BRICKNELL

00021517V

Kelvin Hall School, Bricknell Avenue, , HU5 4QH,

Erection of new school to replace existing (to also include playing fields and changing facilities at former William Gee School site).

Mr Allan Grantham

SUMMARY

• Erection of new school to replace existing (to also include playing fields and changing facilities at former William Gee School site).

• Major application.

• Comments submitted.

• Recommended for conditional approval.

SITE

Kelvin Hall School, Bricknell Avenue - the Kelvin Hall site is located on the south-west side of Bricknell Avenue. The existing school buildings are two & three storey, flat roofed buildings of a utilitarian design. A sports hall has recently been erected. There are existing adjacent parking areas, and a playing field is located to the south-west of the school buildings. The playing field includes full size sports pitches and a MUGA.

Wyke College is located immediately to the south-west of the school site. The college site comprises several new two storey buildings. Wyke has shared playing field facilities to the rear of its site.

There are two storey terraced properties to the north-west and south-east, on Burniston Road and Grammar School Road. There are also two storey terraced properties on the north-east side of Bricknell Avenue.

The area surrounding the site is predominantly residential in character.

The school playing field (including the area of the existing MUGA) is designated as an area of urban greenspace in the Local Plan.

The former William Gee School site is located on Bishop Alcock Road.

PROPOSAL

Erection of new school to replace existing (to also include playing fields and changing facilities at former William Gee School site) -

The proposed scheme involves the redevelopment of the Kelvin Hall School site. The application is for a new part 3-storey, part 2-storey school building, together with new hard and soft landscaped areas (including an entrance plaza), staff and visitor car parking, remodelled sports areas including a floodlit synthetic turf pitch/MUGA, vehicular and pedestrian accesses from Bricknell Avenue, and other elements.

The proposed school building would be located to the east of the new school sports hall, and would adjoin the sports hall. Its primary elevation would face Bricknell Avenue. 141 parking spaces would be provided.

The proposed development is a BSF project. The proposed building would accommodate up to 1550 secondary school pupils (aged 11-16), with a total internal floor area of approximately 11,410 m². It’s understood that approximately 180 - 200 members of staff would be employed. The proposed new school building would contain a wide variety of flexible teaching spaces, classrooms, & design studios, central forum areas, a learning resource centre, dining spaces, a library, community spaces & facilities, offices, and various other ancillary facilities. The building would also comprise roof garden spaces.

A planetarium is also proposed on the roof.

The proposed scheme would also include remodelled playing fields and a new sports pavilion with changing facilities at the former William Gee School site.

PLANNING HISTORY

Application 22021S, Creation of earth bunds to provide spectator areas to serve multi-use games area, Approved 2007.

Application 22021Q, Erection of school buildings following demolition of selected existing school buildings (Outline application - all matters reserved), Approved 2006.

Application 22021P, 1. Construction of new access road with vehicle parking and pedestrian access to serve Sports Hall, Kelvin Hall School, and Wyke 6th Form College, 2. Closure of existing vehicular accesses on Bricknell Avenue and Grammar School Road, Approved 2005.

Application 22021N, 1) Construction of multi-use games area, 2) Erection of perimeter fence (max height 4.0m; 13'2''), 3) Installation of 8 no 18m; 59' high floodlight columns, Approved 2005.

Application 22021M, 1) Construction of pedestrian and vehicular access to Bricknell Avenue, 2) Construction of car park with 29 spaces, Refused 2004.

Application 22021K, Erection of building to provide sports hall with associated changing and storage facilities, multi gym and dance studio, Approved 2004. Various other applications for minor extensions / additions.

REPRESENTATIONS

A letter of objection has been submitted by the occupant of 145 Bricknell Avenue, raising the following:

- It is noted that the site compound is proposed to be situated adjoining the side boundary of 145 Bricknell Avenue and the Burniston Road tenfoot. To minimise the potential for noise and disturbance from this area there needs to be a stringent and enforceable policy in place in order to preserve the residential amenity of the adjoining dwellings over what promises to be a lengthy construction period.

- The working/delivery hours should in no circumstances extend beyond those the Environmental Health Officer has indicated are likely to be imposed.

- The existing trees on the site have received no regular pruning or trimming for some years, and as the cost of this maintenance is borne by the school budget it cannot be expected to take priority over the costs of the school's core function. As a consequence, trees have tended to become over large and bushy, and when in leaf a continuous canopy forms in some areas blocking out the light.

- Although the consultant arborist has suggested some work is required, it is recommended that the trees in close proximity to dwellings be substantially pruned with the removal of lower branches and the thinning of crowns. This would add greatly to local amenity and would constitute an insignificant amount to the total development cost. It would also obviate the need for the school to expend any significant sum in this regard for some time to come during a period of tight public finances. In particular, the western balsam poplar shown as reference 66 on the arborist's plan and schedule is not a variety which would today be considered suitable for an urban environment. It is very much out of scale, and some years ago a sizeable section of the main trunk broke off causing the tree to become overly bushy and misshapen. The branches which overhang the main road, the electricity sub-station and the side drive of 145 Bricknell Avenue occasionally break off in strong winds with the potential for injury to road users and damage to property. In addition, in late spring, the often voluminous cotton wool seeds which disperse over a period of weeks can obscure the vision of passing motorists and cyclists, cause problems for hay fever sufferers, block water courses and leave a thick sticky residue on any cars parked within the vicinity. Ideally I would suggest that, despite its "A" classification, consideration should be given to its removal and replacement with a specimen more in keeping with its surroundings. Failing this the tree needs to be extensively pruned and thinned as part of the scheme to minimise the problems noted above.

A letter of objection has been submitted by the occupant of 16 Burniston Road, raising the following:

- Land close to Burniston Road tenfoot would be used for sport uses.

- How much higher is the boundary fence going to be to prevent balls coming over? It is currently 6ft high.

- The trees on the Burniston Road tenfoot boundary appear to be damaging the tenfoot surface. Something should be done about this.

A letter of objection has been submitted by Spawforths Associates on behalf of the Hull Churches Housing Association , raising the following:

- Hull Churches HA own and manage the Priory Drive development - a dispersed sheltered scheme with 106 of 130 homes purpose built for older citizens and people with disabilities. There are several points of access to Hull Churches HA's development from Priory Drive, as well as a single point of access to St Francis Court from Priory Road. The development also incorporates a structural landscaped 'buffer' between the railway line and the rear garden boundaries of properties at 14, 15, 16 and 17 St Edmunds Court, which is also within the ownership and control of Hull Churches HA. This landscaped 'buffer' is an integral part of the development which, through physical separation of the railway, footbridge crossing and the nearest occupied dwellings, helps ensure an acceptable degree of privacy, protection from noise and level of amenity for the properties at 14, 15, 16 and 17 St Edmund's Court. We have enclosed a plan of the site layout for your information.

- We understand that some of our residents have been advised that the footbridge between Priory Drive and Kelvin Hall School is capable of being improved through development of a replacement footbridge with Disability Discrimination Act (DDA) compliant ramped access on either side of the railway line. However, such works would require land on either side of the railway in order to accommodate the ramped access structures and the indicative sketch plans suggest that this would involve development of one of the ramped structures within the aforementioned structural landscaped 'buffer' between the railway line and the rear garden boundaries of properties at 14, 15, 16 and 17 St Edmund's Court.

- We understand that Building Schools for the Future (BSF) wish to promote Priory Drive and the railway footbridge as a pedestrian route between Kelvin Hall and its catchment on the western side of the railway line.

