approved details.
Reason- In the interests of the amenity of nearby residents and appearance of the area in accordance with Policy D1 of the Sedgefield Local Plan and NPPF Part 10 - Meeting the Challenge of Climate Change, Flooding and Coastal Change.
9. Before completion of the buildings hereby approved details of the means of enclosure to the site shall be submitted to and approved in writing by the Local Planning Authority. The enclosures shall be constructed in accordance with the approved details.
Reason: In the interests of visual amenity having regards to Policies L11 and D1 of the Sedgefield Local Plan.
10. Prior to the commencement of the Autumn Term of 2013 or completion of the development hereby approved, whichever is the sooner, a community use management agreement, prepared in consultation with Sport England, shall be submitted to and approved in writing by the Local Planning Authority. The agreement shall include details of pricing policy, hours of use, access by non school users/non- members, management responsibilities and a mechanism for review. The approved agreement shall be implemented upon commencement of use of the development and shall apply to the Multi-Use Games Area and shall thereafter be retained and maintained for such use.
Reason- To secure well managed safe community access to the sports facility, to ensure sufficient benefit to the development of sport and to accord with Policies L5 and D8 of the Sedgefield Local Plan.
11. All construction deliveries, construction and/or demolition works shall take place during the following time periods: Monday to Friday 0800hrs to 1800hrs, Saturday 0830hrs to 1300hrs, with no site activities on Sundays and Bank and Public Holidays.
Reason- In the interests of residential amenity having regards to Policies L11 D1 of the Sedgefield Local Plan.
12. Before the development hereby approved is commenced a demolition and construction method statement shall be submitted to and approved in writing by the local planning authority. The statement shall include: appropriate working practices to minimise dust and noise disturbance during demolition and construction phases of the development; the provision of a site compounds for the storage of material, machinery and operative vehicles within the site and clear of the public highway; measures to ensure that no material will be deposited on the public highway; and, the provision of a turning area capable of accommodating all construction and delivery vehicles to the site which shall be kept clear of obstructions at all times. Thereafter the development shall take place in accordance with the approved scheme.
Reason: In the interests of residential amenity having regards to Policy D1 of the Sedgefield Local Plan.
13. Prior to the opening of the new Whitworth Park School and 6 th Form College in the Autumn Term of 2012 a School Travel Plan shall be submitted to and agreed in writing by the Local Planning Authority in accordance with the Department for Transport School Travel Plan Quality Assurance Advice Note 2007. This shall be implemented in accordance with the agreed details prior to the opening of the school.
Reason-In order to encourage sustainable means of travel in accordance with Polices T1, D1, D2, D3 and Part 4 – Promoting Sustainable Transport of the NPPF.
14. Prior to the opening of the new Whitworth Park School and 6 th Form College in the Autumn Term of 2012 the uncontrolled access into the garage/car sales site at the existing signalised Whitworth Road/Grayson Road junction must be closed and replaced with a footway construction in accordance with details to be submitted to and approved in writing by the Local Planning Authority.
Reason-In order to encourage sustainable means of travel in accordance with Polices T1, D1, D2, D3 and Part 4 – Promoting Sustainable Transport of the NPPF.
15. Prior to the end of the Autumn Term of 2012 a pedestrian crossing phase shall be introduced at the existing signalised Whitworth Road/Grayson Road junction in accordance with details to be submitted to and approved in writing by the Local Planning Authority.
Reason-In order to encourage sustainable means of travel in accordance with Polices T1, D1, D2, D3 and Part 4 – Promoting Sustainable Transport of the NPPF.
16. The provision of 'H' road markings to ‘Diag. 1026.1 The Traffic Signs Regulations and General Directions 2002’ to the existing vehicular access points of St. Pauls Gardens, Whitworth Road, Whitworth Close, Westmoor Close and Page Grove must be offered to the occupiers of properties. Where an occupier accepts the offer the markings must be provided prior to the commencement of the Autumn Term of 2013 or completion of the development hereby approved, whichever is the sooner.
Reason-In the interests of highway safety and to comply with Policies T1, D1, D2 and D3 of the Sedgefield Local Plan.
17. Prior to the commencement of the Autumn Term of 2013 or completion of the development hereby approved, whichever is the sooner, traffic sign requirements shall be implemented in accordance with the following requirements;
1. 'SCHOOL KEEP CLEAR' zig-zag road markings to ‘Diag. 1027.1 The Traffic Signs Regulations and General Directions 2002’ must be created to the pedestrian access points on St. Pauls Gardens and Whitworth Road'. 2. 'KEEP CLEAR' road markings to ‘Diag. 1026 The Traffic Signs Regulations and General Directions 2002 ‘must be created to the improved vehicular access point on Whitworth Road.