- We appreciate the responsibilities that BSF have to deliver the change programme and to facilitate, where practicable, safe access and routes to schools. However, in this particular case, this objective must be weighed against the detrimental impact that the DDA compliant bridge works would have upon the privacy and amenity of neighbouring residential properties at 14, 15, 16 and 17 St Edmund's Court, particularly as these bungalows are occupied by elderly and vulnerable residents and on the Hull Churches HA's wider property interests.

- We believe that any future DDA compliant bridge works proposal would unacceptably diminish the quality of life and quiet enjoyment presently enjoyed by our residents and will also encourage anti-social behaviour and disturbance to take place upon the structure that will be harmful to residential amenity and the development as a whole.

- We therefore wish to confirm our objection to any future proposal to introduce a ramped access structure on the landscaped 'buffer' to the west of the railway line. In these circumstances, we request your support in achieving a practicable solution that gives due regard to the needs of the Hull Churches HA's residents as well as the children and young people of the neighbourhood.

Highways DC - No objections, specific conditions recommended, including a condition recommending improvements to the Priory Drive footbridge. . Sport England (SE)- Comments submitted. No objections indicated to date, although no final response submitted. SE have requested some further justification for the proposed synthetic turf pitch. Final comments on this are likely to be submitted prior to Committee (as a late representation).

Environment Agency - In the absence of an acceptable FRA, the EA currently object for the following reasons:

- The submitted FRA does not comply with the requirements set out in annex E, paragraph E3 of PPS25.

- The submitted FRA fails to justify the absence of a range of SUDs on site. It is appreciated that infiltration techniques may not be viable due to underlying clay, however, the applicant should investigate available SUDs.

- SUDs such as green roofs, rainwater harvesting, & grey water reuse could be utilised.

- It is acknowledged that the applicant will provide sufficient underground storage, although a new educational establishment should be an exemplar of design.

- There is also a lack of provision of an adequate place of safety at the William Gee site. Confirmation that the buildings at the William Gee site need to be submitted.

- Conditions are recommended.

Nb: The applicants are seeking to address the EA objections. The applicants have submitted a document confirming that SUDs (infiltration techniques / soakaways, & rainwater harvesting) would be utilised at the Kelvin Hall site. The EA have accepted these proposals. However, the EA have not yet fully removed their objection (prior to the FRA being updated). EA comments are anticipated prior to Committee (as a late representation).

Environmental Health (Public Protection) - No objections, subject to conditions (comments regarding construction, land remediation, potential emissions, noise, air quality, and lighting have been submitted).

Natural England - No objections to this application.

Yorkshire Water - Conditions recommended. Some concerns raised regarding land drainage proposals, infiltration systems, water storage facilities, & restricted surface water discharge rates to sewers (as referred to in the FRA) (subsequently, YW have verbally confirmed that conditions can be imposed to address these matters).

Humber Archaeology Partnership - Condition recommended for the implementation of a programme of archaeological works.

HCC Access Officer - No comments submitted to date (condition suggested).

Humber Design Review Panel (ARC) - No comments available at the time of preparing this Committee report (pre-application comments were submitted).

Urban Forestry - Full comments not submitted at the time of preparing this Committee report (comments likely to be submitted prior to Committee as a late representation).

Humberside Police - No comments submitted.

East Riding of Yorkshire Council - No comments to make.

Yorkshire Forward (Regional Development Agency) - No comments to make.

APPLICANTS CASE

The applicants have submitted several documents to accompany the application, including a detailed Design & Access Statement, a Planning Statement, an Open Space Assessment, a Flood Risk Assessment, a Transport Assessment (with Travel Plan details), a land contamination report, an archaeology report, a sustainability report, a tree report, and further supporting documents.

The applicants state that, whilst the application to which this report relates seeks full planning consent, the extant outline approval has established that the principle of the redevelopment is acceptable. This extant outline consent should therefore be given significant material weight in the determination of the planning application.

The proposed school has been developed in response to ’s education and accommodation schedule which relates to the educational policy and catchment area demand.

The submitted Open Space Assessment states that, as part of the development proposals, sports pitches and facilities will be provided on both sites and there will as reasonable net quantitative increase in the level of provision. In terms of the Wyke sub-area, despite a high level of accessibility, there is insufficient current provision to meet current and future demand for sports facilities.

The submitted Design & Access Statement outlines the design merits of the development and the design development process.

The applicants have also stated that they have utilised CABE’s (Commission for Architecture & the Built Environment) 10 Key points for design quality as an additional benchmark against which to assess the scheme.

CABE have set out minimum standards that BSF schemes should adhere to, including - 1. Identity and context (making a school the students and community can be proud of); 2. Site plan (making best use of the site); 3. School grounds (making assets of the outdoor spaces); 4. Organisation (creating a clear diagram for the buildings); 5. Buildings (making form, massing, and appearance work together); 6. Interiors (creating excellent spaces for learning and teaching); 7. Resources (deploying convincing environmental strategies); 8. Feeling safe (creating a secure and welcoming place); 9. Long life, loose fit (creating a school that can adapt and evolve in the future); 10. Successful synthesis (making a design that works in the round).

The Planning Statement outlines relevant national, regional, & local planning policies.

‘The proposed development is seen to accord with policies G1, G2, G4, UR1, NE1, NE3, NE8, BE1, BE2, BE6, BE10, BE12, M2, M27, M29, M32, M33 and ME1 of the Hull CityPlan; Policies DS1 and SP5 of the Joint Structure Plan for Kingston Upon Hull and the ; The Hull Spatial Strategy, Policies YH1, YH2, YH4, YH7, HE1 and ENV11 of The Yorkshire & Humber Plan Regional Spatial Strategy and national planning guidance contained in PPS1, PPS9, PPG16, PPG17, PPG24 and PPS25’.

With regard to Drainage, Flood Risk, & SUDs, the applicants have stated that infiltration techniques / soakaways, & rainwater harvesting will be utilised at the site (following discussions with the EA).

PLANNING FRAMEWORK

Regional Spatial Strategy

YH1 - Manage growth and change to achieve sustainable development.

YH2 - Climate Change and Resource Use

YH4 - regional cities (including Hull) and sub-regional cities and towns should be prime focus for housing, employment etc; they will be transformed into attractive, cohesive and safe places.

YH7 - location of development - first priority to the re-use of previously used land and buildings and the more effective use of existing developed areas

YH8 - Location of Development

HE1A - transform Hull as regional city by remodelling city centre and transformed residential areas.

ENV8 - Safeguard and enhance biodiversity and geological heritage.

T1 - Personal travel reduction and modal shift.

T2 - Parking policy.

Regional Spatial Strategy

Joint Structure Plan (adopted July 2005)

SP5 - High standard of design in development proposals.

Local Plan -

G1 - Unless material considerations indicate otherwise:

1. development complying with plan allowed 2. development complying with some policies allowed if benefits outweigh disbenefits 3. development not complying with plan not allowed.

G2 - Allow development subject to location and detailed considerations being acceptable.

G4 - Compatible with predominant land use.

UR1 - Encourage urban regeneration.

NE1 - Protect Urban Greenspace above 0.25 ha.

NE2 - Development of Urban Greenspace below 0.25 ha not allowed if significant adverse effect on Urban Greenspace value.

NE3 - Urban Greenspace - (i) overriding justification, (ii) equivalent community benefit.

NE4 - Strategic open areas protected.

NE5 - Support new Urban Greenspace.

NE7 - Require Greenspace in non-housing schemes if appropriate.

NE8 - (a) Development resulting in loss of outdoor sport and recreation facilities only allowed if: (i) excess of sport/recreation facilities in area; (ii) redeveloping small part of site best way of retaining/improving remainder; or (iii) alternative equivalent community benefit provided (b) Providing new, and improving existing outdoor sport and recreation facilities encouraged.

NE11 - Protect Greenspace which forms waterside areas.

NE21 - Manage Greenspace for community and wildlife.

ME1 - Sustainable development which respects environmental constraints supported.

ME14 - Protect and manage trees.

BE1 - Seek high standards of design.

BE6 - Good landscaping required.

BE10 - Access for the impaired.

BE15 - Public art allowed if: (i) integral part of building or setting (ii) enhances development or image of city (iii) implemented in consultation with public.

BE17 - (a) Noise generating development not allowed if unacceptable effect on amenity, (b) Design of development to take noise into account.

M1 - Encourage balanced transport system.

M9 - (a) Encourage facilities for cyclists and pedestrians. (b) Network of routes will be developed. (c) Protect existing cycletracks and footpaths.

M29 - (a) Development allowed if access, servicing and parking satisfactory. (b) Traffic generation and road safety must be acceptable.

CF5 - (a) Major community facility development allowed if: (i) within easy reach of areas of need; (ii) good access to public transport.

(b) Local community facility development serving local needs and within easy walking distance of housing areas allowed.

CF9 - Secondary school development allowed if located and designed to maximise convenience for local community.

Other material considerations: -

PPS1 (Delivering Sustainable Development) PPS9 (Biodiversity & Conservation) PPG13 (Transport) PPG17 (Planning for Open Space, Sport, & Recreation) PPS22 (Renewable Energy) PPG24 (Planning & Noise) PPS25 (Development & Flood Risk)

PLANNING APPRAISAL

Building Schools for the Future (BSF) is a nationwide Government programme that is seeking to initially invest £2.2 billion in schools to drive the educational reform agenda. The proposals within this application would be implemented by virtue of BSF funding. Over £400m is proposed for investment in Hull.

Education is at the fore of the ‘Corporate Aims and Objectives of the Council’. This states the aim ‘To ensure that strategies and as wide a range of Council resources as possible are focused on enabling the residents of Kingston Upon Hull to achieve the highest standards of education and life skills’.

ONE Hull (Local Strategic Partnership) Community Strategy key targets include - Transforming Hull’s schools so that they are the hub of the community by investing in their physical fabric and establishing a network of extended Community Schools supporting the wider community by offering a range of local services and facilities.

This is a full planning application to address all relevant matters.

It is considered that the principle of locating a new school building at this site is not in question, as the existing school use is well established. Furthermore, the principle of erecting new school buildings (and other associated works) at this site has previously been established in an outline application (a material consideration).

However, all planning applications should be determined in accordance with the Development Plan (the Regional Spatial Strategy, the Joint Structure Plan, and the Hull Local Plan), unless material considerations indicate otherwise. Applications which are not in accordance with relevant policies in the plan should not be allowed unless material considerations justify granting planning permission.

The Development Plan consists of the Regional Spatial Strategy, the Joint Structure Plan, and the Hull Local Plan. National planning policies and guidance are clearly relevant also.

The Local Plan includes several policies regarding community facilities. Policy CF9 is considered most relevant, stating that ‘secondary school development will be supported if it is designed and located to benefit the local community’.

It is considered that the proposals comply with policies CF1 and CF9 of the Local Plan and relevant wider policies.

Therefore, the primary deliberations for Committee are considered to be the potential benefits, disbenefits, and impacts of the proposed development on the existing built and natural environment, impacts on nearby occupiers and the local community, visual amenity, highway safety/traffic generation, sustainability, flood risk, and biodiversity.

Site & Building Design / Layout / Appearance / Scale / Landscaping:

As an important school site, the proposed building and landscaping design should be high quality, aspirational, inspiring, innovative, and flexible. The proposed Kelvin Hall School redevelopment should:

- comprise excellent design standards, - have it’s own sense of place, character, & identity, - meet the aims of BSF and the curriculum, - take account of local context and constraints, - have good civic presence, - be a landmark for the community, - incorporate excellent site and building accessibility, - incorporate quality external spaces/public realm, - promote legibility and permeability, - provide a high level of student amenity and functionality, - provide excellent open space, green space, and sports provision, - take account of flood risk, - take account of transport and traffic needs, - be sustainable (particularly environmentally), - incorporate appropriate, robust, & environmentally friendly materials.

Building design & location: -

It is considered appropriate that the proposed school building should provide a bold architectural statement within the built environment. This would be in accord with relevant policies in the Development Plan, and would also meet the aims of BSF.

The design concept is considered to be of a good quality, and it is considered that the modernist (& art- deco influenced) style of the building façade would provide a strong identity for the school.

The proposed architectural detailing and materials would be of a high standard, and it is also considered that the scale of the proposed building would be broadly appropriate for this site. The building would exceed the scale and mass of the existing buildings, although the height would be very similar, and it is considered that the separation distances involved (to dwellings) and the siting and orientation of the proposed building would render it compatible with the area’s existing scale framework.

The proposed new school building would contain a wide variety of flexible teaching spaces, classrooms, & design studios, central forum areas, a learning resource centre, dining spaces, a library, community spaces & facilities, offices, and various other ancillary facilities.

The building would also comprise innovative roof garden spaces, and a planetarium is also proposed on the roof.

The proposed building materials would primarily consist of composite metal panels (finished in white/grey/) sections of glazing, curtain walling, opaque panels, and masonry construction blocks (for the base/plinth, in white).

The applicants have forwarded several reasons for the proposed site layout and the siting of the new school building, including the following:

- A campus approach can be adopted, with the existing sports hall facilities linked with the main body of the school, - The siting of the school building would allow for the creation of a clearly defined entrance plaza, - The school building would be of a distinctive and striking design which would be visually stimulating when viewed through the trees from Bricknell Avenue, retaining a good level of civic presence, - The majority of mature trees & established green space at the front of the site would not be affected, - The layout of the site would be broadly compatible with the grain and rhythm of the surrounding built and natural environment, which is less dense and comprises open green areas, - The building would be located away from the highway, which would lead to a reduction in noise levels from traffic, - The design would be flexible to allow for short term changes of layout and use, and for long- term expansion or contraction, - School pitch provision & green spaces would not be lost, given that the William Gee site is to be incorporated, and useable green spaces would be provided to the front of the building, - Existing vehicular access to would be retained, - Demolition of existing buildings would be minimal before the erection of the new building - this would minimise school disruption and decant.

It is considered that these reasons provide acceptable justification for the siting of the building.

It is considered that the proposed building’s height, its relationship to the existing built and natural environment, separation distances to existing dwellings, views out of the site, estimated noise and light levels from the building, and potential impacts upon amenity (such as potential overshadowing or enclosure) are all deemed acceptable in this case. Any impacts would be very similar to those of the existing school building.

To ensure a high standard of development, conditions requiring further details of all building materials & finishes can be imposed.

Building accessibility is a matter that is likely to require further detailed consideration (with regard to ramp gradients, etc). A condition can be imposed to address this.

It is considered that the design of the proposed school would provide an exemplar building which would successfully respond to the surrounding built and natural environment, and would comply with policies BE1, BE6, BE10, BE12, CF1 and CF9 of the Local Plan, SP5 of the Joint Structure Plan, PPS1, and PPG17.

A single storey sports pavilion building would also be erected at the William Gee site, which would contain changing facilities, community indoor sport facilities, offices, and ancillary facilities. The proposed scheme would also include remodelled playing fields at the William Gee site. It is considered that these proposals would have an acceptable impact upon visual amenity, and would comply with relevant Local Plan policies.