Reason-In the interests of highway safety and to comply with Policies T1, D1, D2 and D3 of the Sedgefield Local Plan.
18. The existing western access to the site off Whitworth Road shall only be used for construction traffic until the Autumn Term of 2013 or completion of the development hereby approved, whichever is the sooner.
Reason-In the interests of highway safety and to comply with Policies T1, D1, D2 and D3 of the Sedgefield Local Plan.
19. Prior to the commencement of the development a scheme for the design and implementation of junction sight visibility splays 2.4 x 43 metres in both directions at the existing school entrance off Whitworth Road shall be submitted to and approved in writing by the Local Planning Authority. This will include measures to ensure the safe access and egress of all vehicles accessing the site from commencement of the development. Thereafter the required visibility splays are to be implemented prior to any works commencing on site.
Reason-In the interests of highway safety and to comply with Policies T1, D1, D2 and D3 of the Sedgefield Local Plan.
20. Prior to the commencement of the Autumn Term of 2013 or completion of the development hereby approved, whichever is the sooner,, the proposed improved vehicular access shown on Drawing No. Detailed Area 1 – Car Park: WP-L-977-GAP- 002 Rev No: P1-01 onto Whitworth Road must be completed in accordance with these approved details and shall incorporate the construction of 2.4 x 43 metres junction sight visibility splays in both directions.
Reason-In the interests of highway safety and to comply with Policies T1, D1, D2 and D3 of the Sedgefield Local Plan.
21. Prior to the commencement of the Autumn Term of 2013 or completion of the development hereby approved, whichever is the sooner, the pedestrian footway link and pedestrian crossing point improvement on Whitworth Road as shown on the Landscape Master Plan: WP-L-977-PRP-001 Rev No: S2-00 must be completed in accordance with these agreed details.
Reason-In the interests of highway safety and to comply with Policies T1, D1, D2 and D3 of the Sedgefield Local Plan.
22. Prior to the commencement of the Autumn Term of 2013 or completion of the development hereby approved, whichever is the sooner, the car park shown on Drawing No. Detailed Area 1 – Car Park: WP-L-977-GAP-002 Rev No: P1-01 shall be constructed, marked out and made available for use, in accordance with a timetable to be agreed with the Local Planning Authority. Thereafter the car parking spaces shall be used and maintained in such a manner as to ensure their availability at all times for the parking of vehicles.
Reason-In the interests of highway safety and to comply withPolicies T1, D1, D2 and D3 of the Sedgefield Local Plan.
23. Details of the earthworks to be undertaken as part of the development shall be submitted to and approved in writing by the Local planning authority before being implemented on site. These details shall include the proposed grading and mounding of land areas including the levels and contours to be formed, including the relationship of proposed mounding to existing vegetation and surrounding landform. The development shall be carried out in accordance with the approved details.
Reason-In the interests of the amenity of nearby residents and appearance of the area in accordance with Policy D1 of the Sedgefield Local Plan.
24. Details and location/siting of any air conditioning plants to be implemented shall be submitted to and approved in writing by the Local Planning Authority before being implemented on site. The development shall be carried out in accordance with the approved details.
Reason-In the interests of the amenity of nearby residents and appearance of the area in accordance with Policy D1 of the Sedgefield Local Plan.
25. The south approved Whitworth Road pedestrian links between mature trees shall be constructed as a 'no-dig' cellular mat based solution details of which shall be submitted within 3 months of the commencement of the development. The setting out of the exact siting of the proposed pedestrian footpaths shall be agreed on-site with the Local Planning Authority before works commence and include the surrounding these areas which they may impact on.
Reason- In the interests of the visual amenity of the area and to comply with Policies L11, E15 and D1 of the Sedgefield Local Plan.
26. Within 3 months of commencement of the development a landscaping scheme shall be submitted to the Local Planning Authority for approval, based on the Landscape Master Plan: WP-L-977-PRP-001 Rev No: S2-00 (19.06.12) and include those details listed below including timing of proposed works. The development shall be implemented in full accordance with the approved scheme.
Details of the tree planting and shelters in the main yard Finished topsoil levels and depths. Details of temporary topsoil and subsoil storage provision. Details of land and surface drainage. Details of all utility services installations and alignments. Post-construction remedial works The establishment maintenance regime, including watering, rabbit protection, tree stakes, guards etc.
No tree shall be felled or hedge removed until the landscape scheme, including any replacement tree and hedge planting, is approved as above.
Any submitted scheme must be shown to comply with legislation protecting nesting birds and roosting bats.
The Local Planning Authority shall be notified in advance of the start on site date and the completion date of all external works.
Trees, hedges and shrubs shall not be removed without agreement within five years.