Urban greenspace / Sports provision: -

The development should comply with policies NE1, NE3, and NE8 of the Local Plan.

Policy NE1 seeks to protect areas of urban green space (larger than 0.25ha / 0.6acres).

Policy NE3 states that development of urban green space will be allowed if an overriding justification is demonstrated. In such cases it will be necessary to either replace it within the locality with a scheme of equivalent community benefit, or improve an existing urban green space area within the locality to provide equivalent community benefit.

Policy NE8 states that development resulting in the loss of any outdoor sport and recreation facilities will only be allowed if there is an excess of sport and recreation facilities, or if alternative provision of equivalent community benefit is provided.

PPG17 (Open Space / Recreation) also advocates the retention and enhancement of green spaces, particularly for sports uses.

The total existing Kelvin Hall site area is 57,556m² which consists of the school building, access road and car parking, play grounds, formal and informal play areas and playing fields. The existing area designated as ‘useable playing’ fields within the site boundary measures 20,462m². However, the applicants have deducted ‘unusable’ areas from this figure.

Although the new building would have a footprint of a different scale and location, the proposed scheme would allow for the creation of 23,496m² of useable playing fields at the site. Within this area would be an all weather pitch and new MUGA measuring 10,388 m². The building footprint would be partially located on an existing hard surface MUGA (area 5,026sqm), to minimise impacts on existing grass fields. Also, it is understood that the school has an agreement with Wyke College for occasional use of their pitches (to the south of the school site), to enhance sport provision.

However, overall, there would be a loss of greenspace at the Kelvin Hall site. To offset this loss of greenspace, and to ensure sport provision is enhanced to acceptable levels, additional outdoor sport provision would be sited at the vacant & underutilised William Gee site, which would bring existing greenspace back into formal use - and would potentially protect this greenspace from development. Part of the site of the former William Gee School building would also become greenspace/playing field, and 10,093sqm would become available for sports provision.

The William Gee site would also accommodate a changing/showering/community block, and the site would be available as a community resource (specific details of how Kelvin Hall pupils would move between sites and use the William Gee site have not been submitted, although these can be requested by condition if deemed necessary).

It is therefore considered that the proposals would have an acceptable qualitative impact (enhancing the standard of urban greenspace & sports facilities in the area), and there would also be an acceptable quantitative impact.

In planning terms, given the acceptable impacts upon greenspace, enhanced sports provision, the enhanced community benefits, and the qualitative benefits, it is considered that these proposals would comply with Local Plan policies NE1, NE3, and NE8.

It is considered that the quality and quantity of proposed greenspace & sports provision would also be in compliance with the recommendations of the recently compiled Hull Open Space Assessment (which advocates the inclusion of enhanced sports provision in BSF schemes, and informs the emerging Hull Development Framework), and would be in compliance with PPG17 (Planning For Open Space, Sport, & Recreation). It is further considered that the proposals would meet the needs of the school’s curriculum.

However, Sport England should also be satisfied that the proposals would be acceptable in terms of sports pitch provision & greenspace impacts.

It is understood that the total outdoor sports provision & greenspace figure at the Kelvin Hall School site together with the William Gee site would be approximately 34,000sqm. This would be a ‘net gain’ in pitch provision of approximately 8,704sqm (the applicants have submitted a specific Open Space Assessment which outlines these proposals).

Sport England have commented that the scheme (including the William Gee site) meets their quantitative requirements, but may require further justification in terms of qualitative requirements. Sport England have made specific comments on the justification for the strategic need for a synthetic turf pitch facility in this part of the city.

Sport England have previously commented that a specific playing pitch strategy (to compliment the existing Hull Open Space Assessment) should be formulated for the city, to offer a better strategy for pitches & sport facilities in the city. It is understood that this document is currently being formulated (involving the Hull CC BSF team), but in the meantime Sport England are requesting that adequate justification is submitted for proposals involving sport facilities (on a ‘case-by-case basis’).

Details and plans have been submitted by the applicants in response to Sport England’s requests.

Sport England have not yet submitted a final response for this application. However, no objections have been indicated for this application (at the time of preparing the Committee report), and further comments are anticipated prior to Committee. It is considered that any issues raised by Sport England are likely to be resolvable. However, should Sport England submit any material objections prior to Committee, and should the application be approved, it is likely that the application would need to be put before the Secretary of State.

Other external spaces: -

In addition to the sports provision, the landscaping & external space proposals would include a public entrance plaza, soft (grassed) & hard playground areas, passive play areas, a sculpture garden, habitat zones, specific curriculum gardens, a technology garden, and planted areas.

The external spaces would also include the proposed car park and cycle parking areas.

Details of an external lighting scheme have also been submitted.

There is a significant group of existing mature trees to the front of the site, adjacent to Bricknell Avenue. The applicants have indicated that they intend to retain virtually all of these existing trees, although approximately four of the smaller specimens have been allocated for removal. The submitted tree report advocates this, and it is considered that replanting should occur to offset any tree/shrub removals (this can be conditioned). Overall, it is considered that a good level of tree and shrub planting is proposed for the scheme.

A ‘community garden’ is proposed at the front of the site (adjacent to Bricknell Avenue), which will include landscaping, seating, and trees. This is welcomed.

It is considered that the proposed landscaping & external space proposals would provide a high level of amenity for students and the local community, and would enhance visual amenity.

It is considered that these detailed external space proposals would successfully respond to the surrounding built and natural environment, and would comply with policies G1, NE1, NE3, and NE8 of the Local Plan (and PPG17).

A condition requiring a landscape management scheme (to include further details of landscaping, such as tree protection measures, proposed species, tree planting, planting on boundaries, planting to screen car park areas, etc) can be imposed to ensure that high quality landscaping is retained, implemented, and maintained.

Connectivity with the surrounding area must also be considered, and it is considered that it should be demonstrated that the proposed development’s external spaces are connected with the surrounding area (ie: access points and routes through the site to correspond with clear desire lines, etc, particularly from the south) (it is considered that further details to show this could be required be condition if deemed necessary).

The use of a common entrance for both the school and Wyke College at the north-west corner of the site is welcomed, providing some unity between the sites.

Boundary treatments (fencing, railings, gates, etc), and site accesses, are clearly important elements of the scheme, which should be carefully considered. It is considered that the boundaries of the school site should not form visual or physical barriers (where possible), and it is considered that palisade fencing (or similar) should be avoided where possible. A condition can be imposed to ensure that the design & appearance of fencing & gates (particularly on the Bricknell Avenue boundary) are acceptable.

Local community access / Site permeability:

The Open Space Assessment recently compiled by the Council states that ‘the enhancement of the quality of existing outdoor sports facilities should be prioritised, that it should be ensured that the adequacy of the quantity of facilities is maintained, and that it is important to ensure that community use of facilities is maximised. BSF should contribute to the achievement of this goal, and the creation of significantly improved facilities’.

The Hull Open Space Assessment also indicates that there is not an excess of adequate sport and recreation facilities in the Wyke area (and West area). The number of pitches appears to be below average and surveys suggest that synthetic turf pitches are in demand. Furthermore, it is a stated key aim of the BSF programme to provide community facilities at BSF sites.

In order to be in accord with the key aims of BSF, the recommendations of the Open Space Assessment and Local Plan policies, and to provide a good level of accessible sport & urban greenspace provision for the local community, it is considered that community access to outdoor sport and recreation facilities at the Kelvin Hall & William Gee sites should form part of these proposals.

It is understood that there is limited community access to the Kelvin Hall school site at present.

A community garden adjacent to Bricknell Avenue (at the front of the site) is proposed, which would offer some community facilities at the site. However, it is considered that a management scheme regarding community access to the outdoor sports provision and parts of the school building should be submitted. This is to be required by condition.

Given the aims of BSF and the recommendations of the Council’s Open Space Assessment, the applicants and the ‘end user’ (the school) should be acceptant of formal and informal access to the outdoor sport and recreation facilities at the site. If Committee is minded to, conditions can be imposed to set out the level of accessibility (including hours, etc).

It is also considered that any boundary treatments & accesses to be positioned around the academy site should be carefully designed to take account of community access, permeability, and connectivity to the surrounding area (particularly to the south of the site). Relatively basic details of boundary treatments & accesses have been submitted.

Amenity / Neighbouring occupiers:

The proposed school redevelopment is considered to be in accord with relevant policies and guidance. Furthermore, it is considered that the principle of a new school development at this site is not in question.

However, there is also a need for the scheme to respond to its surroundings and respect nearby residential occupants. Potential impacts on amenity with regard to building heights, views out of the site, separation distances to existing dwellings, estimated noise and light levels, potential overshadowing, etc must be specifically appraised.

Local Plan policy CF1 requires that community facility developments should not adversely impact on local amenity, or the built and natural environment.

Policy BE1 requires that the design of a development must be acceptable in terms of its relationship to surrounding buildings, the amenity of surrounding occupiers, its relationship to natural features, and other detailed matters.

The school building would be sited immediately to the south of the existing school building. The separation distance to the nearest houses would be approximately 80 -100 metres.

It is considered that the proposed school development would be compatible with the existing school complex and the existing scale framework and character of the area.

The majority of the houses that bound the site are on Bricknell Avenue, Burniston Road, and Grammar School Road. It is considered that the amenity of nearby occupiers is not considered to be likely to be impacted upon to an adverse degree (in terms of potential overshadowing, overlooking, levels of enclosure, over-dominance, outlook, etc).

It is considered that the proposed external activities would not adversely impact upon amenity in this locality. The use of the playing fields would be wholly consistent with the existing school use of the land.

It is also considered that the proposed William Gee scheme would have an acceptable impact upon amenity, as the proposals would be compatible with former uses of the site and separation distances are considered acceptable.

It is considered that any noise generated from the proposed school buildings would not be any greater than the noise generated by the existing activities of pupils and staff. HCC Environmental Protection have not objected in terms of noise (a condition can be imposed to require the submission of a detailed noise assessment if deemed necessary).

HCC Environmental Protection have not submitted any objections, subject to specific conditions.

Impacts from new external lighting should be carefully assessed, and further details can also be required by condition.

It is considered that the proposals would be acceptable in terms of amenity, and would comply with Local Plan policies CF1 and BE1, and also Joint Structure Plan policy SP5.

Highway safety / Access / Traffic generation / Transport:

The proposal should pay regard to the supporting highway network and any identified highway improvements that may be necessary (pedestrian and vehicular). Site access points require careful consideration.

The proposed vehicular accesses would be located on Bricknell Avenue, and this would be would be acceptable in planning and highways terms. The access would be in the same location as the existing. Given that this is the most active frontage it is considered appropriate to focus the accesses here (including any service access), subject to no adverse safety issues arising.

The main pedestrian access would also be taken from Bricknell Avenue (proposed entrance plaza). This would be acceptable in principle. Cycle accesses and parking areas are also likely to be acceptable in principle (potentially subject to conditions).

The submitted Transport Assessment indicates that, subject to specific works, the proposal would be acceptable from a highway safety point of view. However, road safety for students and visitors to the site requires careful assessment.

It is considered that this scheme should acknowledge the existing road network layout, and seek to mitigate any existing highway safety and traffic issues.

Highways Development Control have not submitted any adverse comments to date regarding these proposals in terms of highway safety. Details have been submitted by the applicants to show site context and areas where students would travel from (as requested by Highways DC).

The submitted Transport Assessment includes an assessment of relevant policies, existing highway network conditions, staff & student numbers, proposed parking provision, site layout and accesses, community & evening use of the site, sustainable transport methods, trip generation, ‘school zones’, construction implications, overall potential impacts, and conclusions / recommendations.

The TA also includes details of existing road junctions, peak hour traffic, and traffic flows.

The proposed development would not be likely to add to the traffic in the area, and relatively significant parking is proposed.

The new development would accommodate up to 1550 students, and approximately 180 - 200 members of staff would be employed.

148 vehicular parking spaces would be provided, primarily located to the north-west of the proposed building, with access from Bricknell Avenue. 320 cycle parking spaces would be provided overall. Scope for other vehicles has also been included.

Local Plan guidelines indicate that 1 space per teacher should be provided, and coach parking if deemed necessary. However Regional Spatial Strategy (2008) car parking provision standards are deemed more relevant. RSS standards require 1 space per 2 - 4 staff, and 1 space per 15 students.

This would indicate that 100 spaces would be required for students, and approximately 100 car parking spaces for staff - a total of approximately 200 spaces. Although there would be a deficit in vehicular spaces, in terms of RSS standards, it is considered that the school site is sited in a sustainable location, which is easily accessible by public transport, cycling, or walking (less reliance on car transport is also a broad policy aim). Therefore, it is considered that the proposed level of car parking provision would be acceptable in this case. Also, there are existing lay-bys on Bricknell Avenue.

The William Gee site scheme would include 42 parking spaces, cycle spaces, and associated facilities. This is also considered proportionate and acceptable (particularly given the additional community use).

Highways Development Control have not submitted any adverse comments regarding these proposals in terms of traffic generation or parking provision.

Highways DC, Transport, & Traffic have requested the imposition of various relevant highway-related conditions.

Some off-site highway works will be necessary (including a ‘School Zone’ on Bricknell Avenue). These are acknowledged in the Transport Assessment, and the applicant is discussing these with the Council.

With regard to off-site highways works, Highways DC, Transport, & Traffic have also raised the issue of a railway footbridge adjacent to Priory Drive, located to the south west of the Kelvin Hall and William Gee sites. Highways DC consider that this pedestrian footbridge is likely to require an upgrade, given that footfall over the bridge is likely to increase by virtue of increasing numbers of pupils walking to school, and by virtue of the widened school catchment area. The potential increase in the use of the footbridge is also briefly indicated in the submitted Transport Assessment.

Highways DC have requested that an off-site highways works condition is imposed to require the refurbishment of this bridge. Details of such off-site highway works can normally be required via condition.

However, in this case, an objection has been submitted (by the Hull Churches housing association) which specifically refers to potential works to the Priory Drive footbridge (although it is considered that the objection does not directly relate to the submitted proposals in this current application). If works to the footbridge are required by Highways DC, the objection becomes a more material consideration. Therefore, the issue is whether a planning condition can be imposed to address this matter.

In this case, it is considered that a specific condition can be imposed, requiring the applicant to provide a refurbished footbridge. However, any significant structural works to the bridge (such as installation of ramps, etc, which may impact upon neighbouring occupants), are likely to require the submission of a planning application (at which point neighbours would be consulted, and local housing association objections would carry more weight). Therefore, the applicant should be aware that a further planning application is likely to be required to satisfy the requirements of this condition.

Biodiversity / Ecology:

Natural England have not objected to these proposals. They are satisfied that development at the Kelvin Hall and William Gee sites would not impact upon ecology and biodiversity. A sustainability/biodiversity reports has been submitted.