Reason- In the interests of the visual amenity of the area and to comply with Policies L11, E15 and D1 of the Sedgefield Local Plan.
27. All planting, seeding or turfing and habitat creation in the approved details of the landscaping scheme shall be carried out in the first available planting season following the practical completion of the development.
No tree shall be felled or hedge removed until the removal/felling is shown to comply with legislation protecting nesting birds and roosting bats.
Any approved replacement tree or hedge planting shall be carried out within 12 months of felling and removals of existing trees and hedges.
Any trees or plants which die, fail to flourish or are removed within a period of 5 years from the substantial completion of the development shall be replaced in the next planting season with others of similar size and species, unless the planning authority gives written consent to any variation.
Replacements will be subject to the same conditions.
Reason- In the interests of the visual amenity of the area and to comply with Policies L11, E15 and D1 of the Sedgefield Local Plan.
28. No construction work shall take place, nor any site cabins, materials or machinery be brought on site until all trees and hedges, indicated on the approved dimensioned tree protection plan as to be retained, are protected by the erection of fencing, placed as indicated on the plan, to be inspected by the Local Planning Authority and agreed in writing as satisfactory. Fencing should comprise of a vertical and horizontal framework of scaffolding, well braced to resist impacts, and supporting temporary welded mesh fencing panels or similar approved in accordance with BS.5837:2012.
No operations whatsoever, no alterations of ground levels, and no storage of any materials are to take place inside the fences, and no work is to be done such as to affect any tree.
No underground services trenches or service runs shall be laid out in root protection areas, as defined on the Tree Constraints Plan. Any methods of installation must be considered following guidance in BS 5837:2012 'Trees in Relation to Construction' and carried out in accordance with the National Joint Utilities Group ('Guidelines for planning, installation and maintenance of utility services in proximity to trees)
Any construction within the Root Protection Area (RPA) must be the subject of a site specific arboricultural method statement (AMS) submitted to and approved in writing by the Local Planning Authority. The Method Statement must include, but is not confined to, site levels before and after construction, product details and specifications, a plan of works and porous surface details for any construction within the RPA.
Reason- In the interests of the visual amenity of the area and to comply with Policies L11, E15 and D1 of the Sedgefield Local Plan.
29. The tree works hereby approved shall be carried out in accordance with BS 3998 :2010 Recommendations for Tree Work
Reason- In the interests of the visual amenity of the area and to comply with Policies L11, E15 and D1 of the Sedgefield Local Plan.
30. Within three months of commencement of development a scheme for the provision and management of a 3m wide buffer zone alongside the proposed pond shown on Landscape Master Plan: WP-L-977-PRP-001 Rev No: S2-00 shall be submitted and agreed in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved scheme. The buffer zone scheme shall be free from built development including lighting, fencing and formal landscaping. The scheme shall include: 1. Plans showing the extent and layout of the buffer zone 2. Details of and proposed planting scheme. This should incorporate native species. 3. Details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term. 4. Details of any proposed footpaths, fencing, lighting etc.
Reason-In order to conserve and enhance the natural and local environment by minimising impacts on biodiversity and as required by paragraph 109 and 118 of the NPPF.
REASONS FOR THE RECOMMENDATION
1) The proposed development is considered acceptable having regard to guidance contained within the National Planning Policy Framework, relevant RSS policies, and Policies T1, D1, D2, D3, L5, L11, E15 and D8 of the Sedgefield Local Plan.
2) In particular the development was considered acceptable having regard to consideration of issues of the principle and location of the development, its visual impact, and effects on highway safety, open space, the environment, protected species, drainage and flooding and amenity of adjacent occupants and uses.
3) Whilst it is acknowledged that there is local opposition to the proposal with concerns largely being concentrated on highway safety, car parking and impact upon residential amenity, such concerns are not considered to be of sufficient weight to outweigh the otherwise acceptable nature of the development proposed.In addition matters such as highway safety and impact upon amenity can be controlled through the imposition of appropriate conditions.
BACKGROUND PAPERS
− Submitted application forms, plans and supporting documents. − National Planning Policy Framework (March 2012). − North East of England Plan Regional Spatial Strategy to 2021 (RSS) July 2008. − Sedgefield Borough Local Plan (1996) & Saved Policies (2009). − Statutory, internal and public consultation responses.
SITE BOUNDARY
CMA/7/88 Construction of new school buildings (single storey, part 2/part 3 storey), alterations to existing buildings and school site and demolition of existing administration block. Spennymoor Planning Services Comprehensive School, Whitworth Road, Spennymoor, DL16 7LN.
This map is based upon Ordnance Survey material with the permission o Ordnance Comments Survey on behalf of Her majesty’s Stationary Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceeding. Durham County Council Licence No. 100022202 2005 Date 05/07/12