If there are protected species found on the application site, in common with other developments that affect protected species, mitigation is necessary. Conditions can be imposed to ensure that identified species would be protected or trans-located (if deemed necessary).

The scheme has been developed with habitat zones within the application site. This would provide an acceptable level of biodiversity at the site.

The findings of the submitted tree/ecology reports are considered to be reasonable and are accepted. However, it is considered that an adequate number of replacement trees should be planted to mitigate the proposed tree removals. This can be dealt with via condition (also see external spaces appraisal above).

Flood risk:

The site is located within flood zone 3a i (low hazard), as indicated in the Hull Strategic Flood Risk Assessment & Hull Surface Water Management Plan.

As the site is over a hectare in area, this requires the submission of a Flood Risk Assessment, the Environment Agency must be consulted, and the Local Planning Authority are required to sequentially assess the site (a Sequential Test, which seeks to direct development to a flood zone with the lowest possible risk). An Exceptions Test to determine the suitability of development at the site in terms of flood risk must also be undertaken.

Sequential Test:

The applicants refer to Sequential Test information in the submitted Flood Risk Assessment. It is accepted that there are no other sites in areas with the same level of flood risk, or lower level of flood risk (SWMP zones 1 & 2) that could reasonably accommodate this proposed school redevelopment than the Kelvin Hall School & William Gee sites. The school redevelopment must serve the local community, and any other sites that are within feasible locations (ie: the catchment area) would not be reasonably available by virtue of being too small, by virtue of land ownership issues, or by being in higher flood risk areas.

Exceptions Test:

The Exceptions Test consists of three parts to be passed, (i) it must be demonstrated that the development provides wider sustainability benefits to the community that outweigh flood risk (informed by a FRA where one has been prepared), (ii) the development should be on developable, previously-developed land or if it is not on previously-developed land, that there are no reasonably available alternative sites on developable previously-developed land, and, (iii) a flood risk assessment must demonstrate that the development will be safe, without increasing flood risk elsewhere and where possible will reduce flood risk overall.

It is considered that the Kelvin Hall School site & the William Gee site can be seen to meet these criteria by virtue of the following: a) The redevelopment of the school would have wider sustainability benefits for the community. The redevelopment of the site would comply with the sustainability goals of the Council. Schools serve a geographical area and therefore need to be located appropriately. Also, the Hull SFRA identifies this site as the existing school and recognises the site as being suitable for re-development for expanded educational use. b) The application site is currently occupied for the same school use and thus can be regarded as previously developed land. Furthermore, it is considered that there are no reasonably available alternative sites on previously-developed land in the vicinity. c) The FRA demonstrates that the proposed development would be safe and would seek to decrease rather than increase flood risk at the site and elsewhere (these matters can be addressed via condition).

Flood Risk Assessment:

The Environment Agency have been consulted (with the submitted FRA). Information has been submitted to demonstrate how surface water and flood water would be attenuated and managed.

The Hull Strategic Flood Risk Assessment and PPS25 outline a clear role for greenspace in water storage and flood management. They identify school playing fields & pitches may be suitable for storage of flood water to help reduce the risk of surface water flooding (in Hull). The school playing fields currently operate as a store for flood water.

The FRA contends that the school proposals would maintain or improve the existing site flood storage volumes.

The FRA recommends that compensatory storage tanks should be provided for on the site (to decrease flood risk at the site and elsewhere).

The FRA recommends finished floor levels of 2.15m AOD (above the identified flood level) for the school redevelopment (for the Kelvin Hall site & William Gee site).

The EA have recommended several conditions, primarily relating to groundwater & potentially contaminated land, and also finished floor levels, building construction, flood-proofing of buildings, etc.

However, at the time of writing this report, the EA are currently objecting to specific elements of the submitted FRA.

The EA have stated that the submitted FRA fails to justify the absence of a range of SUDs (sustainable urban drainage methods) on the site. The EA have mentioned that infiltration techniques may not be viable due to underlying clay, although the applicant should investigate available SUDs such as green roofs, rainwater harvesting, & grey water reuse.

The EA have also stated that there is a lack of provision of an adequate place of safety at the William Gee site.

The applicants have sought to address these EA objections through the submission of further information & an updated FRA. The applicants have stated that infiltration techniques / soakaways, & rainwater harvesting will be utilised at the site (following discussions with the EA). A place of safety at the William Gee site is also deemed achievable. However, the EA have not yet provided further comments on these matters.

It is anticipated that further EA comments are likely to be submitted prior to Committee (as a late representation). It is considered that, through the submission of further information and engagement with the EA, the applicants have sought to successfully address the issues of flood risk and water management at the site.

Conditions have also been recommended by Yorkshire Water, with regard to restricted surface water discharge rates to sewers, land drainage proposals, infiltration systems, and water storage facilities.

These matters can be addressed via condition.

Sustainability (& Renewable energy):

Due to the scale of the proposal (above the thresholds identified in the Regional Spatial Strategy) there is a need to consider specific measures to secure a minimum 10% generation of energy from renewable sources.

It is understood that a proportion of the building’s energy demand would be supplied through on-site energy sources. Furthermore, a small wind turbine would be located on the roof.

However, full details have not been submitted, therefore it is considered that further information is required to ensure that a minimum 10% generation of energy is from renewable sources.

Conditions can be imposed to address this matter.

Flues are located at the south-eastern end of the proposed building. Environmental Health (Public Protection) have not submitted any objections, subject to specific conditions (conditions regarding potential emissions are to be imposed).

Archaeology:

Humber Archaeology Partnership have requested that a condition regarding the implementation of a programme of archaeological works is imposed.

Comments / Objections:

Comments/objections have been submitted by local residents which refer to heights of proposed fencing, potential disruption during construction phases, management of specific trees at the site, and tree roots disrupting the Burniston Road tenfoot.

It is considered that any potential disruption during construction phases would be mitigated by the submission of a scheme by the developer, to include noise & dust mitigation, working hours, etc. This can be addressed via condition.

Heights of proposed fencing are yet to be finalised, as it is considered prudent to impose a condition for further details of means of enclosure to ensure a good level of design & amenity (fencing, railings, gates, etc). This matter can therefore be addressed via condition.

Details of tree proposals & landscaping have been submitted with the application. The majority of the trees are to be retained and managed, and it is considered that this would enhance amenity. Trees in close proximity to dwellings are to be substantially pruned with the removal of lower branches and the thinning of crowns. Furthermore, it is considered prudent to impose a condition for a scheme of tree management & protection.

It is considered that any impacts from tree roots disrupting the Burniston Road tenfoot (outside the application site) would need to be addressed under a separate application.

Conclusion:

It is considered that the proposals would comply with policies G1, CF1 CF9, and BE1 of the Local Plan, RSS policies, national planning policies, design standards, and the aims and objectives of the Council.

It is considered that the proposed design and location of the new school building is justified. The proposal would result in a high quality development which would meet the aims of the Council and BSF.

It is considered that the amenities of nearby occupiers would not be adversely affected by the proposed development.

By virtue of the enhancement of outdoor sport & recreation facilities and urban greenspace, it is considered that the application would have a positive effect upon amenity and community facilities in the area. It is considered that the proposals would comply with policies NE1, NE3, and NE8 of the Local Plan.

A condition should be imposed to ensure that the William Gee element of the scheme is provided prior to the occupation of the new Kelvin Hall School development, given that the deficit of greenspace & facilities at the Kelvin Hall School site is to be offset by the William Gee proposals.

It is considered that the proposed school development would not adversely impact upon the local highway network, highway safety, traffic generation, or parking provision (subject to conditions).

It is considered that the proposed school development would not increase risks of flooding, and that water management would be successfully addressed.

It is considered that impacts upon biodiversity would be acceptable.

It is considered that relevant conditions should be imposed to address any outstanding issues.

- existing recommended conditions may be revised and updated, and further conditions imposed, where deemed necessary (including conditions recommended by Highways DC, Sport England, and the Environment Agency).

Recommend conditional approval.

RECOMMENDATION

Recommend approval for the following reasons:

The proposed school development would provide sustainable development and community benefits, would have an acceptable impact upon the existing built and natural environment, visual amenity, the surrounding area, the amenities of nearby occupiers, highway safety, urban greenspace, biodiversity, and flood risk, and would comply with policies G1, G2, G4, UR1, NE1, NE3, NE8, NE21, BE1, BE6, BE10, BE12, CF1, CF5, CF9, ME2, and M29 of the Local Plan, SP5 of the Joint Structure Plan, the Regional Spatial Strategy, PPS1, and PPG17

- subject to the following conditions:

1 DET1A(development to accord with plans)

2 DET2Atime limit - 3 years

3 Before the development begins samples of all external materials to be used in the development shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out as approved (in the interests of visual amenity and in accordance with policy BE1 of the Local Plan).

4 DES3(Surfacing materials)

5 Prior to the commencement of development, a Community Use Scheme shall be submitted to and approved in writing by the Local Planning Authority. The Scheme shall include details of access by non-school users/non-members, hours of use, management responsibilities, pricing policy, and a mechanism for review. The development shall proceed in accordance with the agreed scheme unless otherwise agreed in writing by the Local Planning Authority following the submission by the developer of justification for any variation to the agreed scheme (in the interests of local amenity, to secure well managed safe community access to the community, sports, and recreation facilities, to ensure sufficient benefit to the development of sport, and to accord with policies G1, CF1, NE1, NE8, NE21, and BE1 of the Local Plan).

6 Before the development begins details of a scheme to provide a means of enclosure for the site shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the positions, design, and material of the means of enclosure to be erected. The approved means of enclosure shall be installed before the occupation of the building commences and thereafter retained (in the interests of visual and residential amenity, and to comply with policy BE1 of the Local Plan).

7 NE3(Tree and Hedge Protection)

8 i) No development shall take place until a landscaping scheme with full details of both hard and soft landscape works has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include indications of all existing trees and hedgerows on the site and details of any to be retained; measures for their protection in the course of development; and details of the species, size at planting, numbers, densities, location and proposed timing of new planting. ii) The building(s) hereby approved shall not be occupied until the hard landscaping works have been carried out in accordance with the approved details. All planting, seeding or turfing comprised in the approved details of the landscaping shall be carried out in the first planting season following the commencement of the development unless an alternative phasing scheme has been approved by the Local Planning Authority. Any trees or plants which die, are removed or become seriously damaged or diseased within a period of 5 years from the implementation of the landscaping scheme, shall be replaced in the next planting season with others of similar size and species, (in the interests of environmental improvement and to comply with policies BE1 and BE6 of the Local Plan).

9 NE9(Landscape Management Plan)

10 Prior to the occupation of the new Kelvin Hall School building, the hereby approved scheme for the William Gee (Bishop Alcock Road) site shall be fully completed and available for use (as specified in the submitted application, unless otherwise agreed) (to secure an acceptable level of greenspace and sports provision in order to offset any loss of greenspace and sports provision at the Kelvin Hall School site, to provide enhanced community facilities, and to comply with policies G1, NE1, NE3, and CF1 of the Local Plan).

11 Unless otherwise agreed in writing beforehand, prior to the occupation of the new Kelvin Hall School building, the footbridge located adjacent to Priory Drive shall be refurbished/improved in accordance with details and plans to be submitted to and approved by the Local Planning Authority (in the interests of securing necessary improvements to the footbridge by virtue of the expected increase in the number of pupils using the route as a consequence of changes to the Kelvin Hall School catchment area, and to comply with policies G1, M1, M2, M9, M10, M28, M29, and CF1 of the Local Plan).

12 The use(s) hereby approved shall not commence until a means of vehicular access has been constructed in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority (in the interests of amenity and public safety and to comply with policy M29 of the Local Plan).

13 The building shall not be occupied until a means of access for pedestrians and cyclists has been constructed in accordance with a scheme to be submitted to and approved by the Local Planning Authority (to ensure suitable access is available to enable and encourage pedestrian and cycle access and to comply with policies M29, M1 and M9 of the Local Plan).

14 The use(s) hereby approved shall not commence until a vehicle parking area has been provided in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The vehicle parking area shall be retained in its entirety for such use (in the interests of amenity and public safety and to comply with policies M29 and BE1 of the Local Plan).

15 The use(s) approved shall not commence until cycle parking facilities have been provided in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall subsequently be retained in its entirety for such use (in order to ensure adequate provision for cyclists and to comply with policies M33 and BE1 of the Local Plan).

16 The use(s) approved shall not commence until parking facilities for motor cycles, mopeds and scooters have been provided in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority]. The parking facilities shall subsequently be retained in their entirety for such use (in order to ensure adequate provision for motor cyclists and to comply with policies M19, M29 and BE1 of the Local Plan).

17 In accordance with a scheme to be submitted to and approved in advance by the Local Planning Authority provision shall be made and retained within the site at all times for the parking, loading and unloading of vehicles and for vehicles to turn so that they may enter and leave the site in forward gear (in the interests of public safety and to comply with policies M29 and BE1 of the Local Plan).

18 In accordance with a scheme to be submitted to and approved by the Local Planning Authority, provision shall be made and retained within the site for the parking, loading, and off-loading of vehicles and for vehicles to turn so that they may enter and leave the site in a forward gear (in the interests of highway safety and to comply with policies G1 and M29 of the Local Plan).

19 No works shall commence on site until details of the Traffic Management Plan confirming the access and layout of on-site car parking for construction staff and routing and timing strategy for construction vehicles has been submitted to and approved by the Local Planning Authority (in the interests of highway safety and to comply with policies G1 and M29 of the Local Plan).

20 The proposed development shall not be brought in to use until details of a car park management scheme for staff, visitors and community use and including management of the service areas have been submitted to and approved by the Local Planning Authority (in the interests of highway safety and to comply with policies G1 and M29 of the Local Plan).

21 No works shall commence on site until a wheel wash for construction vehicles has been installed in accordance with details to be submitted to and approved by the Local Planning Authority (in the interests of highway safety and to comply with policies G1 and M29 of the Local Plan).

22 Before development begins, details of the Travel Plan Framework shall be submitted to and approved by the Local Planning Authority. The Travel Plan Framework shall include: - the name of the Travel Plan Co-ordinator, who shall be in post at least three months prior to the school becoming operational; - mode shift targets; - secure cycle parking and infrastructure within the site and in the vicinity of the site; - details of public transport infrastructure provision and services available to serve the development; - introduction of proposed measures and action plan to meet targets; - how the Travel Plan will be implemented and the method of monitoring the effectiveness of the Travel Plan. The Travel Plan will be produced and implemented in accordance with the Travel Plan Framework (in the interests of highway safety, to secure an acceptable highway layout, and to comply with policies G1 and M29 of the Local Plan).

23 Unless otherwise agreed, no works shall commence on site until revised details of all off-site highway works, including: - drainage, servicing, street lighting, signing, lining, and construction detail; - reinstatement of all redundant vehicular crossings back to footway/verge; - reinstatement of the footway and kerbs on Bricknell Avenue; - the introduction of a “school zone” on Bricknell Avenue; - introduction of pedestrian facilities within the Bricknell Avenue / Fairfax Avenue / National Avenue signalised junction including all associated signal infrastructure, electrical, civil works, and signal validation required to introduce the pedestrian crossing facilities; - pedestrian routes between Kelvin Hall and William Gee Site including drop kerbs and sections of footpath as required; have been submitted to and approved by the Local Planning Authority before any such works commence. Before the school becomes operational the off-site highway works will be provided in accordance with approved details (in the interests of highway safety, to secure an acceptable highway layout, and to comply with policies G1 and M29 of the Local Plan).

24 MOBIL1(Access for Persons with a Mobility

25 DRAIN2(Surface Water Drainage)

26 DRAIN1(Foul Drainage)

27 DRAIN3(Surface Water Interceptor)

28 DES4(Ground Levels)

29 FLOOD3(Flood Risk - 5m)

30 Unless otherwise agreed following the submission of a site-specific flood risk assessment, the finished floor levels of the buildings hereby approved shall be a minimum of 2.15m AOD. Ground levels shall not be increased unless otherwise agreed with the Local Planning Authority (to minimise the risk from flooding, and to comply with policy G2 of the Local Plan).

31 Unless otherwise agreed in writing by the Local Planning Authority the property shall be flood proofed to a height of not less than 300mm above finished ground floor level. The flood proofing shall be carried out in accordance with a scheme previously submitted to and approved in writing by the Local Planning Authority before works commence, in the interest of minimising the effect of a flooding event and to comply with policy G2 of the Local Plan.

32 Unless otherwise agreed, the vehicle parking area and turning facility shall be constructed of porous material or provision shall be made to direct run-off water from the vehicle parking and turning area to a permeable or porous surface within the site (in the interest of minimising the amount of surface water entering the drainage system and to comply with policy G2 of the Local Plan).

33 Unless otherwise agreed, development shall not commence until a scheme providing details of sustainable drainage (SUDs) techniques (to include rainwater harvesting, permeable paving, green roof technology, and grey water re-use) has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved, unless otherwise agreed (to ensure provision of an acceptable level of surface water attenuation and management, and to comply with policy G2 of the Local Plan).

34 Unless otherwise agreed, development approved by this permission shall be commenced until a scheme for the provision and implementation of a surface water run-off limitation has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved programme and details (in the interests of minimising risks from flooding and to comply with policy G2 of the Local Plan).

35 ARCH1(Programme of Archaeological Works)

36 ART1(Public Art Provision)

37 RENEW(Renewable energy)

38 CLC1Phase 1 Desk Study Report

39 CLC2Areporting of unexpected contamination

40 CLC4Remediation Strategy

41 Unless otherwise agreed, any biomass boiler at the site shall be operated in accordance with a written scheme of maintenance, which shall be agreed in advance of its operation by the Local Planning Authority (to ensure that the development will not have an unacceptable impact on local air quality and to comply with policies G1 and ME2 of the Local Plan).

42 Unless otherwise agreed, any biomass boiler at the site shall only be operated using clean wood pellets or chips that comply with a recognised fuel quality standard, details of which shall be agreed in advance of its operation by the Local Planning Authority (to ensure that the development will not have an unacceptable impact on local air quality, and to comply with policies G1 and ME2 of the Local Plan).

43 Unless otherwise agreed, an air quality assessment using dispersion modelling shall be carried out and submitted to the Local Planning Authority to demonstrate that the stack height of any biomass boiler at the site is sufficient to prevent emissions having a significant negative impact on the air quality objectives for nitrogen dioxide (NO2) and particulate matter (PM10). Where emissions from any biomass boiler at the site are shown to result in an increase of current air quality values, a full report shall be provided to the Local Planning Authority to demonstrate how emissions to air will be mitigated so as not to exceed national limits. Evidence to demonstrate that any biomass boiler at the site has been tested and certified as an exempt appliance in accordance with the Clean Air Act 1993 shall be provided to the Local Planning Authority prior to installation. This shall be supplemented with the technical details of any biomass boiler at the site (to ensure that the development will not have an unacceptable impact on local air quality and to comply with policies G1 and ME2 of the Local Plan).

44 Details of equipment to control the emission of fumes, including the location and design of any external pipe or flue, shall be submitted to and approved in writing by the Local Planning Authority. The approved equipment shall be installed before the use commences and thereafter retained and operated in accordance with the manufacturer's specifications/instructions (in the interests of amenity and to comply with policy G1 of the Local Plan).

45 Any external pipe or flue shall, prior to its installation, be painted or otherwise treated in a colour approved in advance by the Local Planning Authority (in the interests of visual amenity and to comply with policy BE1 of the Local Plan).

46 Details of construction methods (including methods of piling), measures to minimise the emission of noise and dust from the site, and any associated vehicular movements, and shall be submitted to and approved in writing by the Local Planning Authority before the construction commences and shall be carried out in accordance with those approved details (in the interests of protecting the amenity of local residents, & staff and pupils at the existing school and Wyke Sixth Form College, during the construction phase, and to comply with Local Plan policies G1, ME2, and BE1).

47 In accordance with PPS 23 Annexe 1 paragraph 1.48; except in an emergency or with the prior written consent of the Local Planning Authority, construction work that is audible at the boundary of the site which is the subject of this permission, shall not take place outside 07:30 to 18:00 hours on Mondays to Fridays, 08:00 to 13:00 hours on Saturdays nor at any time on Sundays or Bank and National Holidays (in the interests of protecting the amenity of local residents, & staff and pupils at the existing school and Wyke Sixth Form College, during the construction phase, and to comply with Local Plan policies G1, ME2, and BE1)

48 No open burning of any waste material shall be permitted within the site, with the exception of burning solely for the control of dry rot. Prior permission must be sought from the Environmental Protection Section for such burning of infected waste. Any inadvertent fire shall be treated as an emergency and extinguished immediately (in the interests of protecting the amenity of local residents, & staff and pupils at the existing school and Wyke Sixth Form College, during the construction phase, and to comply with Local Plan policies G1, ME2, and BE1)

49 The combined noise level of any external plant, machinery or equipment shall be 10dB Laeq below the background levels at the nearest residential property (in the interests of protecting the amenity of local residents, & staff and pupils at the existing school and Wyke Sixth Form College, and to comply with Local Plan policies G1, ME2, and BE1)

50 Activities on the sports pitches or multi use games areas shall not begin before 9am or go on beyond 9pm (to protect nearby residents from noise from activities associated with these areas, and to comply with policies G1, BE1, and ME2 of the Local Plan).

51 Prior to the commencement of development, a report from a competent individual/organisation giving details of the light impact of the proposed development on nearby residential properties, and the controls that will be implemented to prevent disturbance, shall be submitted to and approved in writing by the local planning authority. The report shall be in accordance with the Guidance Notes for the Reduction of Obtrusive Light 2005, produced by the Institution of Lighting Engineers (in the interests of residential amenity and to provide an adequate standard of development in accordance with Local Plan policies G1, ME2, and BE1).

52 The playing fields and pitches shown on the approved plans shall be constructed and laid out in accordance with the standards and methodologies set out in the guidance note 'Natural Turf for Sport' (Sport England, March 2000) (to ensure the development is fit for purpose, subject to high quality design standards, and sustainable, and to accord with policies G1, NE1, NE8, NE21, and BE1 of the Local Plan).